The difference between Planning Approval Drawings and Building Control Approval drawings.
Discussing the key differences between the drawings for planning applications and building control approvals.
In brief the simple answer between planning permission and building control approval drawings.
The difference between Planning Approval Drawings and Building Control Approval drawings.
In brief the simple answer is, that planning drawings provide a high level schematic layout and general concept for the proposed development allowing the Local Planning Authority to determine an application against local and national planning policies. These simplified drawings principally show the proposal size, massing and materials to agree the general principal of the proposal. Planning appliation drawings bear no reference to any construction methods or contain any construction or building notes or references that may assist a builder/ contractor in constructing the development.
Whilst building regulation drawings show an increased level of detail, schedules and calculations to determine that the proposed development will meet the requirements to ensure the safe use or habitation of a building. These detail in brief, but not limited to, details showing the broad principles of foul and surface water drainage, electrical services, insulation, structure, construction build ups, waterproofing, fire proofing and escape ect providing the broad principles to meet the current building regulations. These drawings can be sent to the Local building control department or can be issued to an Approved building inspector for determination. Building control drawings can be used to assist in obtaining a more accurate price for a builder/ contractor as it contains an additional layer of information. Although they will still not contain full construction information.
The difference between Planning Approval Drawings and Building Control Approval drawings is simple and a professional can assist you through the process.
How to make a planning Application submission. Whats required?
There are a number of planning application routes and options depending on the complexity and nature of the proposal. You may wish to submit a pre-planning application ahead of your formal application. Depending on the scale of the development, if its listed or in a conservation or protected area will all change the drawing and document requirements for the submission. It is best to discuss this with us and we can assist you in the process.
However for a straight forward full plans application an appropriate set of completed application form, accurate scale drawings showing a scale bar, north arrow, existing and proposed information and ordnance survey. In addition a Design and Access Statement document will be required. In all this in the minimum required information to submit a straight forward application.
How to make a Building Control Approval submission. Whats required?
How to make a Building Regulations (Building Control) application?
Each local authority in England has a building control department. The local council has a general duty to see that building work complies with the current building regulations. You can elect to appoint an Approved Building Inspector who can review the application in lieu of the local authority. An approved building inspector has been given rights by central Government to determine a building control application.
This gives you a choice to work directly with the Local Authority or with an approved inspector.
Once you have decided on your route for approval there are two ways to obtain your building control approval. Either via a full plans application or via a building notice application. A full plans application will contain the detailed drawings, schedules and specifications submitted for review and agreement ahead of construction and a building notice submitted once construction is on site. Building notices will see the agreement of building control elements during the construction of the building. Although this route does not require the submission of drawings it does expose the project as the agreement of compliance with the regulations is undertaken during an inspection by a building control official.
A building notice can expose the project as it is not covered by the protection and assurance of a full plans drawing set and application.
If you are looking at embarking on a proposed development than talk with a professional who can advise on your best route to secure your permissions for your project. Fingerprintstudios architects can assist you with your proposal from concept to completion.
The difference between Planning Approval Drawings and Building Control Approval drawings.
Traditional House Extension.
A New Traditional House Extension in London.
An Edwardian traditional house extension in London.
Fingerprintstudios Architects in Portsmouth have been appointed to work on an existing Edwardian house in London. We are appointed to rationalise the ground floor and to create a new kitchen and family area whilst in keeping with the existing character and features of the existing dwelling. This extension will see the removal of an outdated poorly constructed single storey extension replaced with an in keeping more traditional approach. The extension will use matching brickwork, mortar and matching brick headers over the windows and doors.
Traditional design to the rear of the Edwardian house.
The traditional design looks at a new single storey, single ply membrane flat roof, behind a brickwork parapet roof is a traditional timber hidden pitched roof light. A set of timber bi-folding doors and a new external landscaped terrace provides a simple but effective in keeping traditional design to the rear of the Edwardian house.
New internal layout and living area.
The removal of the old single storey extension and new traditional house extension sees the layout of the ground floor change. The existing kitchen will be removed and will become a new living room/ snug area which moves into a new utility and downstairs toilet area, a large open plan dining area, U-shaped kitchen and kitchen island provides a functional and practical layout for the home.
Traditional Interior Design.
In keeping details to the existing Edwardian house will be carried through internally to create a seamless approach to the dwelling. Matching timber doors, plaster cornice, high Edwardian timber skirting, Edwardian Ironmongery and a timber roof light are major features of this interior design proposal and work as part of this traditional house extension. Further attention to details will be explored as part of the review of the interior design of this new traditional house extension and refurbishment as we develop the designs further.
A Contemporary two storey house extension taking advantage of the views over Portsmouth to the Solent and Spinnaker Tower.
Solent View – A modern and striking two storey house extension.
Contemporary Rear Extension in Portsmouth.
Fingerprintstudios Architects have prepared these concept drawings for a house extension on Portsdown hill in Portsmouth. The client was looking to create a feature one of a kind piece of architecture that takes advantage of the stunning views over the Solent. The existing site and house is closed off to these stunning views and this house extension will rationalise the interior layout and extend to the front and rear to take advantage of this stunning location. This contemporary two storey house extension explores beautiful forms with pitched roofs, double height spaces juxtaposed with blocks that create a feature piece in the home.
Clients Architectural Brief.
The client wanted to take advantage of the obvious views to the Solent and Portsmouth Harbours. In addition they are looking for a clean lined striking black and white minimal and modern building. A true one of a kind contemporary piece of Architecture. This design creates a true form follows function solution by exploring all the needs and requirements of the client to create a truly bespoke architecture solution.
Contemporary architecture design solution.
A feature master bedroom, ensuite, bedroom living area and changing area shares the double height space with views to the garden and the internal living space. This creates a simple but stunning gesture for the design. Careful choice and palette of materials and textures will be further explored as the project progresses to strengthen the current design concept. This simple house extension will create a stunning front to back living space taking full advantage of the views. There will be small private pockets of space creating separate living rooms, piano room, office ensurinf true flexibility for the home and the client.
A new Chapel conversion and Extension in Drayton Somerset.
These drawings have been prepared for the change of use and conversion of an existing chapel.
Change of use from chapel to a residential home.
This existing chapel is modest in size but the client has seen the value in appointing Fingerprintstudios Architects to prepare drawings for a change of use application for a Chapel conversion and Extension to a residential home. This delightful chapel lies in the heart of the Somerset Levels amongst wildlife and nature reserves and will provide a lovely spot to live. This stunning detached chapel dates back to 1925 and offers a great location to enjoy this ever popular area.
Assisting discussion with Local Planning Authority.
These drawings have assisted the negotiations and discussions with the Local Planning Authority. These have formed an important part of allowing the Local Authority to assess the merits of the proposals ahead of a formal planning application. These architectural drawings will if required be adapted based on the discussions with the Local Planning Authority ahead of a full plans change of use planning application.
Change of use proposal.
We are proposing converting the vaulted double height chapel into residential accommodation with a new oak mezzanine floor with a new bedroom looking over the living space, a kitchen, shower room and living area. All the exterior walls will be lined with insulation and boarding to improve the thermal efficiency of the building. Original features like the exposed roof beams, oak frame, chapel doors and stained glass windows will become feature place in the conversion.
This chapel conversion and extension will allow this historic assett become a useful addition to the village and prevent this property becoming moth balled and slowly become dilapidated. These proposals will ensure that the chapel continues to be well loved for many years to come.
A Planning Application for a Single Storey Extension in Farlington Portsmouth.
A single storey extension to increase the living area to an existing family home in Portsmouth.
Planning application submitted for a single storey extension.
Fingerprintstudios Architects have submitted a Planning Application for a Single Storey Extension with Portsmouth City Council. This full plans application will increase the living space of this end of terrace property in Farlington Portsmouth.
Improving the function from the home with a house extension.
Improve the functionality of your home with expert advice from fingerprintstudios Architects on adding a single storey extension to your home. Adding an extension to you home gives a great opportunity to review the layout and rationalise the function of your home. Employing a professional Architect can assist you in providing out the box thinking and identify opportunities and ideas to improve your home.
A house extension can help rationalise the layout and function of the property and can add much needed space to meet the demands of modern life.
Adding much needed space to a family home with a single storey extension.
Adding a single-storey extension is a perfect way to create extra space for your home. It provides an opportunity to transform the ground floor of your property to better suit your living and family life. A house extension is best considered holistically with the whole of the ground floor in mind. Employing an Architect provides the expertise to review the property to provide out the box thinking to find the best solutions for your development.
Planning permission or permitted development?
A single storey extension can often fall under the broad brush principles of permitted development. An Architect can assist in providing professional advice to either steer the extension design either for approval under permitted development or under a full plans planning application. There are benefits to either route and should be assessed through a feasibility study and discussion about the proposed development.
Building Control Drawings for new kitchen extension and refurbishment.
Building Control Drawings for new kitchen extension and refurbishment in a traditional style to a country home in Rowlands Castle, Hampshire.
Drawings prepared ahead of start on site construction.
Building Control Drawings have been prepared for a kitchen extension and refurbishment to a period country home in Rowlands Castle in Hampshire. The proposal will incorporate some heavy structural engineering solutions to open the existing Georgian house into the extension. This will see a major architectural change to this existing period home. This important feature of this architecture design will reinvent this traditional home with an open plan kitchen and living area.
Building Control Drawings.
These building control drawings have been prepared by fingerprintstudios architects and interior designers, as part of a full plans application. This has assisted in defining the scope of works ahead of construction and will help in obtaining more accurate costs for the construction phase. Having a full set of building control drawings undertaken by an architect ensures that the next level of detail for the delivery of the project is known. It helps to provide the foundations that confirm the principle quantities required to undertake the build and provide the high level construction methods for the project.
Internal Refurbishment and Interior Design
This internal refurbishment and interior design proposal for this new kitchen and house extension has been holistically prepared. Unlike most architecture practices our in house interior design expertise allows for the design solution to be reviewed as one. This ultimately ensures that the project obtains maximum value and creates a desirable finish.
Are you in need of Building Control Approval.
If you are in need of building control drawings or wanting to undertake a full plans building control application please contact us and we can provide the professional advice to make your project a reality.
Architecture Feasibility Study for a flint county home.
Fingerprintstudios architects have been preparing feasibility study to extend this historic flint house in Hampshire.
Benefits of an architecture feasibility study.
A feasibility study is a preliminary study undertaken at the very early stage of a project. A feasibility investigates and evaluates the potential of a site or building to assess the opportunities and constraints to define a brief and direction for a development project.
It can include looking at a brief history of the site, the overall condition condition and significance of the building, as well as orientation of the site, key site features, vantage points, key views, access as well as the constraints and opportunities that will steer the development. Options for the development are developed, compared, and a preferred option is established ahead of confirming a formal direction for the project.
Taking the time to set the foundation for any development provides a valuable starting point for any project and should be considered as an important stage for any project. Circumnavigating this stage may result in the development proposal not maximising its potential. We believe that a feasibility study ensures that a project design is better executed.
Why undertake a feasibility study?
Undertaking a feasibility study and assessing the practicality of a proposed architectural project, can save time and money by reviewing the project holistically by gathering evidence and information that will steer the project solution.
Architecture feasibility study for the flint house.
We have proactively been working in partnership with the client to prepare the feasibility for a two storey house extension for this existing country flint house in Hampshire. The property is set in a beautiful plot bound with mature trees and shrubs with a beautiful manicured lawn.
This feasibility study will review the potential for a two storey house extension and conclude the best approach in terms of size, position, materials and construction and will help to inform the design for the building.
Contemporary New Build Town Houses – Godalming Surrey
Contemporary New Build Low Energy Town Houses. – Godalming Surrey
Designing a contemporary new build low energy town house.
Fingerprintstudios are working on design plans for new build town housing in Godalming. These contemporary town houses have been designed for a client on a hill slope site in Godalming. These designs have been prepared for a challening toen centre site on a steep sloping site.
Low energy homes designed for the modern family.
These will be low energy homes designed to create new family homes to add to the wealth and quality of housing in the area. The design has been carefully considered so the pitched roof is orientated south. This roof will then accommodate both solar Photo Voltaic’s (PV) for electricity generation and Solar Hot Water for internal hot water heating. The use of air tightness membranes, Structural Insulated Panels (SIPS) will assist in providing a thermally efficient roof, walls and floors to provide a very efficient shell. It is the clients goal to provide Low energy homes that can be marketed for the modern family. In all the architecture design provides a responsive design that works with providing a low energy home that works within the landscape.
Sloping Site and Town House Design.
The extremely sloping site is a major constraint and the design for the Contemporary New Build Low Energy Town Houses. – Godalming Surrey has responded by creating two town houses with a shared external staircase. The homes main entrance is off the ground floor via the front car park. An internal staircase takes you to the first floor with living and kitchen accommodation that has direct access to the rear garden. The internal floor levels work with the existing landscape to provide a holistic design approach. The third floor provides bedroom accommodation with en-suites and family bathrooms. The large expanse of glass to the main elevations allow for views over the historic Godalming town centre and beyond.
Do you have an empty site fingerprintstudios can help….
Rights to lights extension in Guildford.
An architecture extension designed to mitigate rights to light to neighbouring properties in Guildford Surrey. Creating a function follows form extension.
Out the box thinking to extend the home whilst mitigating rights to lights concerns.
This architecture design for a rights to lights extension in Guildford Surrey, has been cleverly designed to accommodate the neighbouring properties existing easement and rights to light. These new build properties have maximised the site, but fingerprintstudios architects client was keen to increase the living area due to two growing children the additional space was required to allow the children to play. The solution for this extension was to create a diamond shaped glass extension that maintained the 45 degree rule both in plan and elevation.
What are Rights to lights?
What are rights to lights? Right to light is a form of easement in English law that gives a long-standing owner of a building with windows a right to maintain the level of illumination within the existing building. It is based on historic Lights law and have taken influence from the Prescription Act of 1832.
Rights to light normally become’s a concern when a new development, or proposed development affects the access to light of an adjoining property. Rights to light also apply to obstructions caused by trees, hedges and so on. Rights to light concerns itself with reduction of light within the interior of the property but there are no rights to light for open ground.
The level of light to be maintained has not been defined in case law but it is generally agreed that maintaining view to the sky of 45 degrees and 45 degrees clear in plan from the centre of the existing windows or doors that may be affected by the proposed development will be acceptable. This is often referred to as the 45 degree rule.
Rights to light can be a “dark art” employing fingerprintstudios architects for professional advice can assist you in obtaining your planning application.