There is no legal order which must be followed with building. However, if the project is likely to require planning permission, you will require an Architect to get your plans produced and approved by the Local Planning Authority (LPA) who usually sit within the district or borough council where the property resides. After planning permission is approved, the Architect will instruct the Structural Engineer who will confirm the materials and construction required to be structurally safe. After this, the Architect will produce Technical/Working Drawings which describe how the structures will be constructed for the Builder. See below a typical process: https://static.wixstatic.com/media/73a6d6_484dc992cd414e6f9d464ec7e0bed006~mv2.png Depending upon the project, the Architect may wish to instruct the Structure Engineer prior to planning approval in larger projects (e.g. where there are large openings). This is as the structural calculations could significantly alter the build rendering the planning void if deviated from.

Planning permission is generally required from the Local Planning Authority (LPA) for any new house, flat, extension, building, loft conversion, or basement. Planning permission is also required when changing the purpose/use of a building, or even when erecting large fences, walls or gates. However, some work is allowed without planning permission - see the FAQ about 'Permitted Development'. If you're still unsure, us our Contact Us page to enquire.

Where a building is listed, there is an additional process with the Local Planning Authority (LPA). This is called Listed Building Consent (LBC) and is required as well as standard planning permission. It is important to acknowledge that something that may normally be permitted with a normal property may not be permitted with a listed building. A Conservation Officer will take into consideration the historical significance of the building. Any unauthorised work is a criminal offence - so it's important to get the necessary permission before starting any works.

If planning permission is refused by the Local Planning Authority (LPA), you can work with your Architect to appeal the decision or to look at concessions to the plans to allow planning to be approved. The cost to submit a planning application varies depending on the Council, but you may need to re-submit planning where the proposal is significantly different, or after any free resubmission period that may be offered by the LPA. If design alterations are required to obtain planning permission, the drawings will of course need to be updated to - likely incurring further architect fees for this and possibly structural engineer re-calculations too.

Permitted Development refers to a national planning rule where some works may be carried out without the need for full planning permission. The work must still comply with building regulations, but this can negate the need to obtain planning permission from the Local Planning Authority (LPA). Some examples include: - Single-storey rear extensions (with size limits, usually proportionate to the size of the existing building) - Loft conversions (within height limits) - Some roof alterations - Solar panel installations For single-storey rear extensions, the following typically applies: Where an extension falls beyond on the limits above, 'prior approval' will be required for the Permitted Development. This is like a mini planning application where the Local Planning Authority (LPA) check on the impacts of the build rather than approving the extension in principle. For example, this is where the 'right to light' applies. See 'Right to Light' for more information.

This refers to the UK Common Law where an works to a property must not impede on a neighbours right to natural sunlight. If your extension could be seen to block light from your neighbours house or garden, permission could be refused - even for Permitted Developments. Typically, a single-storey extension would not impede on a neighbours 'right to light'. However, it's an important consideration.

During the planning approval process, your primary contact will be your Architect. Your Architect will likely submit your planning application on your behalf so they will be able to advise where your application. However, many Local Planning Authorities (LPA) have an online portal where both your Architect and yourself can visit to review your application. Be aware that many councils are facing a backlog of these applications at the minute and this delay is outside of the control of your Builder or your Architect.