Planning Conditions are an important part of the pre construction, due diligence process. The conditions imposed as part of the planning consent must be observed to avoid enforcement action by the Local Authority.
We at Graham Kinnear Property Consultant understand that upon receipt of a planning approval, Clients are generally very keen to appoint a Contractor and make a start. There is generally considerable pre construction work which needs to be undertaken and the discharge of any planning conditions is one part of that process. If you would like to find out more about the other pre construction works which may be required then you can read our page on Project Management.
Many planning conditions are common to all planning consents such as a requirement to build as per the drawings approved by the planning department and an obligation to commence works within a 3 year period however others are more involved and often require being discharged prior to construction beginning.
One such planning condition is perhaps the requirement to undertake an environmental or ecological report and to comply with its contents. Such a report may review the nesting habitat of animals which may be on your site and require that works are only undertaken at set times of the year to avoid impacting a breeding season. On a previous project we were involved in the rehoming of a family of newts!
Similarly an archeological inspection and excavation may be required and if this is the case it is likely that the results will need to be reviewed and approved by your local County Council prior to any construction works being undertaken on site. The ability to procure a report from an appropriately qualified and experienced consultant is key to this process.
For sensitive sites such as Conservation Areas it is common that the local authority wish to approve samples of materials which are to be used prior to construction progressing. You should check your planning consent carefully to establish whether such approvals are required prior to any building being undertaken or just prior to certain materials being used within the build.
Once the materials have been confirmed by the local authority then you should update your cost plan so that there are no nasty surprises later on!
The alternative to compliance is that you risk the wrath of the enforcement department of your local authority. They have the power to close down your development pending compliance and can issue fines. This can have significant impacts if you are contractually bound to a completion date or are reliant on expensive bridging funding to complete your scheme. Aside from that there is the undeniable reputational harm that typically accompanies non compliance.
Here at Graham Kinnear Property Consultants we can include a review of planning conditions as part of our pre construction due diligence for our project management service.
It will come as little surprise that construction works can be stressful and that having the assistance of a qualified and experienced project management team can make the process far more likely to be completed on time and on budget as well as helping to avoid the sleepless nights you may otherwise endure.
Our ultimate aim is that our project management service is self financing in that we believe we can save a sum greater than that which we charge you for our service by prudent contractor selection, supervision of works and our experience in this field. It’s something we feel we are really good at view which was shared at a recent Awards event where our project management service was finalist at the Construction Expo Awards.
If you are planning a construction project and feel you may benefit from our assistance then please get in touch and let’s discuss it. Contact us by email or via 01843 583000.Back