Who do I need to speak to first re home improvements?

RandomJumble

Hi,
Newbie here so please be kind. We have a small single storey extension on the front of our house with a flat roof - it's probably approx 1.5m x 3m or thereabouts. We'd like to replace the flat roof which is nearing the end of it's useful life with a pitched roof with tiles. Several other houses on our street have already done this. 

We already spoke to a few companies (builders etc) and some of them said we wouldn't need planning so it's pretty confusing for us as newbies to home improvements! We know we will need planning permission as it is at the front of the house, but before we try and engage with a builder/joiner/roofing co do we need to get an architect to draw up a plan first? It is literally just changing the roof - not any other part of the structure (hopefully)!

We will seek planning permission, but just not sure if we need an architect/structural engineer involved first before we manage to get the construction workers? None of the companies we spoke to mentioned if they draw up the plans or if we need them to be drawn up first. Also, none of them seem to be available for the best part of a year except the ones that didn't fill me with confidence! So if we have to wait ages anyway, I don't want to cause further delays myself by not having our ducks in a row. I assume the planning permission dept will want some kind of technical drawing and I can't just submit a photo of one of the other houses on our street for our planning permission?

Cheers.

twopenny

Jumble, are you able to post a photo showing where arand how big the job is?
Not sure if it's allowed if you've just joined but you may be able to post a link with a photo.

Then, is the house listed, are you in a conservation area?

Bigphil1474

Take a look at this which is from gov.uk
https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/830643/190910_Tech_Guide_for_publishing.pdf 
It discusses permitted development rights which may apply of you aren't in a conservation area, no special circumstances. If it falls within permitted development, then you don't need planning permission. It sounds like you don't if the builders you've already spoken to have said so. I would have gone to a roofer first, but goods one are busy busy busy.

RandomJumble

twopenny said:

Jumble, are you able to post a photo showing where arand how big the job is?
Not sure if it's allowed if you've just joined but you may be able to post a link with a photo.

Then, is the house listed, are you in a conservation area?

Hi, I would rather not post a pic of my house - not sure if I can... it isn't listed or in a conservation area. I should have said, it's a semi. I have just measured and the interior measures around 3m x approx 2m. Floor to ceiling is approx 2.2m. I will see if I can find a similar house/job later and post a link. Thanks.

RandomJumble

Bigphil1474 said:

It discusses permitted development rights which may apply of you aren't in a conservation area, no special circumstances. If it falls within permitted development, then you don't need planning permission. It sounds like you don't if the builders you've already spoken to have said so. I would have gone to a roofer first, but goods one are busy busy busy.

Thanks. I was wondering if it could be PD but have been told by other sources that we would need permission. Don't want to not get permission then have the council come out for building control to check the insulation/building regs and then ask why we didn't get PP... 

RandomJumble

Apparently I can't post links yet either. Never mind. 

Sophie4120

It sounds as though perhaps the first port of call should be the planning department in your local council - they will be able to give the definitive answer as to whether PP is required. Our local council charges £25 (they call it pre-planning advice or something like that?) - there is a form to fill out and you provide the details of what you want to do. Seems that hand sketches are fine, no architect drawings needed at this point - it would just provide peace of mind that you are following the correct process.

FaceHead

A local architect, that ideally has experience of the style of houses in the area and the local planning department. 

You need them to draw the plans for planning, so get them involved straight away. Even if you got them involved and they categorically told you (and you believed them) that planning wasn't required, you still need the drawings to give to the builder to make sure they build the right thing.

Your architect will then steer you towards structural engineer and/or a builder,.but you probably want to get other quotes too, along with those they recommend. 

Edit: Look at planning permissions from other nearby builds you like, which will give your architect ideas for what you like, and you often can see the architect's name on the plans, and may chose to contact them if you like their work. 

RandomJumble

FaceHead said:

A local architect, that ideally has experience of the style of houses in the area and the local planning department. 

You need them to draw the plans for planning, so get them involved straight away. Even if you got them involved and they categorically told you (and you believed them) that planning wasn't required, you still need the drawings to give to the builder to make sure they build the right thing.

Your architect will then steer you towards structural engineer and/or a builder,.but you probably want to get other quotes too, along with those they recommend. 

Edit: Look at planning permissions from other nearby builds you like, which will give your architect ideas for what you like, and you often can see the architect's name on the plans, and may chose to contact them if you like their work. 

Thanks. The builders I have spoken to didn't mention plans (I know they must have to work from something!) but thought they might've queried if we had plans - the one who I didn't get good vibes off who was ready to start in 6-8 weeks didn't say we would need someone else to draw up plans, but I think his company might have been one of those who sort everything for the client - think it said so on their website - planning, plans etc.

So I guess if we get a carpenter/builder/one man band type outfit, he would need something to work from, made by an architect, he wouldn't draw up his own plans? If only he would call round when he has said he would, I would be able to ask him! Cheers.

RandomJumble

FaceHead said:

A local architect, that ideally has experience of the style of houses in the area and the local planning department. 

You need them to draw the plans for planning, so get them involved straight away. Even if you got them involved and they categorically told you (and you believed them) that planning wasn't required, you still need the drawings to give to the builder to make sure they build the right thing.

Your architect will then steer you towards structural engineer and/or a builder,.but you probably want to get other quotes too, along with those they recommend. 

Edit: Look at planning permissions from other nearby builds you like, which will give your architect ideas for what you like, and you often can see the architect's name on the plans, and may chose to contact them if you like their work. 

Thank you. I have been trying to look at local PP items through the portal but it seems I didn't have the relevant permissions to look at anything other than the 'headline' for what they wanted to apply for. Will have to try again. Cheers.

Mistral001

If a builder says that you do not need Planning permission or Building Control approval, always ignore them.   They might be right in some cases but the consequence of them being wrong can turn out to be very expensive and might even mean demolition or expensive modifications to your completed building at your own expense.  If they get it wrong they will claim that they were not hired as Planning or Building Control advisors.  They will point to the fact that nowhere on their website or any invoices have they stated  that they provide a service advising on Planning or Building Control matters or anything that is to do with the design of the building and a court will probably accept that.  Remember it is up to you to ensure that you have Building Control Approval or Planning permission.  You can do it through an agent such as an architect, surveyor or the such like.  If you are paying those people for their advice on these matters then they will be held legally responsible for any advice they give.