1. Do I need planning permission?

Not all building projects require planning permission. Some developments can be carried out under Permitted Development Rights, while others require a formal planning application. Whether planning permission is needed depends on factors such as the type of property, the scale of the proposal, your location and any planning restrictions affecting the site. We assess every project individually and advise you on the most appropriate route before any work begins.

2. What are Permitted Development Rights?

Permitted Development Rights allow certain building works to be carried out without obtaining full planning permission, provided they comply with national limits and conditions. Common examples include certain rear extensions, loft conversions, garage conversions, outbuildings and porches. However, these rights may be removed by planning conditions or Article 4 Directions, meaning planning permission may still be required. We can advise whether your proposal qualifies as Permitted Development.

3. What is a Lawful Development Certificate (LDC) or CLEUD?

A Lawful Development Certificate (LDC) confirms that a proposed development is lawful under Permitted Development Rights, while a Certificate of Lawfulness of Existing Use or Development (CLEUD) confirms that an existing use or development is lawful. Although not always legally required, these certificates provide valuable proof when selling your property, remortgaging or demonstrating that works have been carried out lawfully.

4. How long does the planning permission process take?

The planning process varies between Local Planning Authorities, but a typical application follows these stages:

• Preparation of drawings and supporting documents.
• Submission of the application.
• Validation by the Local Planning Authority (typically 5–15 working days).
• Allocation to a Planning Officer.
• Public consultation where applicable.
• Assessment by the Planning Officer.
• Decision issued (normally within 8 weeks for householder applications, although more complex applications may take longer).

We monitor your application throughout the process and keep you informed at every stage.

5. What happens after my planning application is submitted?

Once submitted, the Local Planning Authority checks that all required drawings, documents and application fees have been received. This is known as the validation stage. Once validated, your application is allocated to a Planning Officer, consultations are carried out where required, and the proposal is assessed against national and local planning policies before a decision is made.

6. What is included in your planning permission service?

Our planning service is designed to manage the process from start to finish. Depending on your project, this may include:

• Architectural planning drawings
• Planning application preparation and submission
• Planning Statements
• Design & Access Statements
• Change of Use supporting documents
• Fire Statements
• Specialist supporting reports where required
• Liaison with the Local Planning Authority throughout the application process

Every project is tailored to its individual planning requirements.

7. What happens if my planning application is refused?

If your application is refused, we carefully review the Planning Officer’s reasons for refusal and discuss the most appropriate way forward. In many cases, amendments can be made to address the concerns raised. Where appropriate, BEL Group will prepare one revised planning application at no additional professional fee, although any Local Planning Authority application fees remain payable where applicable. If a revised application is not suitable, we can also advise on the planning appeal process.

8. Can BEL Group submit my planning application on my behalf?

Yes. We prepare and submit planning applications on behalf of homeowners, landlords, developers and commercial clients. We also liaise with the Local Planning Authority throughout the application, respond to requests for additional information where appropriate and keep you updated as your application progresses.

9. Can you help with change of use and retrospective planning applications?

Yes. We regularly prepare planning applications for change of use projects, including HMOs, supported living accommodation (C3(b)), care facilities (C2), office to residential conversions, places of worship and other commercial developments. We also assist with retrospective planning applications and applications to regularise existing developments where planning permission was not previously obtained.

10. Can BEL Group take over my project if I already have drawings?

Yes. If you already have drawings prepared by another designer or architect, we may be able to assist with the next stage of your project. This could include reviewing the existing drawings, preparing supporting planning documents, submitting the planning application, producing Building Regulations packages, structural calculations or providing specialist planning advice where required.

1. When do I need structural calculations?

Structural calculations are required whenever structural elements of a building are being altered or introduced. Common examples include extensions, loft conversions, new builds, removing load-bearing walls, chimney breast removals, garage conversions and commercial fit-outs. They demonstrate that the proposed structure is safe and complies with the Building Regulations.

2. Do I need structural calculations to remove a load-bearing wall?

Yes. If you’re creating an open-plan kitchen, kitchen-diner or removing a load-bearing wall, structural calculations are required to design the appropriate steel beam (RSJ) or alternative support. Building Control will normally require these calculations before approving the work.

3. Do I need structural calculations for a loft conversion or extension?

Yes. Most loft conversions and extensions require structural calculations for new floor joists, roof alterations, steel beams, foundations and other load-bearing elements. Every project is individually assessed to ensure the structure safely supports the proposed works.

4. Do chimney breast removals require structural calculations?

In most cases, yes. Whether you’re removing a chimney breast at ground floor, first floor or throughout the property, a structural assessment is usually required to determine the appropriate support. This may involve steel beams, gallows brackets (where appropriate) or other structural solutions depending on the existing construction.

5. What types of structural calculations do you provide?

We prepare structural calculations for a wide range of residential and commercial projects, including:

• Rear, side and double-storey extensions
• Loft conversions
• Open-plan structural alterations
• Chimney breast removals
• New build developments
• Timber, steel and masonry structures
• Portal frames
• Mezzanine floors
• Retaining walls
• Commercial alterations and refurbishments

6. Do you carry out structural inspections and structural reports?

Yes. We provide structural inspections and written reports for existing buildings where concerns have been raised about movement, cracking, structural alterations or general condition. These inspections are carried out by experienced Chartered Structural Engineers (CEng MICE) where required, producing professional reports suitable for submission to mortgage lenders, solicitors, insurers and other third parties.

7. When would I need a structural inspection?

Structural inspections are commonly requested when purchasing a property, making an insurance claim, investigating cracking or movement, satisfying mortgage lender requirements, supporting legal matters or assessing the structural condition of an existing building before alterations are undertaken.

8. Can BEL Group prepare both the structural calculations and Building Regulations package?

Yes. We provide a complete technical service, preparing both the structural calculations and the Building Regulations drawing package under one roof. This coordinated approach helps reduce delays, improves communication and provides builders with a comprehensive construction-ready package.

9. How long do structural calculations take?

Timescales vary depending on the complexity of the project. Most residential structural calculation packages can be completed within a few working days once all necessary survey information and architectural drawings have been received.

10. How much do structural calculations cost?

The cost depends on the size, complexity and type of project. Factors such as the number of steel beams, foundation design, site constraints and the scope of engineering work all influence the fee. We provide fixed-fee quotations tailored to each individual project before any work begins.

1. What are Building Regulations?

Building Regulations are national standards that ensure building work is safe, structurally sound, energy efficient and compliant with current legislation. Unlike planning permission, Building Regulations focus on how your project is constructed rather than whether it is permitted.

2. When do I need Building Regulations drawings?

Building Regulations drawings are usually required for most structural alterations and building work, including extensions, loft conversions, garage conversions, new builds, commercial projects and removing load-bearing walls. They provide the technical information needed for Building Control approval and construction.

3. What’s included in a Building Regulations package?

A typical Building Regulations package includes detailed technical drawings, construction details, specifications, insulation requirements, drainage information where applicable, and coordination with structural calculations to demonstrate compliance with the Building Regulations.

4. What’s the difference between planning drawings and Building Regulations drawings?

Planning drawings are prepared to obtain planning permission and illustrate the appearance and layout of a proposed development. Building Regulations drawings are far more detailed and show exactly how the project should be constructed to comply with current Building Regulations.

5. Do I need Building Regulations if planning permission isn’t required?

Yes. Even if your project is permitted development and does not require planning permission, Building Regulations approval may still be required. The two processes are separate and many projects require Building Regulations regardless of planning requirements.

6. Can BEL Group prepare and submit my Building Regulations package?

Yes. We prepare complete Building Regulations packages for residential and commercial projects and can submit them to Building Control on your behalf, helping ensure your project is ready for construction.

7. Do Building Regulations drawings include structural calculations?

Structural calculations are normally prepared alongside the Building Regulations package where structural alterations are involved. We coordinate both services to ensure the drawings and calculations work together for Building Control approval.

8. How long does it take to prepare a Building Regulations package?

Timescales vary depending on the complexity of the project, however most residential Building Regulations packages can usually be prepared within a few weeks once all necessary survey information and design decisions have been confirmed.

9. Can my builder use the Building Regulations drawings for construction?

Yes. Building Regulations drawings are prepared as construction-ready technical drawings and are intended to assist builders in carrying out the works in accordance with the approved design, subject to any site-specific requirements and Building Control inspections.

10. How much does a Building Regulations package cost?

The cost depends on the size and complexity of your project, the level of detail required and whether structural calculations are needed. We provide fixed fee quotations tailored to each project before any work begins.

1. What is a Party Wall?

A Party Wall is a wall, boundary or structure shared between two neighbouring properties. The Party Wall etc. Act 1996 provides a legal framework for certain building works carried out close to or on shared boundaries, helping protect the interests of both the building owner and adjoining owner.

2. What building works require a Party Wall Notice?

You may need to serve a Party Wall Notice if your proposed works involve:

• Building on or astride the boundary line.
• Cutting into or altering a shared Party Wall.
• Raising, underpinning or demolishing a Party Wall.
• Excavating within certain distances of a neighbouring property where foundations may be affected.

Not all projects require a Party Wall Notice, so it’s always advisable to obtain professional advice before starting work.

3. Does a rear extension require a Party Wall Agreement?

Not always. A rear extension may require a Party Wall Notice if it involves excavating near neighbouring foundations or building up to the boundary line. Whether the Act applies depends on the design, foundation depth and proximity to adjoining properties.

4. Does a loft conversion require a Party Wall Notice?

Many loft conversions do require a Party Wall Notice, particularly where steel beams are inserted into a shared Party Wall or works involve cutting into, raising or altering the shared wall. Simple loft conversions that do not affect the Party Wall may not require notices.

5. When should a Party Wall Notice be served?

Party Wall Notices should generally be served before any notifiable works begin. Different types of work have different notice periods, so obtaining advice early helps avoid delays to your project.

6. What happens if my neighbour does not respond?

If an adjoining owner does not respond within the required period, a dispute is deemed to have arisen under the Party Wall etc. Act 1996. Surveyors can then be appointed to prepare a Party Wall Award allowing the project to proceed while protecting both parties’ interests.

7. Can BEL Group act for both neighbours?

Yes. Where both owners agree, BEL Group can act as the Agreed Surveyor, preparing the Party Wall Award impartially for both the building owner and adjoining owner. If either party prefers, each owner may appoint their own surveyor.

8. What is a Schedule of Condition?

A Schedule of Condition is a detailed written and photographic record of the neighbouring property’s condition before works commence. It provides evidence of any existing defects and helps prevent disputes regarding alleged damage during construction.

9. What is a boundary assessment?

A boundary assessment reviews the position of legal and physical boundaries using title plans, site evidence and available documentation. This can help clarify boundary positions before building work begins and reduce the risk of future neighbour disputes.

10. Can BEL Group prepare Party Wall Notices and Awards?

Yes. BEL Group provides a complete Party Wall service, including preparing and serving Party Wall Notices, carrying out Schedule of Condition inspections, acting as Agreed Surveyor where appropriate, preparing Party Wall Awards and providing boundary assessments for residential and commercial projects.