Simple plans for small extensiom

thingswerentthisbadinmyday

Section62 said:

thingswerentthisbadinmyday said:

stuart45 said:

…..
Is the builder going to do the works through a Building Notice for the regs?

Sorry, but am going to show my inexperience here, by saying that I presume this is what the builder intends.
Quite honestly, we’re going to be relying on the builder to tell us what is needed/the options.
We started out thinking that it would be “permitted development” but I decided anyway to speak to the council myself who told me about the pre-application.
We live in an “AONB” so am thinking this may impact upon what a council can and cannot allow.
Thanks

You shouldn't rely on a builder to tell you what needs doing - they may give you good advice, but you won't know if what they are telling you is wrong, and you have zero comeback if they misadvise you.

The AONB might complicate things, particularly if there is an 'Article 4 direction' in place.  This may be why the council is asking for a pre-app.

Don't be tempted to bend the rules to avoid the need for building control signoff.  A conservatory is a conservatory, an extension is an extension.  Pretending your extension is a conservatory to avoid the BC process isn't very clever.  When you come to sell you'll likely be asked for evidence of planning/BC approvals for the extension - solicitors and mortgage companies won't be interested in claims your extension is really a conservatory and therefore didn't need it.... it will probably cost you to get indemnities, and you potentially risk the sale falling through.

An Architectural Technician will be able to do a basic plan you need for planning, and would be able to do drawings for BC approval.  They should also be able to give you a second opinion whether what the builder tells you is correct.

Thank you.
Covering off the points you make;
a) I’ve checked and no Article 4 in place. I still don’t really understand (exactly) why it wouldn’t be permitted development.
b) there is precisely zero chance of our trying to ‘bend rules’ - it just isn’t going to happen. We are not having another conservatory and are aware that a new extension (with the current door to the conservatory removed) will need building regs sign off, albeit not formal PP.
c) hopefully an Architectural Technician will be able to quote a fixed price for the plans. I don’t like the thought of having to pay a fee based on % of the build cost. The issue now is trying to find someone without a recommendation.
Thanks again. Much appreciated.

Albermarle

We are not having another conservatory and are aware that a new extension (with the current door to the conservatory removed)

Depending on what you are trying to achieve, it might be better to open up the doorway more to get a more openplan feel.