COMMON QUESTIONS
The answers below provide general guidance on BGA Architects' typical processes and some of the common issues that arise during architectural projects. Every property and project is different, and planning, Building Regulations and other requirements can vary depending on the circumstances.
For advice relating to a particular project, please contact us on 01702 471057.
GETTING STARTED
I am new to this. What does the architectural design process involve? The first step is to tell us a little about your property or site and what you would like to achieve. We will review the information provided and prepare an initial budget estimate for our architectural services. If the estimate is suitable, we will arrange a no-obligation consultation to discuss the project, your requirements and the next steps in more detail. Following this meeting, we will provide a formal fee proposal setting out our recommended scope of services. Once appointed, we will normally arrange a measured survey where required before preparing the initial design proposals for your review. Depending on the project, BGA can then assist through planning, technical design and Building Regulations, tendering and construction.
How long will it take to receive the initial design drawings? For many projects, initial design proposals are typically prepared within approximately 4–6 weeks following completion of the survey and receipt of the information required to begin the design. Timescales will vary depending on the scale and complexity of the project, our workload and whether information from other consultants is required. Your project leader will confirm the anticipated programme when your project commences. Prompt client feedback throughout the design process will help us maintain the agreed programme.
Do BGA Architects submit the planning application? Yes. Where appointed to do so, BGA will prepare and submit the planning application and supporting architectural information on your behalf. We will monitor the application following submission and keep you informed of significant updates, requests for further information and the eventual decision. Planning decisions are made by the local planning authority and therefore BGA cannot guarantee that planning permission will be granted.
How long does a planning application take? For most non-major planning applications, the statutory determination period is generally 8 weeks from validation. Major applications generally have a longer statutory period. In practice, applications can take longer where the local authority requires additional information, consultation responses are outstanding, amendments are requested or an extension of time is agreed. We will monitor the application and keep you informed of progress.
What is permitted development? Permitted development rights allow certain types of building work and changes of use to take place without making a conventional planning application, provided that the proposal satisfies the relevant limitations and conditions. The rights available depend on the property and type of development. They can also be restricted or removed, for example by a planning condition or Article 4 Direction. Additional considerations apply to listed buildings, conservation areas and certain other designated areas. Some types of permitted development also require a prior approval application before work can proceed. Where appropriate, BGA can assess whether a proposal is likely to fall within permitted development rights.
What is a Lawful Development Certificate? A Lawful Development Certificate provides formal confirmation from the local planning authority that an existing or proposed use or development is lawful for planning purposes. Where work is proposed under permitted development rights, BGA will often recommend obtaining a Lawful Development Certificate. Although it is not the same as planning permission, it provides useful formal evidence that the proposed development was considered lawful at the time of the application. This can also be helpful when the property is subsequently sold.
Will planning conditions apply to my project? Planning permission may be granted subject to conditions. Some conditions simply control how the approved development is carried out, while others require further information to be submitted to and approved by the local planning authority. Particular care should be taken with pre-commencement conditions, which may need to be discharged before work starts. Depending on the condition, additional information may be required from specialist consultants such as ecologists, arboriculturalists, acoustic consultants, drainage engineers or energy consultants. BGA can assist with the discharge of planning conditions where appointed to do so. This work is normally outside the original planning application service unless specifically included within our appointment. Planning permissions may also be subject to separate obligations or charges, including Community Infrastructure Levy (CIL), Section 106 agreements or habitat mitigation requirements.
What is the difference between planning permission and Building Regulations approval? Planning and Building Regulations are separate processes. Planning is primarily concerned with whether development is acceptable in principle and considers matters such as appearance, scale, use, neighbouring properties and the wider planning context. Building Regulations deal with how the building is designed and constructed, including matters such as structure, fire safety, energy efficiency, ventilation, drainage, accessibility and other technical requirements. Obtaining planning permission does not normally remove the need to comply with Building Regulations. BGA can provide both planning and technical design services as part of the same project.
What is the difference between a Full Plans application and a Building Notice? A Full Plans application involves submitting drawings and supporting technical information to the building control body for assessment. This allows the proposals to be reviewed before or during the early stages of construction and provides formal approval of the submitted plans where they demonstrate compliance. A Building Notice is a simplified procedure intended mainly for certain smaller and relatively straightforward projects. Detailed plans are not formally approved in advance, which means there is greater reliance on inspections and information being provided during construction. Building Notices cannot be used for certain types of work. For projects where BGA is preparing a coordinated technical design package, we would generally expect a Full Plans approach to be the more appropriate route.
What is SAP? SAP – the Standard Assessment Procedure – is the government-approved methodology used to assess the energy performance of dwellings. SAP calculations are commonly required for new dwellings and certain other residential projects to demonstrate compliance with the energy-efficiency requirements of the Building Regulations. The calculation is normally undertaken by a suitably qualified energy assessor using information from the architectural and consultant designs. Where required, BGA can assist in obtaining quotations and coordinating the necessary energy assessment as part of the technical design process.
What happens if my extension has a large amount of glazing? Building Regulations place limits on heat loss through windows, doors and rooflights when extending an existing dwelling. As a general approach, the permitted area of openings is related to the floor area of the extension together with allowances for existing openings that are removed or covered by the extension. Where the proposed glazing exceeds the normal allowance, it does not necessarily mean that the design cannot proceed. Additional calculations can often demonstrate compliance by comparing the proposed design with a compliant alternative or by introducing compensating energy-efficiency measures. A suitably qualified energy consultant may therefore be required. BGA can assist with obtaining quotations and coordinating this work as part of our Building Regulations service.
Can I build over or close to a public sewer? Possibly, but additional consent or design requirements may apply. Where building work is proposed over or close to a public sewer or lateral drain, the relevant sewerage undertaker may need to be consulted and a Build Over / Build Near Agreement may be required. The requirements depend on matters including the location, depth, size and type of sewer and the proposed foundations. A drainage survey or CCTV investigation may also be necessary where the position or condition of the existing drainage is uncertain. BGA can review the available drainage information and coordinate with the relevant parties where this forms part of our appointment.
Will I need a structural engineer? Many projects require input from a structural engineer, particularly where new structural openings, beams, foundations, retaining structures or significant alterations are proposed. BGA does not employ an in-house structural engineer. Where one is required, we can assist in obtaining quotations from independent structural engineering practices with whom we have previously worked. Unless specifically agreed otherwise, the structural engineer is appointed directly by the client as a separate consultant.
What is the difference between a Full Plans application and a Building Notice? A Full Plans application involves submitting drawings and supporting technical information to the building control body for assessment. This allows the proposals to be reviewed before or during the early stages of construction and provides formal approval of the submitted plans where they demonstrate compliance. A Building Notice is a simplified procedure intended mainly for certain smaller and relatively straightforward projects. Detailed plans are not formally approved in advance, which means there is greater reliance on inspections and information being provided during construction. Building Notices cannot be used for certain types of work. For projects where BGA is preparing a coordinated technical design package, we would generally expect a Full Plans approach to be the more appropriate route.
Will I need other consultants? Possibly. The consultants required will depend on the project and may include structural engineers, energy assessors, arboriculturalists, ecologists, drainage engineers, party wall surveyors, acoustic consultants, mechanical and electrical engineers and other specialists. We aim to identify likely consultant requirements as early as reasonably possible and can assist in obtaining quotations and coordinating their information where this forms part of our appointment.
Can BGA recommend a builder? BGA does not formally recommend or guarantee individual contractors. However, where appropriate, we may be able to provide details of contractors with whom we have previously worked or assist with identifying contractors as part of a competitive tender process. The final selection and appointment of the contractor remains the client's responsibility, and clients should undertake their own financial and other due diligence before entering into a building contract.
Can BGA prepare construction and tender drawings? Yes. Our technical design service can include detailed drawings, construction information, schedules and specifications suitable for Building Regulations, tendering and construction. Where required, we can also assist with tendering, contractor selection and preparation of the building contract. BGA can provide technical design services even where we were not responsible for obtaining the original planning permission, subject to reviewing the existing design and information available.
Can BGA assist during construction? Yes. Where appointed, BGA can provide construction-stage architectural services and can act as Contract Administrator under an appropriate building contract. Our role may include attending site, responding to architectural queries, reviewing progress, issuing contractual instructions and certificates and assisting with defects and completion. The precise scope will depend on the form of contract and our appointment.
Can you recommend a Party Wall Surveyor? Where the Party Wall etc. Act 1996 may apply, BGA can introduce clients to independent Party Wall Surveyors and assist in obtaining quotations. The Party Wall Surveyor would normally be appointed separately by the relevant building owner or adjoining owner.
What is CDM 2015? The Construction (Design and Management) Regulations 2015 – usually referred to as CDM 2015 – apply to construction projects and set out duties for clients, designers and contractors in relation to managing health and safety. Where a project involves, or is reasonably foreseeable to involve, more than one contractor, a Principal Designer and Principal Contractor are required. Special arrangements apply to domestic clients, where certain client duties normally pass to other members of the project team. BGA will advise you of our role and scope in relation to CDM where this forms part of our appointment.
What are the Building Regulations dutyholder requirements? Changes introduced to the Building Regulations in 2023 created formal dutyholder and competence requirements for clients, designers, contractors, Principal Designers and Principal Contractors. These duties are separate from, although similar in structure to, duties under CDM 2015. The dutyholders are required to plan, manage and monitor their work so that the design and construction comply with the Building Regulations, and those appointed to undertake the work must have appropriate competence. BGA will explain our proposed role and any appointments required as part of our architectural services. Projects involving higher-risk buildings are subject to additional requirements and procedures.
What is the Community Infrastructure Levy (CIL)? The Community Infrastructure Levy is a charge that some local authorities apply to certain forms of new development to help fund infrastructure. Whether CIL applies depends on the location, type and scale of the development and the charging schedule adopted by the relevant local authority. Some development may qualify for relief or exemption, including certain residential extensions and qualifying self-build homes. Strict procedures and deadlines apply, particularly before development commences. The client remains responsible for complying with CIL requirements and should not commence development until the appropriate CIL procedure has been dealt with.
What is a Section 106 agreement? A Section 106 agreement is a planning obligation entered into in connection with a planning permission. It may be used to secure matters necessary to make a development acceptable in planning terms, such as infrastructure contributions, affordable housing or other site-specific obligations. Section 106 obligations are separate from the Community Infrastructure Levy, although a development can potentially be affected by both.
What is Essex Coast RAMS? The Essex Coast Recreational disturbance Avoidance and Mitigation Strategy (RAMS) is intended to mitigate the impact that additional residential development and associated recreational activity may have on protected coastal habitats in Essex. Residential development resulting in a net increase in dwellings within affected areas may be required to make a financial contribution towards the mitigation strategy. The tariff and payment arrangements can change and may differ between local planning authorities. The current requirements should therefore be checked with the relevant council when an application is being prepared. Similar habitat mitigation requirements may apply in other parts of the country.
Do you produce 3D images and animations? Yes. Our projects are developed using 3D/BIM software, which allows us to explore and communicate the design throughout the project. Where more detailed presentation material is required, BGA can also provide architectural visualisation, including CGI images, animations and walkthroughs. The scope and level of detail can be tailored to suit the project and a separate quotation can be provided where required.