Properties are a significant investment – probably the biggest you’ll make. And unlike other investments, they also offer the opportunity to increase their value by improving or expanding them. You can make internal improvements and improve the space. You can transform unused spaces by adding extensions or adjusting the internal layout. But if you don’t make sure that all of the legal paperwork is in place, then all your hard work will be wasted. In the worst-case scenario, you’ll even have to undo the changes you made! So today we’re going to run over the basics of when you need to make sure you have the right planning and Building Control approval for any building works you’re planning.
If you’re planning any works that would change the external appearance of your property, then you’ll most likely need planning permission. Your local authority assess, manages, grants and enforces this specialist approval. Applying for planning permission can be done by yourself. Or you can ask someone involved in the proposed works to help you out.
Once your Local Authority has your application and confirms they have all the information they need. They will review it and come back with a decision. Typically, most councils allow around 8 weeks for this process, though the timeframe can vary between them. Then they will come back to you with a decision on whether they will permit or refuse the works. That’s if everything goes smoothly. In reality, it can take longer depending on how busy your local planning office is and the type of application you’re putting in, as they all have different timescales.
You should also keep in mind that if your property is:
Then you might need to submit an application of works to that specific type of property. This is where it starts to get tricky, and where you might want an extra pair of eyes. Making sure that you have all of the required permissions is vital, because undertaking works without them is an offence, and for serious breaches they can even prosecute you.
On the positive side, you don’t always need planning permission for everything! Some works, changes and additions to your property might fall under something called ‘permitted development’. As long as they stay within defined limits and parameters, they’re considered to be granted permission automatically. In this case, you can send details of the planned works can be sent to your Local Authority along with a request for a certificate of lawful development. If the Local Authority deems them compliant, you can carry them out without going through the formal application process. This covers extensions and conversions, but it limits their size and position. The Planning Portal features a virtual house in its guide and clearly explains what’s covered under these rights.
However, it’s important to check that you should make sure the planned works are covered under these rights. Check whether they apply to you. Some properties lose their rights, and you definitely want to avoid falling into that trap! In fact, newer properties often have these rights removed as part of the planning permission from their original development, and listed and historic buildings have those rights removed automatically. If in doubt, ask your local planning department to confirm if the rights exist on your property, or have been removed or restricted.
This is where it gets a bit confusing. As well as having the permissions you need to undertake building works, all new works will be required to conform with the latest version of theBuilding Regulations. This means that it will need to be inspected by either the local authorities Building Control office. Or by an approved inspector (who are basically private building control companies).
Just like with planning, you should submit a building control application before starting any work. These applications need much more detail than the planners would need – they need detailed information and drawings confirming exactly how the works will be constructed, and with what materials. Building control will then check over the plans and review them to compare them against the latest building regulations, asking for more information if required. Once they approve the design, you need to inform them when the building work reaches specific stages so they can inspect it before it gets covered up.
As if all of that wasn’t confusing enough, there were some changes made in 2024. These introduced the roles of the principal contractor, the principal designer and the client. These are statutory roles that comes with certain responsibilities. You’ll need to confirm the details of each person doing each role with the local building control office before the works start.You must sign a declaration when you finish the works, confirming that the design and construction comply with the approved Building Regulations. It applies to all works that required building control approval. Even something as simple as installing a new lintel to a wall if you’re opening up to create a more open plan space.
These 3 statutory roles require the designer and contractors to confirm that they’re competent and have the required skills, and are experienced enough to complete the type and level of work being undertaken. For the client, they need to make sure competent designers and contractors are hired. That they have enough time and resources to complete their duties, and that the works are managed and monitored.
Common repairs or replacement work like replacement windows, boilers and electrical works can fall into what’s called a ‘competent person scheme’. This is where the installers have completed the requirements to enable them, to self-certify that the completed works are compliant with the building regulations and avoid the need for involvement by the local building control office. If contractors don’t have the required training and approval or the work is being done on a DIY basis. Then an application to your local building control authority is still needed.
Knowing exactly what permissions you need for your works can be a tricky business, and it will often leave you doubting what you need and whether everything is in place. Thankfully, that’s where we can help, however much or little you need. From giving advice or completing applications on your behalf to providing a full design and management service for your construction dreams. Harrison Clarke has a team of experienced and qualified professionals on hand to make sure those dreams don’t turn into nightmares. If you’d like to know more, just get in touch with us today on 02381 55 00 51.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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