Why Do We Need Planning Permission Anyway?

If you are thinking about a self build, an extension to your home or an alteration to a commercial property the thought of applying for planning permission can give you nightmares. Engaging an architect right at the start of your project can smooth the path to planning consent but why do we have planning procedures in the first place?

The Role of the Planning System

Planning procedure is in place in order to help control positive change in our cities and towns. It also serves to protect historic buildings and our areas of natural beauty.

As more people become interested in sustainable building methods planning control helps to encourage this green architecture.

Planning also have a role in supporting the use of older development sites, derelict and empty land. We have all probably heard of somewhere being regenerated and urban redevelopment is popular. However our historic buildings need to be protected and the planning department have to take this into consideration as well.

While all this building and regeneration is going on planning departments also have the responsibility to protect and conserve our recreational areas and wildlife habitats.

Its worth baring in mind at this point that your architect will have knowledge of all these roles and will be able to guide you as you consider applying for permissions

So How Do I Get Planning Permission?
The rules for planning are quite complicated but some smaller proposals are classes as permitted developments and as such no planning permission is required.

You might not need planning permission at all…

This is where your architect becomes worth their weight in gold as they will have an established relationship with the local planning office and a top notch understanding of what your local council will class as a permitted development.

If planning permission is required you need to let your neighbours know. They have the right to comment or object within 14 days of the local council receiving your application. Sometimes the application requires to be published in the local paper. Again your architect will be able to advise you on what to expect.

The local councils generally try to take no longer than 8 weeks in reviewing your application and in 80% of the cases they achieve this time scale.

There are three outcomes that can befall your application:

• permission granted without conditions
• permission granted with conditions
• no permission granted 

Your architect will usually have forewarned you of a possible outcome and can, if required, appeal to the local planning office on your behalf.

So while applying for planning permission to build your dream home, extend your current home or to revamp commercial premises can feel like torture there are good reasons for all the hoops that need to be jumped through. Find a good architect who knows how to lower the hoops and your project can go smoothly.
For more information or assistance with your planning queries please contact us on 01698 422358

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The Pitfalls Of Starting Your Build - PRIOR to Building Control Approval

Every now and then we are invited to work on a project where for various reasons the Client needs to push on with the project prior to obtaining building warrant approval. Some of you may know that the regulations in Scotland and England vary. In England a build is allowed to start on site as soon as the Warrant Application is lodged and the Building Control Surveyor then inspects and certifies the warrant as the built progresses. In Scotland however, we must obtain building warrant approval prior to starting or the Building Control Department can close the site.

I am writing this blogpost because we have been involved in a build where the Client needed to progress with the build prior to the warrant approval albeit that the warrant application had been lodged and was being processed. In ths particular scenario there was just no other option for the Client.

Professionally we have to say that it is important in Scotland to ensure that the warrant is approved prior to starting and ideally the Client should devise a works programme which allows the Design Team, Planning and Building Control Departments the opportunity to properly design and approve the necessary statutory approvals.

So what happens when you start prior to building warrant approval. Well invariably when you are a certain number of weeks into the project, we (your architect) get the warrant approval and then notify the Council that the build has started even although it started several weeks prior. Following this Building Control will inspect the works on site and then they have the right to insist on the destructive opening up of works so that they can inspect and ensure compliance with the approved drawings. This typically relates to e.g. structural works including foundations and steel or visual intrusive inspections to ensure that fire protection has been applied properly. This can be a very onerous and expensive process, which can be prohibitive in terms of time and programme at the end of the build.

So here's a tip. Always, always, always think twice before asking your design team to start on site prior to obtaining a warrant approval. We will ALWAYS advise you against this and guide you so.

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UPDATED AUDIO FILE FOR - Block Podcast Episode 3 - Marketing in construction, contaminated land Regs and why not to get Newts on your boots!!!

We would like to apologise to those of you who have already downloaded Episode 3 of the Block Podcast; it wasn't until after it was formatted and uploaded to the server that we noticed there was a problem with the sound.

We have now rectified the problem and replaced the file on the server. If you have already downloaded the podcast form iTunes, please delete the file then refresh you podcast feed and the new version will download. Alternatively, you can listed to the amended version via the audio player in this blog post.

Once again, our apologies for any inconvenience.

Audience numbers continue to grow for the Block Podcast and we are extremely happy with the reaction to Episode 2 and the feedback we have received via Twitter and email, please continue to tell us what you think of each episode and any suggestions you may have for the future.  We are also keen to hear from anybody who would like to take part in future podcasts.

Episode 3 of the Block Podcast was recorded on the Tuesday 27th September and we were delighted to welcome back some guests along with one new one - here are the participants:

• Evelyn Laurie, Principal, Red Marketing 
• Fraser Duff, Director, Terrenus CDH
• John Stobbs, Director of Operations, Sap Service UK

Also on the podcast we have Kenneth Martin, Managing Director, Block Architects and Gordon White, Managing Director, fatBuzz Ltd

We covered lots of topics during our open and lively conversation and we hope that there's something in the podcast for you.  To help you decide, we've listed some of the topics/questions that were asked and answered during the recording.  We began by looking at marketing within the construction industry, here are some of the key topics:

• The need to be more focussed in today's market
• Do your existing clients know all of the services you provide?
• Target specific audiences for particular services
• Explore potential new markets by looking at things like changes in legislation
• Check that your business is geared up to chase potential new markets
• Are you engaging and making the most of your relationships?
• Is it relationships or price that really drives business?
• Are you humanising your organisation in order to encourage relationships?
• Is the construction industry making the best use of new technology such as Skype?

We also explore the value of collaboration and the benefits of forming partnerships, how much you should publicly promote partnerships, whether partnerships can get help you tender for bigger projects and, whether architects still play the lead role on construction projects.

We then move swiftly onto the subject of networking and explore the real value of networking events - can we really form lasting relationships from these meetings or, are they simply a hunting ground for salesmen?

Finally, we discuss the Contaminated Land Regulations and the planned changes in the legislation.  Along the way we discuss the following:

• The complexity of the current regulations
• Why we need different legislation in Scotland
• The Ravenscraig solution
• What defines contaminated land
• Is there a legal obligation for Local Authorities to request reports?
• The benefits and implications of assigning reports

We also learn about the pearls of Japanese Knotweed, Giant Hogweed and Himalayan Balsam .  Not content with that, Fraser explains why you don't want to get Newts on your boots!!!

During the recording we also talked about the role of SEPA and issue an invitation to them to take part in a future podcast so, if you know someone from SEPA perhaps you can share this blog and the podcast with them.

We hope you enjoy the discussion on this podcast and, if you would like to take part in a future episode please email Gordon White or Kenneth Martin for a chat.

We would also like to get some feedback from you about the podcast and suggestions for topics you would like us to cover; you can either leave them as a comment here on the blog or, on our Facebook Page.

Play the podcast here:

Download and subscribe to Block Podcast on iTunes HERE

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