法定建築批文 STATUTORY CONSENTS


法定建築批文 STATUTORY CONSENTS

建築法例許可同意書及申請事項 :

建築工程是需要獲得政府建築處的許可書才能 進行施工或改建。 根據建築物的範圍,物業的 位置和用途,它要符合以下一項或多項要求才 許可的開發: 規劃許可證,環保綠化批文,保育區建築物, 間隔區域牆和建築法例批准。
在項目開始時,我們將告知客戶可能需要哪些 同意書和批文。 在復雜情況下,我們建議您在 提交完整的計劃申請之前先申請預先計劃建議 於地方政府。在適當的階段,我們將代表客戶申請有關地方 政府批文或同意書。 我們將與地方政府有關部 門保持聯絡及跟進,如有需要我們將會提供更 多有關資料並與當局協商。


申請計劃書前建議 :

預備計劃建議是在提交完整的申請之前從地方 政府計劃官員那裡獲得㘩文前建議的機會。
該地方政府計劃員將告訴您的建築計劃是否可 能被接受,或要接受修改才能接受,又或者原 則上是不能接受的; 我們將會為你的計劃提交 哪種類型的申請文件以及應提供哪些文件支持 申請。
該程序通常也是一個機會,可以讓計劃官員進 行非正式討論,並使他或她參與決策過程。


規劃許可 :

對於住宅物業,規劃許可涉及建築物外觀或用 途的更改,例如房屋的擴建或將單個大型住宅 轉換為間隔房間。 規劃不應與完全獨立的建築 法規混淆。 在考慮對房屋進行更改時,規劃申 請可能是要考慮的主要因素之一,並且從一開 始就需要加以考慮。對於更複雜的項目,可能需要其他文件-如果是 這種情況,我們將代表您準備並提交您的計劃 申請。 作為指導,從提交計劃申請到做出決 定,通常至少需要8週的時間。 對於某些類型 的建築,地方政府當局可能會施加額外的費用 和建議。


保育建築同意書 :

具有特殊建築意義的建築物通常會被正式“列 出”,從而受到保護。 倫敦有許多住宅建築物 都列為2級保育,這意味著任何改動(不僅限於 外部或原始部分的改動)都必須獲得《保育建 築物許可》的批准。 對於具有2 *級和1級特別 重要意義的建築物,該規則甚至更加嚴格。


製作列出的建築同意書申請類似於製作計劃申 請。 某些其他信息將是必需的。保護區同意書:

在保護區內的建築物外觀變化將是一個特別敏 感的問題。


您可能需要申請保護區同意書及規劃許可書(有 時甚至不需要後者)。 在某些情況下,從街道 上看不見的大樹或是在建築物後面的地方仍然 被認為是保護區的一部分,要加以解釋和申 請。


許可的開發權:

對於較小的擴展和更改,您的建議可能屬於您 的許可的開發權限內,這意味著你不需要申請 計劃許可。 您的提案需要符合高度,體積(以 立方米為單位)等方面,才能不用申請開發 權。
如果您的項目符合以上條件,我們建議您申請 合法發展證書以確認這一點。 該應用程序需要 適當的圖紙和計算支持,我們可以為您提供幫 助。


建築法例 :

建築法例可確保建築物的結構,走火通道,排 水,通風,隔熱等條件達到質量標準。 建築法 規事宜通常由您當地政府的建築部門處理,但 是由持牌建築執照檢查員逐漸成為替代選擇。 我們通常建議使用後者,因較更具有互動性, 檢查員甚至可以在設計過程中提供有價值的建 議。

根據建築法規有兩種申請批准的方法:“完整計 劃”方法或“建築通告”方法。“全面計劃”方法要預先提交詳細圖紙,例如走 火通道,通風能力。 完整的計劃方法使您完全 確定並放心有關的建築設計,因為預先批准了 建築法規的所有方面。


在建築施工開始前48小時內將《建築通告》表 格提交給地方政府建築控制部門。 工作開始 後,建築控制官或檢查員將撿查工地現場,並 與建築商安排在整個施工過程中的特定時間進 行視察,檢查工作是否符合法規要求。 他/她還 可能需要補充圖紙和資料。 工程完成後,建築 控制人員或檢查員將簽發完工/入顆證書,以 確認一切均已完成至要求的水平。


“建築通知”方法適用於最簡單和最直接的項 目,例如 對住宅物業進行小型的改動或擴展。 通常,您將不需要太多的特定圖紙,因此您的 建築商可以在進行工程時代理。


STATUTORY CONSENTS :

Most building works require permissions from various Authorities to be granted before they can go ahead. Depending on the extent of the work, the location and type of the property, it may be one or more of the following: Planning permission, Listed Building consent and Building Regulations approval.

At the beginning of the project, we would always advise the Client what consents and approvals may be required. In complex cases, we would recommend applying for a pre-planning advice before submitting a full planning application.

At appropriate stages, we would prepare and submit applications on the Client’s behalf to the statutory authorities. 


Pre-Planning Advice :

The pre-planning advice is an opportunity for you to get a clear written expert advice from the planning officer before you submit a full application.

The advice will tell you whether your proposal is likely to be acceptable, can be accepted subject to amendments, or is completely unacceptable in principle; how the council will apply its policies to your proposal; which type of application you will need to submit and what supporting documentation should accompany it.

This procedure is also often an opportunity to engage the planning officer into an informal discussion and make him or her part of the decision-making process.


Planning Permission :

For domestic properties, planning permission relates to changes in the appearance or the use of buildings – such as an extension to a house, or conversion of a single dwelling into flats. Planning should not be confused with the building regulations that are entirely separate. Planning can be one of the main hurdles to clear when thinking about making changes to your home, and needs to be given consideration from the start.

For more complex projects, additional documents may be required – we will advise you if this is the case. We will prepare and submit your planning application on your behalf. As a guide, it generally takes a minimum of 8 weeks from submission of a planning application to a decision. On some types of development, the local authority may impose additional charges and obligations.


Listed Building Consent :

Buildings of particular architectural interest are often officially “listed” and thereby protected. Many residential buildings in London are listed Grade 2 which means that any alterations (not just those to the outside or original parts) have to be approved under a Listed Building Consent. The rules are even stricter for the buildings of particular significance listed Grade 2* and Grade 1.

Making a Listed Building Consent application is similar to making a planning application; some additional information will be required.


Building Regulations :

The building regulations are there to ensure that buildings are made to a minimum quality standard for such things as structure, fire escape, drainage, ventilation, insulation and so on. Building regulations matters are usually handled by the Building Control Department of your local authority, but private licenced inspectors become increasingly an alternative. We usually recommend the latter route, as it is less formal and more interactive, and the inspector can even provide valuable advice in the course of the design.

There are two ways to apply for approval under the building regulations: the Full Plans method or the Building Notice method.

“Full Plans” method requires the submission up-front of detailed drawings that show a great deal of information, such as the fire escape routes, ventilation capacities, for instance. The full plans method gives you full certainty and peace of mind as all aspects of the building regulations are approved in principle in advance. At least 48 hours before work starts on site, a Building Notice form is submitted to the Building Control Department. Once the work starts, the building control officer or inspector will visit the site and make arrangements with the builder to visit at specific points through the progress of the works to check that the works are up to the minimum standard that the regulations require. He/She may also request supplementary drawings and information. When the works are complete, the building control officer or inspector will issue a certificate to confirm that everything has been done to the required level.

“Building Notice” method is for simplest and most straightforward projects, e.g. small alterations or extensions to domestic properties. You will generally not need very much in the way of specific drawings for this and your builder can look after the process on your behalf while undertaking the works.