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We offer a range of services to suit the requirements of your project, see below for further information.

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Initial consultation

We understand the importance of building successful relationships with our clients and offering comprehensive expert advice.

Our company policy is to provide an initial no obligation consultation to discuss your project in respect of design, planning restrictions and building regulations.

Call today to book an appointment either at your property or in our practice. We appreciate that it is not always convenient to have an appointment during our standard office hours, we therefore offer evening and Saturday appointments where necessary.

Following the initial consultation, a fee proposal is prepared to confirm the services required, associated fee’s including all relevant application costs and timescales.

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Development of the Design Brief

We believe that a successful project starts with a considerate design. Working closely with our clients, our aim is to develop their ideas into a reality.

A thorough and informative design brief is an imperative part of the design process. It is an essential point of reference for everyone involved in the design of the project. The more information we can gain from the client in respect of design, the more effective the finished product will be. We work closely with our clients to develop a design brief that meets their desired outcome whilst considering planning guidance and building regulations.

Following completion of a full measured survey, the relevant drawings are then produced and issued to the client for their feedback, we are passionate about ensuring our clients are happy with the final design and therefore expect to amend the drawings several times before the final design is established.

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Our aim is to achieve a positive result for our clients, which is evident from our high success rate.

At Architectural Design Yorkshire we have a wealth of knowledge and experience in the planning sector through dealing with a range of planning applications. Our practice will manage the planning application process and act on your behalf as the agent to guide your project through the planning stage in an attempt to gain the relevant consents..

We produce information and act as the planning agent for the following types of applications:

Householder planning consent

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Full planning consent

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Outline planning consent

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Approval of reserved matters

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Listed building consent

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Advertisement consent

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Prior notification

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Approval of planning conditions

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Removal of planning conditions

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Variation of planning conditions

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Applications for tree works (subject to a TPO and/or within a conservation area)

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Non-material amendments

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Lawful development certificates

We understand that the planning system may seem like a confusing stage of the project to our clients, we have therefore listed below a set of questions which we are asked on a regular basis for assistance.

Do all types of work require planning consent?

Under the Town and Country Planning (General Permitted Development) Order, there are certain types of work that can be carried out without the need to apply for planning permission. It is important to note that there are various restrictions to consider when advising on whether work can be carried out under permitted development rights or not.

In certain situations, the client may wish to have written confirmation that the proposed work does not require planning consent, this can be done by either applying for a lawful development certificate or through a pre-planning application to the local authority, the cost of these applications vary depending on the local authority.

Contact our office for advice on permitted development rights in relation to your project.

How will I know if my planning application will be approved?

Through our experience of dealing with many planning applications, we can advise on whether we feel there would be a significant issue or not with obtaining planning consent for your project. Although we strive to achieve a positive result for all our clients, planning consent can never be guaranteed.

When we have our doubts on an application gaining consent, the most appropriate initial stage is to submit a pre-planning advice application to the local authority prior to the preparation of the planning application drawings and documentation, the cost of this service varies depending on the type of proposal.

How much are the planning authority fees for planning applications?

The statutory planning application fees in England vary depending on the type of application submitted, the below list gives an example of the planning application fees for common types of applications:

Alterations/extensions to a single dwelling - £206

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Outline planning consent (no more than 2.5 hectares) - £462/0.1 hectare

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New dwellings (up to and including 50) - £462/dwelling

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Approval of reserved matters following outline consent - £462

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Application for removal or variation of a condition - £234

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Change of use of a building or land - £462

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Advertisement consent relating to a business - £132

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Other advertisements - £462

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Non-material amendments for householder development - £34

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Non-material amendments for other development - £234

The above application fee list is not comprehensive of all types of planning applications, for further information please contact the practice or the local planning authority.

How do I submit the planning application?

The planning application can be submitted either in hardcopy format or via the Planning Portal website. As previously stated, Architectural Design Yorkshire would submit the planning application on your behalf, respond to any queries from the planning officer and consultees and ensure you are updated with the progress of the application as required.

How long will it take until the planning application has been decided?

Once the planning application has been submitted and validated, most planning applications are set a determination deadline of 8 weeks, for housing developments consisting of 10 or more dwellings the determination deadline is increased to 13 weeks from validation.

Assuming planning consent is granted, how long will the approval last?

By law, any planning permission granted expires after a certain period. Generally, unless your permission says otherwise, you have 3 years from the date its granted to begin the development. If you haven’t started work by then, it is likely that you will need to re-apply.

When the permission is subject to pre-commencement conditions, these must be dealt with before the development can begin.

What happens if I have already carried out work without planning consent?

If you have made a change to your property that requires planning permission and you have not had approval, the local authority can request that you submit a retrospective planning application for the work that you have already carried out. The local authority will make the request to the owner or occupier of the land concerned.

Although a local authority may ask for a planning application to be submitted, it does not mean that planning permission will automatically be granted and the application will be treated in the usual way.

If the retrospective application is refused, the local authority can issue an enforcement notice which requires you to put things back as they were previously.

Contact us for further advice

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Building Regulations

The Building Regulations are minimum standards for design, construction and alterations to all types of buildings and are supported by a set of Approved Documents which set out detailed practical guidance on compliance.

There are two different approaches when applying for Building Regulations.

Full Plans Application

A full plans application is suitable for either domestic or commercial works and involves the preparation of detailed drawings along with a construction specification. The information is submitted to the building control department to be checked to ensure that the information is in compliance with the regulations. Once the application has been checked and found to be satisfactory following any amendments requested it will be approved, this is often subject to conditions relating to the project.

Advantages of using the full plans application:

Clients often wish to have detailed drawings to obtain accurate prices from contractors

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There is less chance of issues arising during the construction process

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An approval notice may be required by a bank or building society prior to the release of funds

Things to consider with a full plans application:

Architectural Design Yorkshire will require a fee to produce the detailed drawings

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There will be a delay in the commencement of works until the information has been produced and approved by the building control department

Building Notice Application

Another approach is to submit a building notice application to the building control body.

Building notice applications should only be used for construction work that is not complex and that is to be carried out by competent builders or contractors. A building notice cannot be used for commercial projects.

A building notice application is a notification to the building control body that works are to commence, subject to a minimum of 48 hours notice.

Advantages of using a building notice application:

Works can commence 48 hours after the building notice has been received by the building control body

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The client avoids the fees for producing detailed drawings

Things to consider with a building notice application:

A building notice will make it difficult for your contractor to give an accurate quote for the work

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A building notice is not acceptable or appropriate for commercial buildings or complex projects

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There are no detailed drawings to be checked for compliance with the building regulations and no approval notice is issued, which may lead to work having to be altered on site which in effect could increase costs

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The building control department may request detailed information at any point, which will be subject to fees by Architectural Design Yorkshire

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The planning drawings cannot be used for construction work, they are produced for the planning application only and are not sufficient to be used for construction purposes

Are there any exemptions?

Certain types of work are exempt from building regulations, please contact the office for further information.

What are the fees?

Whether the client chooses to apply for building regulations through a full plans application or a building notice application, the local authority building control fees are exactly the same. The local authority building control fees vary dependant on the proposed works and would be confirmed as part of the initial quotation.

Architectural Design Yorkshire do not charge the client for submitting a building notice form, however for a full plans application a fee proposal will be given as part of the initial quotation to produce the detailed working drawings and construction specification required.

Who inspects the building work?

Whether you choose to submit a full plans application or a building notice, the construction work will be inspected as it progresses by the building control inspector and is subject to a satisfactory final inspection, assuming the work is satisfactory a completion certificate will be issued. Without the completion certificate it may be difficult to sell the property in the future.

What if specialist services are required?

Architectural Design Yorkshire will co-ordinate information with other professionals where required such as structural engineers on behalf of the client. Note that where specialist services are required they are to be appointed at an additional cost to the client.

Contact us for further advice