Planning permission and stage releases

Does my client need detailed planning permission before he purchases the land or property?

No. Your client can buy land with only outline planning and go for detailed planning once they have purchased it. If they are buying a building to renovate they do not have to have the planning permissions required for the work they are going to do to it before purchase.

If however they are purchasing the land subject to detailed planning, the detailed planning will have to be in place before money is released to them to purchase it.

When does my client have to get detailed planning permission?

If they are building a new property or renovating or converting an existing property, they will have to provide BuildStore with a copy of their Detailed Planning Permission and Building Regulations/Warrant prior to drawing down the first stage payment for the construction work.

When does my client need their Building Regulations?

Your client cannot draw down money for their build until their Building Regulations are in place therefore they should apply for these as soon as they can as the lack of them could cause a delay in getting their project started.

Getting the money released during the build:

As mentioned above, to receive their first stage payment you client needs to provide the appropriate planning and Building regulations approval for their project.

For subsequent stage payments they need to provide proof that their build has reached the appropriate stage in the construction process by means of “Interim Certification”. There are only certain people who can provide acceptable certification so it is important that your client establishes how they will be getting their certification done before they start the build.

This certification has to be provided by one of the following:

Certification from either an NHBC Solo Inspector.
Certification from another suitable structural warranty inspector.
Certification by a suitably qualified building professional who carries appropriate insurance cover.
This could be:
- Architect
- Architectural Technologist
- Structural Engineer
- NHBC registered builder

All supervising professionals must have Professional Indemnity cover of at least £250,000 in place.

To ensure that payments are not delayed, your client should contact BuildStore to establish if the person that they want to certify your build is acceptable.

Certification required for a self build:

Stage 1:	To complete foundations	Copy of Detailed Planning Permission and Building Regulations/Warrant
Stage 2:	To wall plate level	Certification confirming that the foundations have been completed to a satisfactory level
Stage 3:	To achieve wind & watertight and completion of roof	Certification confirming that the house has reached wall plate level (that the Kit has been erected for Timber Frame)
Stage 4:	To complete the internal works and plastering out	Certification confirming that the property is wind and watertight
Stage 5	To complete the property	Certification confirming that the first fix has been completed