Planning Permission - What next?

[Sunnyshores]

We want to build a 2 storey extension to our G2 listed property - PP is due in 2 weeks and we're hopeful (have submitted what the planner asked for and approved in pre-planning).

Anyway, we still dont have a firm idea of what it will cost.

Originally, we had a couple of builders round and asked if we could do it for max £150k, they both said yes. When we had the plans drawn up we asked the architect, he said yes, based on price per sqm. But no-one will give us a full quote without a full specification.

I know what kitchen, bathrooms, flooring, I want and have quotes. But I need the rest quoted for - that actual building work, windows etc.....

When/how does this happen?

You instruct the architect to draw up construction drawings then put it out to tender. They probably won't want to do this until PP granted.

I'd advise getting quotes from 2 different builders.
It's always a challenge getting like for like quotes but they should be able to give you an idea of the costs.

Sorry, should've said 3 builders.

Thank you - I keep asking the architects what will happen next and they said something about Building Regs, best I get back to them anyway.

It seems such a funny way of doing it all, I still dont know for sure after 2 years of the planning process (not helped by an architect that just didnt get our vision) - if we can even afford to build.

We're doing an extension (replacing the one here when we moved in, which didn't meet any building regs at the time and is now falling off!), and started talking to builders who referred us to architects, but both builders and archs gave us some ballpark figures - we didn't use the one who couldn't comprehend a budget of only 5 figures...

The architects did the drawings, the detailed ones after confirming with the council we would only be allowed Permitted Development and nothing requiring PP. While waiting for the council to rubber-stamp them as being under PD, we have had a structural engineer round to do the detailed construction drawings and spec, basically a shopping list and set of instructions for the builders so that whatever they build will meet Building Regs (note, Building Control are a totally different bit of the council from Plannng!)

Then we can get quotes from the builders and hopefully have them lined up shortly after the council confirm we can go ahead.

If it is listed won't you also need Listed Buildings Consent . Not sure about G2 but you may need agreement to any alterations, materials etc

Quantity surveyor can also help with costs. Ours has gone through our spec before we have planning permission and before we have detailed drawings for builders to quote on. He has i token down all the costs so we can accurate bids from builders and keep track

You will definitely need listed building consent for G2 but if you have been liaising with the Planning Dept for 2 years, I guess you already know that.

Yep, listed building consent with the PP. Actually not that arduous as due to several 1970s flat roofed extensions to the rear it looked pretty hideous, only the front facade was 18th century (and that is staying exactly as it is).

SilasGreenback - did you replace the architect at this stage then with the Quantity Surveyor? Or was he an extra person ? If you dont mind, what sort of charge does he make?

I would allow about £1500-2000 per sq m to estimate the cost & then have a generous contingency on top.