Understanding the intricacies of planning permission and building control is a complex yet crucial task for surveyors seeking to ensure successful project outcomes. “Is your surveyor equipped to navigate the often blurred lines between planning permission and building control?” With the many grey areas and overlapping regulations, it’s no wonder many construction projects face delays and disruptions due to non-compliance. In this article, we’ll delve into the fundamental aspects of planning permission and building control, exploring their distinct roles, requirements, and regulations to equip surveyors with the knowledge necessary to provide informed advice, navigate complex planning policies, and ensure compliance with relevant regulations. By understanding the differences between these two essential components of the development process, surveyors can provide better guidance to clients, avoid costly errors, and maintain a smooth flow of construction projects.

Introduction to Planning Permission and Building Control

Understanding the complex relationship between planning permission and building control is crucial for surveyors to ensure regulatory compliance and successful project outcomes. In this section, we will delve into the fundamental aspects of planning permission and building control, exploring their distinct roles, requirements, and regulations. By grasping the differences between these two essential components of the development process, surveyors can provide informed advice to clients, navigate complex planning policies, and ensure that building work meets the necessary standards and regulations.

What is Planning Permission?

Planning permission is a crucial aspect of the development process, and understanding its requirements is essential for surveyors, clients, and stakeholders involved in construction projects. In this section, we will delve into the concept of planning permission, its purpose, and the role of surveyors in obtaining necessary approvals.

Planning permission is required before commencing building work or altering the use of a building. This is because the local planning authority needs to ensure that the development meets the local authority’s policies and national planning policies. According to the Town and Country Planning Act 1990, the local planning authority has the power to grant or refuse planning permission for a development project.

Planning Permission Requirements

Planning permission is usually required for projects that involve the construction of new buildings, extensions, or changes in use. However, there are some exemptions and exceptions, such as minor works and alterations that do not require planning permission. The exemption criteria vary depending on the local planning authority, so it is essential to check with the local planning authority to determine if planning permission is required for a specific project.

For example, in the UK, the Planning Portal provides guidance on when planning permission is required for certain types of development, such as:

• Building a new dwelling or extension
• Changing the use of a building, such as converting a barn into a dwelling
• Demolishing a building
• Carrying out works to a listed building

The Role of Surveyors in Planning Permission

Surveyors play a crucial role in advising clients on planning permission requirements and obtaining necessary approvals. They work closely with clients to understand the project’s objectives, site constraints, and local planning policies. Surveyors also help clients prepare a strong pre-application submission, which increases the chances of a successful outcome.

According to the Royal Institution of Chartered Surveyors (RICS), surveyors should:

• Provide advice on planning permission requirements and the development process
• Assist clients in preparing a pre-application submission
• Liaise with the local planning authority to resolve any issues or concerns
• Ensure compliance with relevant planning policies and regulations

In summary, planning permission is a critical aspect of the development process, and surveyors play a vital role in ensuring that clients obtain the necessary approvals. By understanding the requirements and exemptions of planning permission, surveyors can guide clients through the development process and ensure compliance with relevant planning policies and regulations.

References:

• Town and Country Planning Act 1990 1
• Planning Portal: Planning Permission 2
• Royal Institution of Chartered Surveyors (RICS): Planning and Development 3

What is Building Control?

Building control is a critical regulatory function that ensures buildings are designed, constructed, and meet the required building standards and regulations. Its primary objective is to verify that building work meets the necessary standards and regulations, ensuring that buildings are safe, accessible, and energy-efficient.

Building Control Regulations and Process

Building control involves the inspection and certification of building work to ensure compliance with building regulations and relevant health and safety standards 1. This process typically involves:

• Inspection and Certification: Local authorities or approved inspectors conduct regular inspections to verify that building work meets the required standards and regulations.
• Verification of Standards: Building control officers verify that building work meets the necessary standards and regulations, including health and safety standards.
• Certification: Once building work meets the required standards, a certificate of compliance is issued, ensuring that the building is safe and compliant with regulations.

The Role of Surveyors in Building Control

Surveyors play a crucial role in building control, working closely with building control officers to ensure that building work meets the necessary standards and regulations. They advise clients on building control requirements, ensure compliance with building regulations, and provide guidance on relevant health and safety standards.

Importance of Building Control

Building control is essential for:

• Ensuring public safety and preventing accidents, such as fires or structural failures.
• Ensuring that buildings are energy-efficient and accessible.
• Meeting other relevant building regulations and standards.

References:
1: Please refer to the relevant building regulations and standards for more information about building control regulations and process.

Like the UK Building Regulations – [Building Regulations 2010 – GOV.UK](https://www.gov.uk/government/publications/building-regulations-approval-body] The following regulations provide an overview of the building control certifications and regulations you need to know.

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Navigating the Planning and Building Control Process:

Navigating the Planning and Building Control Process

Now that we’ve explored the crucial differences between planning permission and building control, let’s dive into the practical aspects of navigating the planning and building control process. In this section, we’ll delve into the world of pre-application consultation, submission, and review, highlighting the role of surveyors in ensuring compliance with planning and building regulations. From pre-application consultation to submission and review, we’ll examine the key steps and best practices that surveyors need to follow to ensure a smooth and successful outcome for their clients.

Navigating the Planning and Building Control Process

Pre-Application Consultation

Pre-application consultation is a crucial step in the planning and building control process for surveyors. It involves discussing the development proposals with the local authority before submitting a formal application. This stage is essential for understanding the local authority’s policies and ensuring that the development meets the necessary requirements. Surveyors can advise clients on the planning and building control process, including pre-application consultation.

During the pre-application consultation, surveyors help clients gather information about the local authority’s policies, plans, and guidelines. This is often referred to as the “pre-app” process. 1 The goal of the pre-app process is to ensure that the development proposal aligns with the local authority’s policies and objectives. By engaging in pre-application consultation, surveyors can help clients identify potential issues and areas for improvement early on, which can save time and resources later in the process.

A well-prepared pre-application submission is key to increasing the chances of a successful outcome. Surveyors can help clients prepare a strong pre-application submission by ensuring that all necessary information and supporting documents are included. This may include drawings, plans, and reports that demonstrate how the development meets the local authority’s requirements.

Pre-application consultation not only helps to ensure compliance with local authority policies but also to identify potential issues and areas for improvement. Surveyors can use this information to revise and refine the development proposal, making it more likely to meet the necessary requirements. Additionally, pre-application consultation can also help to identify potential stakeholders and address any concerns they may have.

In summary, pre-application consultation is a critical step in the planning and building control process for surveyors. By engaging in this process, surveyors can help clients ensure compliance with local authority policies, identify potential issues, and increase the chances of a successful outcome.

References:
1 GOV.UK. (2022). Pre-application stage. Retrieved from https://www.gov.uk/guidance/planning-applications/pre-application

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Submission and Review

Once the pre-application consultation is complete, the surveyor plays a crucial role in helping the client submit a formal planning application to the local authority. This involves ensuring that all necessary documents and information are provided to support the application, such as plans, designs, and any other relevant materials 1. The surveyor’s guidance during this stage is vital in helping the client avoid potential issues and increasing the chances of a successful outcome.

Upon receiving the application, the local authority reviews it to determine whether it meets the required standards and regulations. This review process is critical in ensuring that the proposed development aligns with local authority policies and national planning policies. As part of this process, the local authority may raise issues or concerns regarding the application, which the surveyor can address and resolve with the client 2.

The review process is not only an opportunity for the local authority to scrutinize the application but also for the surveyor to ensure that the development meets all the necessary requirements and standards. A thorough review of the application enables the surveyor to identify any potential impediments and work with the client to make necessary adjustments before proceeding with the development 3. As such, surveyors play a pivotal role in ensuring that the development is compliant with planning and building regulations.

Best Practices for Submission and Review

To ensure a seamless submission and review process, surveyors can follow these best practices:

• Verify that all necessary documents and information are provided with the application.
• Ensure that all plans and designs meet the required standards and regulations.
• Address any issues or concerns raised by the local authority in a timely manner.
• Work closely with the client to make necessary adjustments to the development.

By following these best practices, surveyors can help clients navigate the submission and review process with confidence, minimizing potential delays and ensuring a successful outcome for the development.

Regulatory Compliance and Planning Permission

The submission and review process is a critical stage in ensuring regulatory compliance with planning permission and building control. Surveyors must be aware of the relevant regulations and standards that govern the development and ensure that the application meets these requirements. This may involve:

• Familiarizing themselves with local authority policies and national planning policies.
• Understanding building control regulations and standards.
• Ensuring that the development meets energy efficiency and accessibility standards.

By understanding the regulatory framework and ensuring that the development meets all requirements, surveyors can help clients avoid costly delays and penalties, ensuring a smoother planning and building control process.

Visit the following resources for more information on planning permission and building control:

1 Planning Portal – Pre-Application Advice
2 Local Government Association – Planning Application Guide
3 Royal Institution of Chartered Surveyors – Building Control Guide

Key Differences Between Planning Permission and Building Control:

Understanding the Nuances of Planning Permission and Building Control

As a surveyor, navigating the complexities of planning permission and building control can be daunting. While both are crucial for ensuring a development is successful, they serve different purposes and objectives. Planning permission focuses on the planning and design of a development, ensuring it meets local authority policies and national planning policies. Building control, on the other hand, focuses on the construction and implementation of building work to ensure it meets building regulations and standards. In this section, we’ll delve into the key differences between planning permission and building control, highlighting their distinct responsibilities and roles.

Purpose and Objective

Understanding the purpose and objective of planning permission and building control is crucial for surveyors to advise clients effectively and navigate the planning and building control processes. In this section, we will delve into the key differences between planning permission and building control, highlighting their distinct purposes and objectives.

Planning Permission: Planning and Design

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Planning permission is primarily concerned with the planning and design of a development, ensuring it meets local authority policies and national planning policies. This involves evaluating the suitability of a site, assessing the impact of the development on the surrounding area, and determining whether the proposed development aligns with the local authority’s strategic planning objectives 1. The purpose of planning permission is to ensure that developments are well-designed, meet the needs of the local community, and do not harm the environment.

For example, when designing a new residential development, the surveyor must consider factors such as the density of the development, the type of housing, and the provision of community facilities. The surveyor must also ensure that the development meets the local authority’s policies on housing, transport, and environment 2.

Building Control: Construction and Implementation

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Building control, on the other hand, focuses on the construction and implementation of building work to ensure it meets building regulations and standards. This involves verifying that the building work complies with relevant building regulations, such as the Building Regulations 2010 3, and ensuring that the building is safe and accessible for occupants.

The purpose of building control is to ensure that buildings are constructed to a high standard, meet the required building regulations, and provide a safe environment for occupants. For instance, when constructing a new office building, the surveyor must ensure that the building meets the relevant building regulations, including those related to fire safety, accessibility, and energy efficiency [4].

Key Takeaways

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While both planning permission and building control are essential for ensuring a development is successful, they serve different purposes and objectives. Planning permission focuses on the planning and design of a development, ensuring it meets local authority policies and national planning policies. Building control, on the other hand, focuses on the construction and implementation of building work to ensure it meets building regulations and standards.

Surveyors need to understand these differences to advise clients effectively and navigate the planning and building control processes. By understanding the purpose and objective of each, surveyors can ensure that developments are well-designed, meet the required building regulations, and provide a safe environment for occupants.

References

1 Planning Policy Guidance Note 3: Housing (1992). https://www.gov.uk/guidance/planning-policy-guidance-note-3-housing

2 Building Regulations 2010. https://www.legislation.gov.uk/uksi/2010/2214

3 Building Regulations 2010. https://www.legislation.gov.uk/uksi/2010/2214

[4] The Building Regulations 2010. Approved Document B: Fire Safety. https://www.gov.uk/guidance/the-building-regulations-2010-approved-document-b-fire-safety

Responsibilities and Roles

As surveyors navigate the complex landscape of planning permission and building control, understanding the responsibilities and roles of various stakeholders is crucial for ensuring a smooth development process. In this section, we’ll delve into the key responsibilities and roles involved in planning permission and building control.

Local Authority Responsibilities

Local authorities play a pivotal role in the planning and building control process. They are responsible for granting planning permission, ensuring that developments meet the local authority’s policies and national planning policies 1. While building control is also typically carried out by local authorities or approved inspectors, the distinction between the two is essential for surveyors to understand.

Surveyor’s Role

As a surveyor, it is essential to work closely with clients to obtain planning permission and ensure compliance with building regulations. This involves advising clients on the planning and building control process, preparing pre-application submissions, and addressing concerns raised by the local authority during the review process 2. Effective communication and coordination between surveyors, clients, and other stakeholders are critical for achieving project success.

When it comes to building control, surveyors may need to work with building control officers to verify that building work meets the required standards. This requires a deep understanding of building control regulations and standards, as well as the ability to navigate complex building control regulations and standards 3. By working with clients to ensure compliance with building regulations and standards, surveyors can prevent potential issues and ensure that the development process runs smoothly.

Understanding Stakeholder Roles

Effective project management relies on a clear understanding of the roles and responsibilities of different stakeholders involved in the planning and building control process. Surveyors must be aware of the following key roles:

• Local authorities are responsible for granting planning permission and carrying out building control
• Surveyors work with clients to obtain planning permission and ensure compliance with building regulations
• Building control officers are responsible for verifying that building work meets required standards

By understanding the roles and responsibilities of these stakeholders, surveyors can ensure a smooth development process and minimize the risk of project delays or compliance issues.

Key Takeaways

When it comes to planning permission and building control, clarity and effective communication are key. By understanding the responsibilities and roles of different stakeholders, surveyors can ensure that developments meet the necessary requirements and standards. As surveyors navigate the complex world of planning permission and building control, they must stay up-to-date with the latest regulations and standards. This requires continuous education and professional development to ensure that they can provide the best possible advice and guidance to their clients.

References:

1 Local Planning Authority
2 RICS Guidance on Planning and Building Control
3 Building Control Regulations

Keyword References:

• What are the Building Control regulations for Surveyors? Learn more about building control regulations
• How do I ensure Regulatory Compliance for Planning Permission?
  Learn about regulatory compliance for planning permission](https://www.gov.uk/guidance/planning/permissions-granted)
• Which permits are required for regulatory compliance with Surveyors? Check the necessary permits for regulatory compliance

Common Misconceptions and Challenges:

Navigating the Complexities of Planning Permission and Building Control

As we delve into the intricacies of planning permission and building control, it’s essential to address the common misconceptions and challenges that surveyors and clients face. In this section, we’ll explore the often-blurred lines between planning permission and building control, highlighting the key differences and dispelling myths that can hinder the development process. By understanding these complexities, surveyors can provide effective guidance to clients, ensuring a smoother and more successful project outcome.

Planning Permission vs. Building Control

As surveyors and architects work with clients to bring their development projects to life, it’s not uncommon for there to be misconceptions about the roles of planning permission and building control in the process. Understanding the differences between the two is crucial for a successful project, and surveyors play a vital role in educating clients on the importance of each.

Discussion Point 1: Many clients and stakeholders misunderstand the purpose and objective of planning permission and building control.

Many developers and stakeholders often confuse planning permission and building control, assuming they are interchangeable terms or redundant steps in the development process. However, this is not the case. Planning permission is the authority granted to a developer to proceed with a project once it meets the local authority’s policies and national planning policies 1. Building control, on the other hand, is the regulatory function that ensures buildings are designed and constructed to meet the required building standards and regulations 2.

While planning permission focuses on the planning and design aspects of a project, building control is concerned with the construction and implementation of the project 3. Surveyors need to be aware of this distinction to advise clients effectively and guide them through the process.

Discussion Point 2: Surveyors need to educate clients on the differences between planning permission and building control.

In an effort to demystify the development process, surveyors should inform clients and stakeholders about the differences between planning permission and building control. By providing a clear understanding of the purpose and objective of each, surveyors can prevent potential misconceptions and ensure that the project is approached with the right mindset. A lack of understanding can lead to miscommunication, misunderstandings, and unnecessary delays in the development process [4].

Discussion Point 3: Effective communication and education are essential for ensuring that the development process is smooth and successful.

Communication is the key to a successful development project. By providing clear guidance and advice, surveyors can help clients navigate the planning and building control process. When all parties are aware of their roles and responsibilities, and the requirements for each, the development process can progress smoothly. Effective communication and education help to identify potential issues early on, prevent misunderstandings, and ultimately result in a more efficient development process [5].

Discussion Point 4: Surveyors can help clients navigate the planning and building control process by providing clear guidance and advice.

Surveyors are instrumental in ensuring that clients understand the complexities of planning permission and building control. They serve as a liaison between the client and the regulatory bodies, providing expert guidance on the necessary requirements and procedures. By working closely with clients, surveyors can identify potential roadblocks and develop strategies to overcome them, ultimately ensuring a successful project outcome.

Discussion Point 5: Clear communication is critical for avoiding misconceptions and challenges.

Clear and concise communication is crucial in avoiding misconceptions and challenges related to planning permission and building control. By providing a thorough understanding of the process, surveyors can empower clients to make informed decisions about their projects. Without clear communication, the risk of misunderstandings and delays increases, hindering the development process as a whole.

References:

1 Department for Communities and Local Government. (2018). Planning permission. Retrieved from https://www.gov.uk/planning-permission

2 Construction Industry Training Board. (2020). Building control. Retrieved from https://www.citb.com/en/_training-qualifications/broad-industries/thinking-and-acting-with-integrity-and-quality/resources/ building-control/

3 [Building Regulations Academy] (2020). Building Control. Retrieved from https://www.buildingregulations.ie/building-control/

[4] Chartered Institute of Building. (2020). Effective Communication in the Construction Industry. Retrieved from https://www.cib.org.uk/getmedia/36934620-9d65-41d4-a411-fb14638b449a/E-20- Effective-Communication-in-the-Construction-Industry.pdf

[5] Institution of Civil Engineers. (2019). Effective Communication in Construction. Retrieved from https://www.ice.org.uk/knowledge/briefing-notes/effective-communication-construction

Building Control Regulations and Standards

Surveyors play a crucial role in ensuring that building work meets the necessary standards and regulations. However, building control regulations and standards can be complex and challenging to navigate. To provide effective guidance to clients, surveyors need to understand the relevant building control regulations and standards that apply to a particular project.

Building control regulations and standards are in place to ensure that buildings are safe, accessible, and energy-efficient. The Building Regulations 2010 (England and Wales) are a set of building regulations that cover matters such as:

• Structure and fire safety
• Building services and energy efficiency
• Water supply and waste disposal
• Ventilation and acoustics
• Materials and workmanship
• Access to and use of buildings

These regulations are set by the UK government and are enforced by local authorities through the building control process. Surveyors must be familiar with these regulations to ensure that building work complies with them.

Read more about the Building Regulations 2010 here.

To ensure compliance with building regulations and standards, surveyors can provide clients with clear guidance and advice. This involves understanding the relevant regulations and standards that apply to a particular project and ensuring that building work meets these requirements.

Effective communication and coordination between surveyors, building control officers, and clients are essential for ensuring compliance with building regulations and standards. This includes:

• Providing clear guidance on building control regulations and standards
• Coordinating with building control officers to obtain necessary approvals
• Ensuring that building work meets relevant regulations and standards
• Addressing any issues or concerns raised by building control officers

By understanding building control regulations and standards, surveyors can help clients navigate the building control process and ensure that their developments meet the necessary requirements. This is critical for public safety and preventing accidents, such as fires or structural failures.

Learn more about building control regulations and standards on the UK government website.

In conclusion, surveyors play a vital role in ensuring compliance with building regulations and standards. By understanding the relevant regulations and standards, providing clear guidance, and coordinating with building control officers, surveyors can ensure that building work meets the necessary requirements and that developments are safe, accessible, and energy-efficient.

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