Statutory Consents

Q: What is the difference between Planning Permission and Building Regulations/Warrant?

Planning Permission approves what and where you can build (use, scale, siting, appearance). Building Regulations/Warrant approve how it is built (structure, fire, health and safety, energy). Both are mandatory.

Q: Who applies for permissions?

In Scotland, HebHomes can act as your agent and provide a one-stop Planning & Building Warrant service. In England and Ireland, clients appoint their own architect or planning agent; HebHomes recommends trusted agents and supplies the kit drawings, working alongside your chosen consultant.

Q: How much do applications cost?

Fees vary by region. Scotland: planning typically around £410; Building Warrant fees scale with build cost. England & Wales: the planning fee for a single dwelling is currently £578; Building Control or Approved Inspector fees vary. Ireland: planning is generally €65; Building Control submission via BCMS with fees varying by project. Also budget for surveys such as ground investigation, percolation and drainage where applicable.

Q: What surveys might be required?

Typical surveys include ground investigation (to determine foundation type and costs), percolation/drainage assessments where there is no mains sewer, and a topographical survey. Depending on site context the council may request additional reports such as asbestos, archaeology or ecology (e.g., bats/otters). We recommend conditioning your land offer on satisfactory survey results.

At a glance: Before you build a HebHome you must secure Planning Permission (what you can build) and Building Regulations / Building Warrant (how you build it).

Scotland: Planning Permission → Building Warrant (issued by council; SER certificate required).
England & Wales: Planning Permission → Building Regulations (via Local Authority Building Control or a private Approved Inspector).
Ireland: Planning Permission → Building Control via BCMS.

Common Questions

What is Pre-Planning (Pre-Application) and why use it? ›

Pre-Planning provides a non-binding early steer from the council on whether your site is likely to be approved. Because responses can be slow, many clients also consult a planning consultant for faster expert advice before committing to buy land.

What is Planning in Principle (Scotland) / Outline Planning Permission (England & Wales)? ›

Agreement in principle that a house can be built, subject to Reserved Matters such as access, drainage, landscaping and appearance. Full permission is still required before construction can begin.

What is Detailed (Full) Planning Permission? ›

Approval of the full house design, site layout, materials, access, services, and how sewerage and surface water will be handled. Statutory consultees (water, heritage, environment) may be involved. While the legal target is eight weeks, decisions often take longer.

Do I need new planning permission if the site already has approval? ›

Yes. A HebHome is a new design and requires a fresh application. Previous approval improves the likelihood of success but does not guarantee it.

What is Decrofting (Scotland only)? ›

Croft land must be legally decrofted before a house can be built. A solicitor experienced in crofting law should guide the process.

What’s the difference between Planning Permission and Building Regulations/Warrant? ›

Planning Permission approves what and where you can build (use, scale, siting, appearance). Building Regulations/Warrant approve how it is built (structure, fire, health & safety, energy). Both are mandatory steps.

What is Building Regulation Approval (England, Wales, Ireland) / Building Warrant (Scotland)? ›

Technical approval required after planning and before construction, confirming compliance with structural, safety and energy standards.
Scotland: Only the council can issue a Building Warrant and an SER certificate is required. HebHomes provides kit engineering and SAP calculations; an independent engineer must design/certify foundations and non-kit elements.
England & Wales: Approval can be via Local Authority Building Control or a private Approved Inspector (often faster/flexible).
Ireland: Building Control is managed through the BCMS; new dwellings must be registered and certified.

Who applies for permissions? ›

Scotland: HebHomes can act as your agent and provide a one-stop Planning & Building Warrant service.
England & Ireland: You appoint your own architect/agent; HebHomes recommends trusted agents (see our site). We supply the kit drawings and work alongside your consultant.

How much do applications cost? ›

Scotland: Planning typically around £410; Building Warrant fees scale with build cost.
England & Wales: The planning fee for a single dwelling is currently £578; Building Control/Approved Inspector fees vary.
Ireland: Planning is generally €65; Building Control submission via BCMS (fees vary).
Also budget for surveys such as ground investigation, percolation and drainage where applicable.

What surveys might be required? ›

Ground investigation (foundation type/position/costs); percolation/drainage assessments where there is no mains sewer; topographical survey (levels, features, boundaries). Depending on site context the council may request additional reports such as asbestos, archaeology or ecology (e.g., bats/otters). We recommend conditioning your land offer on satisfactory survey results.