Planning

During the planning design stage, we will help you apply for either planning permission or a lawful development certificate, where Permitted Development Rights apply.

Even if you don’t need to complete a full planning application, we still recommend you obtain a lawful development certificate. Whilst not a statutory requirement, it provides proof to both your local authority and future buyers that your build was legally constructed.

During the Lawful Development application process, if it transpires that your project does not come under permitted development rights, you will be legally required to obtain planning permission whereby your local authority will assess your proposed design.

We can help put together a planning package for both scenarios that includes your existing drawings and proposed designs. Applications typically take 8 weeks to reach a decision.  We are on hand to liaise with the Planning authority ensuring your project has the best chance of first time approval.

A Brief Description of Permitted Development  

Permitted Development grants rights to enable homeowners to undertake certain types of work without the need to apply for planning permission.

They derive from a general planning permission granted by Parliament. It is worth noting that permitted development rights, which will apply to many projects for houses, have some exceptions and criteria that need to be adhered to.

Permitted Development Exceptions

In some areas of the country, known generally as 'designated areas', permitted development rights are more restricted. Designated Areas are typically:

• Conservation Areas

• National Parks

• Areas of Outstanding Natural Beauty

• World Heritage Sites

In some instances, homes are excluded from the permitted development scheme, such as..

• Flats / maisonettes

• Listed buildings

• Some new developments

• Most homes within a conservation area

• Where the local planning authority has removed rights by issuing an 'Article 4' direction*.

* Article 4 directions are made when the character of an area of acknowledged importance or ‘designated areas’ would be threatened. Checks can be made with the local planning authority if you are unsure.

Lawful Development Certificate

A lawful development certificate is not a legal requirement, but does offer added protection. They essentially prove to both your local authority and future buyers that your project was legal at the point of construction. This protects you in the event planning policies change and means you can start construction with confidence.

Building Regulations

These are a set of statutory requirements that all buildings must meet in order to create a safe and healthy environment to live in.

Building Regulations cover all aspects of Construction, including:

• Structure

• Fire Safety

• Site preparation and resistance to contaminants and moisture

• Toxic substances

• Sound

• Ventilation

• Hygiene

• Drainage and waste disposal

• Combustion appliances and fuel storage systems

• Protection from falling, collision and impact

• Conservation of power and fuel

• Access to and use of buildings

• Electrical safety in dwellings

To ensure your project is in line with building regulations, we recommend a set of detailed drawings of your proposed build are produced ready to submit to your nominated Building Control provider and to assist your builder with their works.

This drawing package can be prepared by CMA Design, but may also need input from other specialist professionals.

We can help you find these specialist professionals and request quotations for further instruction in order to obtain their input for incorporation into a building regulations package. We will also help you through the application process, dealing with either your local authority or approved building control inspector.

Preparation & Process

We will work with you to create a package of drawings for your project ready for the relevant submissions in line with any appointment made with CMA Design, the following processes will apply accordingly.

Measured Survey and Proposed Design

During our initial discussions with you we will arrange to visit your home to measure the existing dimensions of your project and take record photographs. This is to assist with the production of existing drawings required to form the base for the proposed design works and to accompany any statutory authority submissions.

Proposed designs will commence once a brief is agreed at time of instruction to CMA Design, this will focus on your vision and the aesthetics of your project. 

Planning Application Submissions and Planning Fee

Depending on our instruction and when applicable, we can make your Lawful Development, Pre-planning application, Homeowner Planning application and building regulations submissions on your behalf via the Planning Portal. Once designs are complete you are able to make these submissions yourself if you so choose, just let us know your preference at time of order.

Any Planning & Building Control application fees are separate to the cost of our packages, we do not add any administration charges to this fee or any of the third party costs required during the process.

Planning or Lawful Development Registration and Validation

Your local planning authority will confirm registration of the application and that it is suitable for their review. The statutory period for consideration will then commence.

Planning Consultation

Once registered, Validated and assigned to a planning officer your neighbours will be able to feedback to the planning authority on your project where applicable. Any comments received will be considered during the final assessment.

Planning Application Assessment

This is the final stage undertaken by the planning authority before any determination is reached and where additional information may be requested. We will endeavour to provide this information where possible or advise accordingly.