If your proposal needs to be approved by the council, no matter which type your applying for, you will definitely need planning drawings.
Most builders will want to see a drawing of the project to be able to give a reasonably accurate cost and won't consider giving a quote unless these are provided. It also gives you some security in what is being costed is the design you want, as a vague description of a '3m rear extension' could be interpreted in various ways and done to different finishes.
For smaller projects Building Regulation Drawings are not always required but gives an even more detailed scope of the project buy listing the relevant sections of the Building Regulations in relation to your project. This gives you a layer of security. if there are issues with the workmanship, you have the drawing as evidence of what and how the work should have been done.
Due to the extra detail, builders can give even more accurate quotes for the project as it specifies most aspects of the build such as foundation depth, joist sizes and electrical fitting locations.
Planning drawings are catered to the council’s requirements and specify the external features of the build (Walls, Doors, Windows, Roof Type) and show an indicative internal layout of the build.
Building Regulation Drawings contain all the relevant information for the builder to make the project ‘up to code’ and assist Building Control in the approval of the project. These add an extra level of detail to the drawing including such as; supporting beam detail, sewage pipes, insulation, roof structure & foundation detail.
If you need to apply for full planning permission and would rather wait for this to be approved before starting on building regulation drawings this is perfectly fine. Once we’ve sent you the approval and drawings, let us know that you’d like building regulation drawings and we can do these separately. We’ll send you the price before we start any work.
For a standard home improvement project, you'd likely pay:
|Type of Approval
|OS Map Fees
|Lawful Development Certificate
OS Maps are required by the council to assess the application and must be licenced to be valid.
Building Control costs vary depending on the size & type of project and the travel distance from the service provider you choose. For projects in the Nottingham City area you'd be looking at the approximate cost below:
Cost (ex. VAT)
Extension (adding under 20m2 Floor Space)
Extension (adding 20m2-60m2 Floor Space)
Extension (adding over 60m2 Floor Space)
* - Not all porches require building control approval.
Prices are shown are indicative for most projects, they are fixed rates that we can access from Midlands Building Control within the Nottingham city and surrounding areas. They are correct as of 10/10/20.
The age old test is to knock on it – if it sounds dull, it is highly likely to be load bearing.
If it sounds hollow, you’ll need to go upstairs to check a couple more things. First, is there a wall directly above? If yes then again it is more than likely load bearing.
If not, you’ll need to check the joist direction. These usually run the shortest distance but to double check, lift up the flooring and you should be able to see the direction of the floor boards. The joists run perpendicular to these, and the walls at either ends of the joist are likely to be load bearing.
If any of the proposed works lie within 2m of a boundary to a neighbouring property you will need to notify the relevant neighbour in writing.
The Party Wall Act is a sets out a way of protecting neighbours and mediating if a disagreement arises about work to a party wall or just next to it. If you don’t follow the process outlined by the act legal action can be taken by your neighbours, either preventing the work or requiring you to pay for legal fees and damages, for so it is important to check whether this applies.
This is separate to planning, so they can’t object to any build on your land unless it effects the structural stability of the wall, their property or outbuildings.
If the builders would need access through their land, and this is the only way to complete the work, then they are required to give access by the act too.
For more information please see the guide on the government website: https://www.gov.uk/party-walls-building-works
Depending on your project you may need to get your neighbours to agree to the works. This all surrounds work on or around party walls – commonly these are the boundary between yours and a neighbouring property. You must tell your neighbour if your project involves:
For full detail on the act and how it applies please check the below link to the government guide on the matter: https://www.gov.uk/party-walls-building-works
If you live outside our service area or would prefer to get your project started as soon as possible this is perfectly fine. We've created a handy template and guide for you to follow to make this as easy as possible!
All prices are subject to VAT