Design and Build in Hedon

East Riding of Yorkshire Council. They determine householder and full applications for Hedon and the surrounding villages, and they also deal with listed building consent. We submit through the Planning Portal and correspond with the case officer directly.

By separating what can be known from what cannot. The measured survey and the completed technical design settle the great majority of the cost, and that part is quoted and held to. Where something genuinely cannot be seen until it is opened up, we name it at the outset and attach a range rather than hiding it inside a headline figure.

The compact historic centre of an old town is exactly the kind of area that commonly carries designation, but it depends on the specific address and the boundary is not always obvious from the street. We confirm it before designing, because it changes what is possible under permitted development.

Yes. Listed building consent is separate from planning permission and is assessed on the effect of the work on the building's significance rather than on land use. Many schemes need both consents, and it is normal to run them together so the council sees a single consistent proposal.

Most often foundation depth that does not match modern expectations, timber condition where it bears into damp masonry, and drainage that was rerouted at some point and never recorded. None of them are unusual. What matters is that they are anticipated in the plan rather than announced by phone.

It is designed rather than improvised. Where materials come in, where a skip stands, whether the scaffold needs a licence for the footway and how a neighbouring property is protected during excavation are all settled before work starts. On narrow historic streets that planning is half the job.

Yes, and on older property the two usually belong together. There is little sense in adding a well insulated extension to a house with failing rainwater goods or a damp problem nobody has diagnosed. We say what needs doing and what can wait.

Yes. Kingston upon Hull, Withernsea, Beverley, Cottingham and the settlements across Holderness are all within our normal working area. Hedon falls to East Riding of Yorkshire Council, as do most of the surrounding villages, while Hull is a separate authority.

Not necessarily, and matching badly is often worse than not matching at all. In a conservation area the officer's concern is how the work reads in the street scene, which can be answered either with a careful match or with a clearly subordinate contemporary addition. The choice has to be argued in the drawings.

A householder application is normally determined within eight weeks of validation, thirteen for a larger one, and listed building consent runs alongside on a similar timescale. Validation is where time is most often lost, so we make sure the submission is complete first time.

Yes, and they are a separate approval from planning with a different test. Planning is about land use and appearance, building regulations are about structure, fire, insulation and drainage. On an older building the technical design is where most of the real thinking happens.

A free consultation at the property. We look at the building, talk about what you want and give an honest view on whether it is achievable within your budget, including where the risks sit. There is no charge and no obligation.