Build with confidence

All projects begin with the idea of what you need, either to create more space, change the flow of the house or modify it for more comfortable living.

A good place to start is with a list of what you perceive as your needs – the reasons why you want to do this project. Separate the list into “MUSTS” and “WANTS”. When you’ve finished this you will have a clearer idea of what your project needs to achieve and be ready to move to the next stage of the process.

Once you have an idea of what you want, you need to plan for the type of permits you will need.

These permits are generally separated into two sections: – Planning Permission and Building Control.

As a rule of thumb, if your plans will result in changes to the outside of your house, you will need to check with the planning department. If your project involves any electrical, gas, fuel or structural elements, you need Building control. Any extension will need both.

Planning permission is divided into either planning approval or permitted development; the type of planning permit you need depends on different aspects such as: the type and age of the building you are modifying (listed buildings), the size of your project (permitted development guidelines), the location of your project (check for conservation areas, areas of outstanding natural beauty, land use, neighbourhood plan, etc).

​Building control is a bit more straight forward but it also needs to cover the building control documents to meet the minimum standard of construction. Here is where any structural design may be required, subject to the type of project.

The simple answer is NO, you can prepare the drawings yourself and apply for approval from both the planning and building control departments; nevertheless if you have not done it before it is a time consuming exercise and you are required to present the drawings in specific formats and sizes; this information is available on the planning website. 

Here in Dorset, both the planning and building control departments are very good, although they are busy and their time is limited.

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Planning requires clear drawings to convey your idea and how the changes will be seen from the public, it also involves looking at all the aspects I mentioned above and all the details of your neighbouring houses, approved applications in the area, visual and privacy guidelines, proximity to other buildings, etc.

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Building control requires clear guides on how to achieve the standards from the Building Regulation Approved Documents relevant to your project. Note: The approved documents in England and Wales cover titles from A to S.

Designers will work with you to maximize the potential of your property and meet your needs; here is where experience helps, as the designer will provide viable, economic solutions that meet your budget and expectations. A designer will help guide the process and provide options for your project, they are a valuable asset particularly if involvement begins early as they can identify the restrictions and limitations you may face.