Builders Estimate

sandiep

Detailed planning permission is different from the building warrant. This provides the types of materials etc that must be used in the build, and it's this that frequently dictates costs. Most builders won't quote for any newbuild/extension work etc without the building warrant because they may quote based on partic materials and the actual price be completely different because the council have specified partic types insulation, etc.

tbh, from experience, you are not going to get much of a house for your budget. Even using timber frames, kits houses etc. The £160k quoted seems much more realistic.

jamminca69

sandiep wrote: »

Detailed planning permission is different from the building warrant. This provides the types of materials etc that must be used in the build, and it's this that frequently dictates costs. Most builders won't quote for any newbuild/extension work etc without the building warrant because they may quote based on partic materials and the actual price be completely different because the council have specified partic types insulation, etc.

tbh, from experience, you are not going to get much of a house for your budget. Even using timber frames, kits houses etc. The £160k quoted seems much more realistic.

So the warrant is more detailed that the DPP? Or you saying its other way round?

Sorry disagree for budget should get decent enough house given local area and knowing a couple of self builds, without being funny you dont know where i am, house designs or anything!

We have a rough cost for a smaller 4 bed detached thats almost on budget but the land has DPP and the plans unfortunately have a 4 bed detached with attice space designed to add 2 further bedrooms if needed, it also has a double garage and conservatory as well. Which is all too much it seems.

keystone

jamminca69 wrote: »

We have a rough cost for a smaller 4 bed detached thats almost on budget but the land has DPP and the plans unfortunately have a 4 bed detached with attice space designed to add 2 further bedrooms if needed, it also has a double garage and conservatory as well. Which is all too much it seems.

Well you don't need to add the two bedrooms atm not do you HAVE to build the garage or the conservatory. Isn't it perhaps useful to have permission already for these in case you want them in future? Or am I being too simplistic?

Cheers

jamminca69

keystone wrote: »

Well you don't need to add the two bedrooms atm not do you HAVE to build the garage or the conservatory. Isn't it perhaps useful to have permission already for these in case you want them in future? Or am I being too simplistic?

Cheers

True enough, suppose i could suggest that the garages are not built and neither the conservatory or anything done with attic rooms.

Would council be happy for a part construction like that? i suppose you could just say that you ran out of funds and it will be done..... or would they not sign off necessary paperwork?

keystone

jamminca69 wrote: »

True enough, suppose i could suggest that the garages are not built and neither the conservatory or anything done with attic rooms.

Would council be happy for a part construction like that? i suppose you could just say that you ran out of funds and it will be done..... or would they not sign off necessary paperwork?

I think you'll find that DPP covers things like elevation heights, tile style and colour, brickwork. General things really so that the building is in concert with its environment (ye gods did I realy just write that last bit? ) Why don't you ring the nice peeps at the planning dept up and ask them? I'm sure they'll be happy to help. Might make making your decision a whole lot easier.

Cheers

jennifernil

I would agree with the above. Does the DPP specify roofing and wall materials? Type of windows?

Unless the plot is in an area of only very large posh houses, there should not be a problem getting permission for a more modest house, but you will only find that out by talking to the planning department. Usually the problem they have are people trying to shoehorn large houses onto small plots.

For the size of house you are outlining, the estimates you have been given sound about right for a finished property. Regs up here are different and I am not up to date any more, but it is possible that providing initially for rooms on a third level to be added later is adding slightly to costs, e.g. you may be requiring extra fire precautions such as self closing 1/2 hour fire doors and escape windows. But if you might want these rooms eventually then better to plan for them now.

DPP is usually valid for 5 years from date of grant, so you would have that long to complete as per plans. I would think leaving out the conservatory and garages initially would not be a problem, likewise the 3rd floor rooms.

The detail of the building (up here anyway) is in the Building Warrant which is valid for 3 years initially. It deals with the fire escape/safety aspect, foundations, drainage, the actual strength of the structure etc etc, so if this is not already in place you still have a lot to sort out.

jamminca69

jennifernil wrote: »

I would agree with the above. Does the DPP specify roofing and wall materials? Type of windows?

Unless the plot is in an area of only very large posh houses, there should not be a problem getting permission for a more modest house, but you will only find that out by talking to the planning department. Usually the problem they have are people trying to shoehorn large houses onto small plots.

For the size of house you are outlining, the estimates you have been given sound about right for a finished property. Regs up here are different and I am not up to date any more, but it is possible that providing initially for rooms on a third level to be added later is adding slightly to costs, e.g. you may be requiring extra fire precautions such as self closing 1/2 hour fire doors and escape windows. But if you might want these rooms eventually then better to plan for them now.

DPP is usually valid for 5 years from date of grant, so you would have that long to complete as per plans. I would think leaving out the conservatory and garages initially would not be a problem, likewise the 3rd floor rooms.

The detail of the building (up here anyway) is in the Building Warrant which is valid for 3 years initially. It deals with the fire escape/safety aspect, foundations, drainage, the actual strength of the structure etc etc, so if this is not already in place you still have a lot to sort out.

The DPP does specify the roofing and wall materials - this is why i thought i would be able to get a detailed quote rather than an estimated one before agreeing to work.

Will contact the local planners and see if i can get some re-assurances regarding scaling down the plans.

jennifernil

You will find that there is a lot more detail in the interior than the exterior. Roof and walls have been decided for you, but you still have a lot of choices to make.

The choosing is the fun bit!!

planning_officer

Jamminca, I'm assuming that you are in England for the purposes of my post! Planning permission and building regulations are two completely different things (Building regs is the same as a 'Building Warrant' in Scotland).

Firstly, the land has obviously been through planning and firstly got outline permission for a house (i.e. approved the principle of the development), and this was followed up with a reserved matters application (for the details) - or as you call it, DPP. In order to implement the permission, you only have to start the build within the 3 years that the permission is valid for. If the permission is for a house and garage, then there's no requirement at all for you to build the garage - or indeed a conservatory, if it's purely external. Provided you're not building anything additional that is not shown on the plans, then you don't need to go back to the planning department to ask permission. Planning is really only concerned with the exterior of the house too - any internal alterations you want to make won't need any further approval from the planning dept.

If you want to scale down the size of the dwelling, then this wouldn't be in accordance with the existing planning permission and you would need to reapply. I would advise submitting a further full planning application (£335) for the house - there's absolutely no point in submitting a further outline application followed by a detailed application, as this just wastes your time. If the house you want to build is smaller than the one already granted, then you will almost certainly get permission (unless of course, like someone else said above, the area is characterised by larger properties, in which case a smaller one could look odd). You also mention that materials are specified on the detailed planning permission - I presume you are referring to a condition on the decision notice? If you are going to submit a new planning application, then just submit full details of the external materials (basically the bricks and tiles) with the application, to save you having to apply afterwards to get the materials approved again.

Once you have planning permission sorted, then you need to get plans drawn up for building regulations - which are more detailed in that they show the method of construction, cross sections, foundation details, electrical info, drainage etc. I presume it is these plans that your builder wants in order to provide you with a firm quote. Planning permission is basically concerned with how the house will look in the locality and how it will affect the neighbours, trees, parking arrangements, etc - whereas building regs is more to do with the actual construction detail - how safe it is, etc.

jamminca69

planning_officer wrote: »

Jamminca, I'm assuming that you are in England for the purposes of my post! Planning permission and building regulations are two completely different things (Building regs is the same as a 'Building Warrant' in Scotland).

Firstly, the land has obviously been through planning and firstly got outline permission for a house (i.e. approved the principle of the development), and this was followed up with a reserved matters application (for the details) - or as you call it, DPP. In order to implement the permission, you only have to start the build within the 3 years that the permission is valid for. If the permission is for a house and garage, then there's no requirement at all for you to build the garage - or indeed a conservatory, if it's purely external. Provided you're not building anything additional that is not shown on the plans, then you don't need to go back to the planning department to ask permission. Planning is really only concerned with the exterior of the house too - any internal alterations you want to make won't need any further approval from the planning dept.

If you want to scale down the size of the dwelling, then this wouldn't be in accordance with the existing planning permission and you would need to reapply. I would advise submitting a further full planning application (£335) for the house - there's absolutely no point in submitting a further outline application followed by a detailed application, as this just wastes your time. If the house you want to build is smaller than the one already granted, then you will almost certainly get permission (unless of course, like someone else said above, the area is characterised by larger properties, in which case a smaller one could look odd). You also mention that materials are specified on the detailed planning permission - I presume you are referring to a condition on the decision notice? If you are going to submit a new planning application, then just submit full details of the external materials (basically the bricks and tiles) with the application, to save you having to apply afterwards to get the materials approved again.

Once you have planning permission sorted, then you need to get plans drawn up for building regulations - which are more detailed in that they show the method of construction, cross sections, foundation details, electrical info, drainage etc. I presume it is these plans that your builder wants in order to provide you with a firm quote. Planning permission is basically concerned with how the house will look in the locality and how it will affect the neighbours, trees, parking arrangements, etc - whereas building regs is more to do with the actual construction detail - how safe it is, etc.

Brilliant post :T thanks for that explains a lot.

Looking at the plot details it mentions the building regs, it says....

AGREED 01-05-07 FOR A 4/6 BEDROOMED DWELLING WITH PRIVATE GARAGE TOGETHER WITH CONDITIONAL BUILDING REGULATIONS APPROVAL 3RD AUGUST 2007

But in the info i have i dont see the more detailed plans that you mention - is this something i should see if i can get hold of?