Good design needs to be delivered correctly at all stages, and this includes thinking about the correct materials to be used during the construction.
Gaining Building Regulations Approval is a statutory process requiring either a Building Control Officer (an officer of the Local Authority) or an Approved Inspector. The Building Control professional will review working drawings created, to ensure all buildings are built to exceed the requirements of the Regulations.
Once approved, provided it is built per the designers specifications, a full plans submission can not be 'revised' at the request of an Inspector - unlike the building notice procedure...
Once the drawings and associated documents have been inspected and tested against the regulations building work can start. During the building phase your project will be inspected (by the same Inspector) at key points during the building process. Your project will then be 'signed off' and a completion certificate is issued.
To ensure a smooth running process, we tend to recommend using the services of an approved inspector rather than applying to the Local Authority.
This generally works in the clients favour (both in terms of costs, availability and general pragmatism) however in some situations the Local Authority have a statutory duty to be involved (particularly in 'retrospective' or regularising works).
Of course, Bondstones' advisers will always guide through you the best route...
An alternative to full plans applications is to use a 'building notice'.
It is VERY rare that we advise clients to use this option.
A building notice is essentially a notification to the Local Authority that work is going to start - BUT WITHOUT APPROVED PLANS BEING SUBMITTED.
The inspector will then attend site at regular intervals as with a full plans process. However - unlike an approved Full Plans scheme - the inspector can require works to be 'un-done' or even demolished and started over. Thus the building notice route is highly un-advisable for anything but the smallest of projects and particularly low budget and DIY projects.
What's more - with the full plans option; the submission pack will include detailed specifications and a schedule of works which will enable a much tighter handle on costings and project progress.
In short, a building notice is not advisable - unless you are a seasoned developer or have absolute confidence in your builder.
We generally undertake work for:
* Please note that 'small' extensions are not really our cup of tea... However if necessary we would be happy to refer you to a suitable 3rd party specialist.
That said, large, unique extensions and complete 'one off' domestic overhauls really do float our boat... so please get in touch!
The 'Contact Us' bit:
Call us: 01823 210610
Email us: firstname.lastname@example.org
The 'Legal' bit:
Bondstones (1990) Limited - Registered in England No. 8970430
"Bondstones" is a Registered Trademark used under licence.