Tag: localauthority

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Everything to know about building control and building regs.

What is building control? 

Firstly, local authority building control teams help people comply with the building regulations. They do this by giving feedback on plans and providing site inspections.  

What are building regulations? 

Building regulations are the legally enforceable rules describing the minimum standards to which buildings must be designed and built, with the objective of keeping people healthy and safe.  

The difference between building regs and building control –  

Many homeowners commonly don’t understand the difference between building regulations and building control. However, it is important to know the difference. So, that you are informed and are able to understand more technical conversations when it comes to your project.  

The difference between the two is that building regulations are the building standards, and building control is the function of enforcing those standards. It’s the job of a building control inspector to assess whether or not a project complies with building regulations.  

Why is building control important?  

Building regs are there to protect people’s safety, health, and welfare in and around buildings. The regulations are also designed to improve the protection of fuel and power. And also protect and enhance the environment and promote sustainable development.  

What happens if you do work without approval?  

The local authority has to see that building work complies with the regulations. If you don’t get approval, you may be asked to alter or remove it. So, if you fail to do this, the local authority may serve a notice requiring you to do so within 28 days, and you will be liable for the costs.  

If you are convicted, you may need to pay a penalty of £5,000 plus £50 for each day. In addition, if you do not fix the work the authority has the power to get the cost from you.   

How long does building control last?  

The approval of building plans lasts for three years. So, if you don’t start work in that time the local authority may serve you with a notice declaring your plans of no effect. This means you will have to submit a fresh application.  

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The Ultimate Guide To Knowing About A Drop Kerb

What is a drop Kerb? 

A dropped kerb is the dip in the path and kerb that lets you drive up to your house. The kerb is dropped from the normal height and the path is straightened to take the weight of the vehicle.  

Do I need a dropped kerb?  

If you intend to drive your car over the path into your driveway off a road, then you will need a drop kerb. It is against the law to drive over the path. If you do so, you are breaking the law and enforcement action could be taken to prevent such practice. Furthermore:  

  • Fistly, You may become liable from a collision with a pedestrian  
  • You may become liable for damage to the path  
  • You may face considerable costs as a result of damage to any utility apparatus under the path.  

Can I drop a kerb myself?  

The majority of local authorities will assign a contractor to complete the job, once your permission has been granted. The local council will strongly advise against DIY dropped kerbs. However, the council will allow you to DIY it if you are qualified to do the jobs yourself.  

Do you need planning permission?  

If your road is owned by the council you will need to apply for planning permission. However, if your road is a private road, you will not need to get planning permission. If you don’t get planning permission and you decide to build a dropped kerb, you may be fined up to £1,000.  

The cost of a dropped kerb –  

The average dropped kerb cost is around £600. This price covers the costs of materials and the labour’s work although, it doesn’t cover the costs of the planning permission. The average drop kerb prices for 2 kerbs will typically start at £350 for labour and materials, while the price you can expect for 3 kerbs is £ 525 and £700 for 4. They can take up to 1 – 6 weeks depending on the size, complexity and whether any utility’s need moving.  

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How Long Does Planning Permission Last? Everything You Need To Know

When does planning permission expire?  

Normally, planning permission is valid for 3 years from the time the local authority grants it. This means you have 3 years to start construction work on the site. 

History –

Before 1968, there was no limit on the duration of permissions. Between 1968 and 2009, the duration of the permission was set out in the conditions. It was often limited to 5 years within which the construction had to begin. Although it was sometimes possible to extend this.

How can you stop it expiring? 

In order to stop planning expiring on-site, you can submit a planning renewal application. You can re-submit the original planning application, at one-quarter of the original fee price. Just like the original planning application, the renewal will last 3 years.  

How Long Does Planning Permission Last? [2021 Update] | Urbanist  Architecture - London Architects

Types of planning permission –  

There are two types of planning permission: outline planning and full planning permission. It is advisable to check with your local authority to determine what type of permission is required for your development.  

Outline planning permission –  

Outline permission is used for bigger projects. You’re basically asking the local authority to agree to the overall idea of the scheme. And then you put in a separate application covering the details: 

  • Outline application with all matters reserved 
  • Outline application with some matters reserved  

Full planning permission –  

Full permission is normally required for change of use developments in conservation areas. And for developments that affect listed buildings. It also applies to industrial and commercial developments. 

What if the building takes longer than you planned?  

You only need to start building within the 3-year limit, you don’t need to finish the project within that timeframe. You must have made some kind of visible first step, to count as started.  

However, there is a criterion you must follow to show the first steps of the project. You must start your build in the right place and you must show you have completed more than the bare minimum.  

Planning Consultants Leigh - MPD Built Environment Consultants

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Planning Application Rejected? Here’s How To Resolve The Issue

If the authority refuses to give you permission for a planning application, they must give you a written reason explaining why it was denied.  If you are unhappy or unclear about the reasons for refusal you should talk to a member of the local authority planning department.  

Withdraw and resubmit –  

Withdrawing and resubmitting the application is the best option if something has come to light that could get your application denied. You should withdraw the application before it gets rejected. Then make the changes and resubmit.  

Apply for a planning application appeal –  

You can ask the local authorities that if changing the plans will make a difference.  You must submit your appeal within three months, if you have a major project, you have up to six months.  

However, the council will send you information on how to appeal. There are three ways of doing so – in writing, at an informal hearing, and a public inquiry. 

 Most councils will ask you to go down the in-writing route. You will get an informal hearing if there is a lot of public interest in the plans. A public inquiry will only take place for the most complex of cases.  

When appealing in writing you’ll need to write down all of the reasons why you think your application should have received planning permission. When writing you should be as detailed as possible and focus on the planning matters.  

Once this has been completed, a planning inspector will visit your home. The inspector will give his decision on the appeal within two to six weeks of the visit.  

Reasons your planning application can be refused –  

  • Protection of green belt land – local authorities are under clear instruction to strongly oppose any schemes involving potential harm to the openness of the green belt.  
  • Negative effect on character and appearance – this can be the most frequent issue. Projects that change the pattern of the houses are usually denied.
  • Loss of a family home – projects that want to convert a house into flats or non-residential places are a common reason for refusing this type of planning application.  
  • Overshadowing – you need to make sure your development doesn’t overshadow the neighbouring properties causing loss of light.  
  • Overlooking homes – causing loss of privacy. 

Accept the decision – 

Finally, your other option is to just accept the decision. Sometimes there will be circumstances in which your planning application will be denied. And there is nothing anyone can do about it.

You now know how to handle the situation, if your planning application is denied. Finding the best option is dependent upon the terms of refusal and on your determination to get what you want. 

If you would like some planning advice, get in touch.  

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