Planning Applications
Planning Permission is usually required if you intend to alter the appearance of your home in any way with an extension, conservatory, roof dormers, for detached structures such as garages or should you wish to change the use or divide part of a building for use as a separate dwelling, however, there are certain proposals that do not* require a formal planning application such as small extensions, garage conversions and loft conversions. We will be able to advise you of the appropriate planning process once we have visited your property to carryout a free consultation.
*Subject to the property having PD Rights.
There are also other permissions that are required the most common being for Listed Buildings, proposals in Conservation areas, sites with Tree Preservation Orders (TPO’s), Party Wall Agreements, build over or build near sewer agreements.
We will make all the relevant applications and representations for Planning on your behalf. If the Local Authority requires the proposal to be revised then we will amend the drawings and re-submit at no extra cost during the application process.
Planning Fees
Current Local Authority fees for obtaining Planning Permission are:
Domestic extensions, loft conversions with dormers, alterations, garages etc …….. £206.00
Change of use, flat conversions, new dwellings …… £462.00 per dwelling
All fees are correct as of August 2023
Building Regulations Applications
The Building Regulations are a set of pre-defined standards ensuring correct building practices and sustainable building techniques. The standards cover structure, fire safety, sound and thermal insulation, ventilation, drainage, flues, Access for the disabled, staircases and glazing. This service can be provided by the Local Authority or a private approved inspector service, we can advise you on the best route for your project.
There are two stages in obtaining Building Regulation Approval:
Stage 1 (Submission):
The Building Control department will Check the plans submitted to them making sure that they comply with the regulations. Changes may have to made until they are completely satisfied. This is known as Full Plans approval and this is what JPK Design will obtain on your behalf.
Stage 2 (Inspections):
The Building Control department will inspect the works at various stages of the construction, whilst assisting and liaising with the builder and will then issue a Compliance Certificate upon satisfactory completion.
Building Regulations Application Fees
Building Regulation fees vary widely for different projects and Local Authorities.
The following fees are current (August 2023) for Stoke on Trent / Newcastle under Lyme areas:
Extensions up to 10m sq – Submission & Inspection fee – £480
Extensions between 10 – 40m sq – Submission & Inspection fee – £696
Extensions between 40 – 100m sq – Submission & Inspection fee – £840
Loft Conversions – Submission & Inspection fee – £696
Internal Alterations – fees for internal alterations such as the support / removal of loadbearing walls are calculated on a basis of the cost of building works -eg works between £5k-10k fee is currently £444.
Please note that these prices include VAT @ 20% and are intended as a guide only. All statutory fees are subject to change at anytime.