Building regs plans after PP granted

Beenie

We have had initial plans drawn up for a single storey extension and have received full planning permission. However, we now need to get further plans drawn up to get Building Regs approval and also have something that professional builders can give an accurate quote on for doing the work.

I realise that it is usually the case that the same firm do both sets of drawings, but our original plan drawer is now unavailable (one-man band, long story) and so we are in limbo. Do we have to start again with another architectural company, or is it possible to base BRegs plans on the original drawings?

If it is possible to have BRegs plans only, does anyone know what a likely charge will be for a single storey 6m x 5m extension?

vw100

I would think you need physical inspection of the work whilst it on going at various stages of the build. You can employ a private building inspector or go with your local authority BCO. So for example when the foundations are done, you can call in the BCO officer you chose for sign off and so on as per the build schedule.


Remember it is better and easier to do this whilst the build is on-going. You can get retrospective building control sign off but then ONLY the local authority BCO can do that - also it will involve removing bits and making holes so that the inspector can inspect the work. Do not go down this route!


You can not get building regs just through plans.

System

I'm sure you can find someone to do your next set of drawings based on the planning approval, the only time it becomes a real issue is if the planning drawings don't comply with regs... They will likely cost a bit more than having someone doing all stages due to time redrawing, but it's not that unusual

Beenie

That's very useful. What I am not clear on is, before any building takes place, don't you need a second set of plans for submission to the building inspector? And pay a second fee to the LA?

When those plans are approved, you set about engaging your builder and then the actual work can start?

It's getting this second lot of drawings prepared by a new company/technician etc. that I am concerned about. We don't need the full service, just the plan to put before the building inspector.

Please correct me if my understanding of the planning procedures is wrong!

Newuser1987

I am an architect so hopefully can offer some advice on this.

My advice to clients is to always get building regulation drawings done. Not because you necessarily have to or because it adds more to my fee! but because you can get conditional approval from Building Control before starting the works which means if the builder follows the drawings you should not have any issues with Building Control. You can also use these drawings to try and get a more accurate price from the builder.

However if you already know of a builder who you trust it is possible to submit a Building Notice only without drawings and trust that your builder is fully aware of the regulations. You will still need structural calculations and potentially party wall agreements.

In terms of cost I would probably advise contacting a technician instead of an architect if you literally just want building regulation drawings done. This is because an architect could be too expensive.

If you can ask your previous architect for his DWG file as this would save quite a bit of time for your new architect/technician.

Beenie

We don't want to use the ask the architectural technician for his files. Not only has he gone awol, but our structural engineer says there are some small but unprofessional errors in the original plan (although this has got us planning permission). We understand that we need a detailed drawing now, with the errors eliminated, before builders can quote (let alone start work) and for the building inspectors to approve the materials etc.

Beenie

This might be useful for someone in the same position when planning an extension (that is someone who is unable/doesn't want to use the original architect/technician who got the client as far as Planning Permission).

We are getting quotes of £850 approx for plans to Building Reg standards, plus we pay all fees to the LA.

Those are good prices and I am relieved that it is not at all unusual to do the plans this way.

Beenie

All I want to do is find reasonable prices and share that info with other MSE'ers.

I really hope that helps someone else with their plans/calculations.

If I haven't mentioned it before, we are in Essex. Prices could well be different elsewhere.