Process for extension - confused!

[csmudge]

Hi. I’ve never felt more out of my depth. I somehow manage to hold down a job and vaguely raise kids, but honestly this building stuff is so confusing!

Situation is this: we have planning permission for a single storey extension to the back of our house. All good.

Question is, what the heck happens now? We got a surveyor to do our drawings and take us through planning but we are left with what seems to me basic drawings. Is this enough to get a quote from a builder?

It’s been mentioned that we could get someone (an architect?) to do more technical drawings, but what’s the point in that? Won’t we just spend the money we’ve saved not having an architect?

It’s also been mentioned we need a steel - and therefore a structural engineer. But who calls/ engages them and when?

Similarly, what is building control? Do we apply or does the builder?? When? Before or after we choose a builder?

Honestly, I’m all a tither. The guy we used to do the drawings is lovely but impossible to get hold of, so feel really left in lurch.

Can someone give me a plan and a step by step approach to what I should do now?

Thanks for reading this far and all advice welcomed.

Glad it’s not just me! I think that I’m pretty capable with most things but the whole extension business is stressing me out. I think that all the building people are in cahoots in order to confuse us and put prices up. Unfortunately I can only offer sympathy and no advice!

We had a single story rear extension 4 years ago. As far as I can remember our process was as follows:
Architect prepares plans for planning
Architect then does detailed drawings for building regs and engages structural engineer for structural calcs
Structural engineer makes site visit and marks up architects detailed plans
Builders quote on detailed plans
Builder commenced work and liaises with building control to get them to do the appropriate site visits
At the end building control sign off that all complied.
Sure I’ve mussed something!

We had a single storey extension built a couple of years ago. The only plans ever drawn were drawn by me using excel as graph paper.

The builder dealt with Building Control. He contacted them at the various stages as needed.

The appropriate building regs certificates were issued on completion.

Thanks all. That's helpful.

Think we'll make a couple of apptments with builders and see if they think the drawings we have will be enough for them, and enough for them to help us with the building control stuff.

Your help, and a couple of hours with google, has made me feel a bit better about next steps.

As you'll have maybe gathered from the differences between @PissedOffNeighbour and @GnomeDePlume, there are two routes through Building Regulations:

The first is known as a 'full plans' application, and is where you submit drawings for approval before starting the work. The drawings are checked, and a 'Plans Approval' notice is issued, then the work on site is checked at stages to make sure it complies with the drawings.

The second is known as a 'Building Notice', and is where you simply tell Building Control that you're intending to do the work, and they check it for compliance as you go along.

The actual application fees total the same in both cases, but (if everything goes without a hitch) the 'Full Plans' route is more expensive because you're paying for a detailed set of Building Regulations drawings.

It is safer, however, and can end up costing less in the long run, because there is a lower chance of nasty surprises that can stall the work on site (and at worst can actually result in work having to be removed and re-done). For example, not far from here you will find a thread about a fire door having to be introduced in a kitchen, to create a protected escape route from a loft conversion. That's the sort of thing that often isn't picked up in advance by a 'Building Notice' application.

@PissedOffNeighbour's description of the process is spot on for a 'Full Plans' application, except that the Structural Engineer won't necessarily need to make a site visit - they can simply work form the architectural drawings - and, indeed, in some circumstances a Structural Engineer won't be required at all.

Absolutely agree with Sensus.

Our approach was less reckless than it sounds. We did a lot of research (and I mean a lot). DH did the ground work. The extension was a simple box. DH had been an electrician and had worked with the builder. The builder was a small company and happy to have DH do the labouring work as it meant that our work could be fitted in around his other jobs. The builder was local and had a good working relationship with building control.

If it's simple dont make it complicated. If it's complicated make it simple. Our extension was all about the art of the possible. We kept the extension within permitted development rights for larger extensions.

We were novices to this but found out process quite
Straight forward. The builders used the building regs plans to provide us with a detailed quote. We had 5 quotes and ended up with the second cheapest as he was highly recommended.