WHAT IS THE DIFFERENCE BETWEEN PLANNING AND BUILDING REGULATION DRAWINGS?
Planning drawings are the first application in the Architectural planning by the consultants. The planning drawings are submitted to the planning department at the council to gain the planning permission required. Once the permission is granted, the Building Regulation drawings are due to be finalised. The building regulation drawings which are commonly referred to as technical drawings by the architectural consultants are the detailed breakdown of the approved drawings to show all of the materials and construction details. The proposed works will be presented in a detailed way to show all of the elements involved in the building of the extension etc.
LAWFUL DEVELOPMENT CERTIFICATE
A Lawful Development Certificate is an application submitted to the Planning Department to confirm the proposed works are within Permitted Development. This is not the same as planning permission but is proof that your household building work is lawful. For peace of mind this option is well worth considering even if you are sure your project is permitted development. If you should later want to sell your property a Lawful Development Certificate may be helpful to potential buyers.
We will provide architectural drawings and complete the relevant forms. The council usually take 8 weeks to issue the Lawful Development Certificate.
A party wall is a wall shared between adjacent properties and owned by two owners, for example the wall between a semi-detached or terraced house. An example of when a party wall notice has to be served is with a loft conversion, the new steel beams supporting the ridge and floor will be inserted into the party wall, a party wall notice will need to be served. Also with rear or side extensions if your neighbour is within 3m of your extension and you are digging foundations that will be below their foundations a party wall notice will need to be served. If you are building an extension and the excavation for foundations are within 6m of your neighbour and the structure within 6m is within a 45-degree plane of your excavation a party wall notice needs to be served. It is always advisable that you serve a party wall notice to your neighbour as the completion of the works may be delayed and can even be stopped until a notice has been put in place. The Party Wall Act 1996 is an effective tool to protect yourself as well as your neighbour and to avoid any disputes regarding the works to be carried out.
Due to the proximity of dwellings these days, many projects have a need for the Party Wall Act, this is a civil act between neighbours.
Notice must be served to neighbours prior to the start of projects.
A sewer is a pipe that serves more than one property. All drainage pipes are now public sewers except where only one property is served by the existing pipe, which is known as a drain. A drain is privately owned and maintained to the property boundary by the home owner, once it crosses the property boundary this pipe becomes the water authority’s responsibility.
HOW DOES THE BUILD OVER PROCESS WORK?
Applying to build over a public sewer, is a written application form must be made to the water authority. In some circumstances, they may allow you to build over a sewer subject to the sewer being in satisfactory condition and their written agreement to do this before you start work.
When planning an extension and where it will be within 3 metres of a public sewer, permission must be granted from the local Water authority. If the extension is to be built over the public sewer, then a CCTV survey of the sewer is required to accompany the application and again once the building works are complete. If the extension is to be built near to the public sewer, then a CCTV survey of the sewer is required at completion of the building works.