To do drawings & submit forms to council for extension

Moneysaver666

Hi, we are in the process of buying a property to which we want to do extensive internal works, in addition to this we want to add an extension to the rear of the property.

The property is detached and the extension will be to the rear, single story, 4m out, 6m across. Pitched slate roof and brick walls it is to be a simple box with a window to the side and patio doors at the end.

We met with someone at the property who comes recommended. He does detailed drawings and submits all the relevant paperwork to the council in order to get the required permissions. He charges £1,000 for this. (The property is in Surrey).

First off he said that he prefers to work only with full planning permission. He says it's the same amount of work, and takes the same amount of time but 'covers all bases'. We were a bit perplexed by this - we went out to 4m specifically to keep within permitted development guidelines. I'm also surprised that fUll planning permission takes the same amount of time as just building regs. I found that a little hard to believe.

Anyway on reflection, we went back to him and said we really don't want to go down full planning permission route and would rather just do building regs. He has said its our risk but his fees will remain the same.

Sorry for being so long winded but we do want to get this application in ASAP, and given everything else we have to contend with inside of the house, we do not want to do it ourselves. But I just wanted to know if this seems a reasonable price for something which, to him, is probably pretty basic. (I should add his job is ONLY for the extension - we do not need permissions for any of the work we are doing inside).

Thanks in advance for any replies

brightontraveller

You don’t mention what the person submitting drawings is architect etc
You say “basic to them” depends on there knowledge ability etc? Often greater they have more they might appear to charge or at least that’s what it may seam?

Drawings are scale dimensions etc so not being lower to an extent there correct drawing a line 6m doesn’t take any noticeably longer drawing one 12m on plans?

Often those that wish extension want input windows, doors, materials etc which is fine but as an example all your neighbours have one( tick less likely to be straight rejection president set etc) There’s are all yellow brick ground floor, white weatherboard first, concrete tiles, one small window ground , large window first ,

You want yours ground and first floor red brick, slate tiles 4 windows top. patio doors bottom the person submitting them has all the technical ability does as you wish but no local knowledge, experience dealing with your council there likes dislikes to an extent its turned down, possibly appeal or new drawings more dosh The other though does have the knowledge experience and knows your council well passed first time there initial price may be higher the end not so?

Is £ 1000 high impossible to say don’t know what there doing for it personally I‘d get more quotes at least three ask if they have submitted many in your area, what there success rate is (check planning application past for those that have and been accepted)
If your neighbours others in the street or same style design age of house etc have extensions some people would simply copy there application or get a draftsman to do so changing the names etc they’ve already been passed unlikely to be rejected and submit that?

Halle71

We're paying about that for the same sort of job in Merton so I think the cost is reasonable - ours also deals with the application so more work than just plans.

It's the 4m that takes the additional time - I believe that under the old rules you can go up to 3m under permitted development but, under the new ( temp) rules you can go up to 6m terraced and 8m detached.
We are applying for 4.5m and were told it would take 8 weeks to get a decision - this allows time for the neighbours to comment/object and the council to negotiate.

Our architect said the same thing - 'may as well do full application'.

Moneysaver666

He is local - does this all the time and seems to know his stuff - he also knows the people at the planning office. The houses down are road could not be more different so nothing to copy.

Thanks for your comments I feel a bit happier now that what he's charging is reasonable.

sam1970

We are going through the same process..We are planning to do a double storey extension to the side of the property, single storey extension to the rear and a loft conversion with dormers plus some internal changes...we got 3 quotes from 3 architects (£1200, £2400 and the third one works on percentage basis from the total work cost)..We went with the £2400 as he looked very knowledgable and will do every thing up to obtaining planning permission and building regs. ..we are in the west midlands

System

2400 is very cheap for alterations, two extensions and a loft conversion!
be interested to hear at the end how well that goes in the end

smifffy1989

The reason behind going for full planning permission is that if you sell the house it is something that the solicitors may ask to see. Without it you may be asked to pay for an indemnity policy

teneighty

To be honest that is a strange way to go about things. Most competent designers would be happy to prepare a letter confirming the works fall within permitted development to placate solicitors in the event of a sale. If the project is borderline you can get a letter/pre-application advice from the Council, sometimes free of charge or if you are very nervous apply for a Lawful Development Certificate (usually about £80).

To go through the trial of a full planning application and all the potential aggravation that the Planners and neighbours can throw up, not to mention the cost, for something that could be Permitted Development is crazy. I would question the designer's experience, competence and professional qualifications with advice like that.

However I agree that the fee would probably stay the same as the level of detail on the Building Regulations drawing is far greater than a Planning drawing so the only time saved is filling out the Planning Forms etc.

pelirocco

we have just had a conservatory built and because its on the side of the property ( main road on that side) we had to hve planning permission . We were told planning permission wasa lot easier for the builders then building regs.

As to the cost , you need to factor in the cost and length of their training and the consequent fact they know more then the average person

paint

Here's what I paid for a 6m x 3m single story rear extension in fees:-

building regs drawings £550.00
planning application £160.00
building regs inspection £368.00
structural engineer £250.00
water build over agreement £333.00
Total £1,661.00

It fell under permitted development.

System

why did you pay £160 for a planning application if it fell under permitted development?