Planning and Warrant Service

At a glance: Most clients in Scotland choose our Planning & Warrant Service so we act as your agent for statutory approvals. This covers full planning permission and Building Warrant. We coordinate all consultants, drawings and submissions to minimise hassle and maximise approval chances.

Availability: We act as agent in Scotland. Outside Scotland, appoint a local architect/agent — see below for our suggested partners.
Total fee (Scotland, full service incl. typical consultants): £16,800 + VAT (Stage 1 £10,400 + Stage 2 £6,400).
Optional: Principal Designer (CDM 2015) +£2,000 + VAT.
Note: Authority fees and site-specific surveys are separate (see below).

What this service includes

We manage the end-to-end approvals pathway, coordinating architect (Hebhomes), land surveyor, drainage/sewerage specialist, civil/structural engineer and heating engineer. Your kit engineer also designs the foundations package, reducing build risk.

Where it’s available

Scotland: HebHomes acts as your agent for both stages.
England & Wales, Republic of Ireland, Northern Ireland: Appoint a local architect/agent to lead applications. We collaborate closely and provide HebHomes kit drawings/specification and engineering information.

Recommended partners (outside Scotland)

England (All) & Wales: Marrons gessica.salerno@marrons.co.uk
England (South): Dunlop Studios — Nick · info@dunlopstudios.com
England (South): Place Architecture — Peter Liddell · pl@placearchitect.co.uk
Republic of Ireland: Daly & Carroll Architecture — Ronan · ronan@daca.ie

If your site has no planning yet

Before committing to full architect fees, consider early planning advice:

England: Dan McEwan · dan@workbyhere.com · 07827 012317
Scotland: Maria Franke Planning · info@mfplanning.co.uk · 07539 389078
Read our Planning Guide (Members Area) and use the Example Programme to understand timelines.

Stage 1 — Planning Application (Scotland)

Full planning determines the site layout, access, foul and surface water strategy, design and policy case. Sensitive areas may involve national agencies. Approval is never guaranteed, but we present the strongest, evidence-led case. Your Hebhomes project manager will decide which of these services are required on a case-by-case basis.

HebHomes project management (planning) — £4,500 ex VAT

Site visit
Planning drawings: house plans/elevations/sections; section through site in context; block & location plans
Design & Access Statement
Application administration and consultant coordination

Typical consultant inputs (planning)

Topographical survey (assumes half-acre) — £1,200
Ground Investigation Report — £1,200
Drainage report & percolation tests — £1,400
Drainage schematic — £400
Road access design — £900
Cut & fill analysis (sloping sites) — £800

Stage 1 total (full service incl. typical consultants): £10,400 + VAT

50% due before site visits
50% due prior to submission to planning
If items are already completed/not required, we remove them from scope. Remote/challenging sites may add cost; we advise in advance.

Stage 2 — Building Control / Building Warrant

Technical approval of structure, energy, fire and services. Regional rules differ (see quick guide below).

HebHomes project management (technical) — £3,600 ex VAT

Site-specific Building Control/Warrant drawings
Application administration to approval (Scotland: Building Warrant)

Typical consultant inputs (technical)

Foundation design — £1,150
Detailed drainage design — £1,050
Heating system options appraisal — £600

Stage 2 total (full service incl. typical consultants): £6,400 + VAT

50% due at commencement
50% due prior to submission to Building Control/Warrant

Regional differences (quick guide)

Scotland: You cannot build until the council issues the Building Warrant. SER certificate covers all structural elements, including foundations and non-kit items.
England & Wales: Submit technical drawings to the Local Authority or an Approved Inspector. Typical decision windows are ~5–8 weeks.
Republic of Ireland: Construction may commence on approved planning drawings; legal compliance evidenced by certificates lodged to the Local Authority.

Mandatory third-party fees & common extras (not included)

Mandatory

Planning application fee (guide: ~£600 in Scotland)
Building Control/Warrant fee (approx. £1,000–£4,500, floor-area dependent)
SER certification/registration (Scotland; guide ~£700 + SER Ltd %)
Travel & subsistence for consultants
Additional information requested by the authority
Liaison with statutory bodies after approval
Site visits (separate to kit contract)
Mains water/electricity connection administration & provider fees

Optional

Principal Designer (CDM 2015) — +£2,000 + VAT
Contract Administrator (recommended during construction)
Quantity Surveyor (robust cost plan and tendering support)
Heating engineer (detailed system design)
New-home warranty scheme

Site-specific (where applicable)

Surveys of existing buildings; services mapping
Environmental, archaeological, bat/animal surveys
Machine/manpower for percolation & trial pits
Tree survey & landscape design
SUDS and non-standard drainage design; flood-risk assessment
Community engagement report; contaminated land report
Private water-supply design/report (where no mains)
Decrofting administration
Planning advertisement fees (varies by council)
Retaining wall design; garage design (request our Garage Pack)
Radon report

Contracts you will receive

HebHomes Planning & Building Warrant Contract (scope, duties, fees, expected extras)
HebHomes Release Letter (kit contract)

These are separate agreements: one for statutory approvals; one for your HebHome design/kit. Once signed and returned, we allocate your Project Manager and begin.

Payment schedule

Stage	Milestone	Payment
Stage 1 — Planning	Before site visits	50%
Stage 1 — Planning	Prior to submission to planning	50%
Stage 2 — Technical	At commencement	50%
Stage 2 — Technical	Prior to submission to Building Control/Warrant	50%
Optional	Principal Designer (CDM)	Two invoices of £1,000 + VAT

All prices ex VAT unless stated. Payments due within 5 days of invoice unless otherwise agreed.

Common Questions

Do I need planning permission for a HebHome? ›

Yes. Every new home requires full planning permission on its chosen site. You also need a Building Warrant (Scotland) or Building Regulations approval (England & Wales) before building.

Where can HebHomes act as my agent? ›

We act as your agent in Scotland. Outside Scotland, appoint a local architect/agent and we will coordinate and supply HebHomes kit information.

What are the two stages of approval? ›

Stage 1: Planning (site, access, drainage strategy, policy case) and Stage 2: Building Control/Building Warrant (technical drawings, structure, energy, services, fire).

How long does approval take? ›

Planning commonly takes 8–12+ weeks from validation; Building Control/Warrant typically 5–8+ weeks. Timings vary with complexity and authority workload.

Is approval guaranteed? ›

No. Decisions depend on policy and officer judgement. We present an evidence-led, compliant case to maximise your chances.

Who designs the foundations? ›

The structural engineer designs foundations using site investigation data, coordinated with the HebHomes kit engineering.

Which surveys are usually required for planning? ›

Typically: topographical survey, ground investigation, drainage/percolation tests, access/visibility, and on sloping sites a cut & fill analysis. Sensitive sites may need ecology, tree or archaeology reports.

What are the fees for the full service in Scotland? ›

Stage 1: £10,400 + VAT (incl. typical consultants). Stage 2: £6,400 + VAT (incl. typical consultants). Total: £16,800 + VAT. Optional Principal Designer +£2,000 + VAT.

How are payments staged? ›

Stage 1: 50% before site visits; 50% before submission. Stage 2: 50% at commencement; 50% before submission. PD: two invoices of £1,000 + VAT.

What third-party costs should I budget for? ›

Planning fee (~£600 Scotland), Building Control/Warrant (£1,000–£4,500), SER registration (Scotland), utility connection fees, and any extra surveys requested by the authority. Travel/subsistence for consultants are also excluded.

Can HebHomes act as Principal Designer (CDM 2015)? ›

Yes, on request, for an additional fee. We coordinate pre-construction health & safety information and design risk management.

What’s different between Scotland, England/Wales and ROI? ›

Scotland: Building Warrant required before construction; SER certification applies.
England & Wales: Building Regulations approval via LA or Approved Inspector (typically 5–8 weeks).
ROI: Build can proceed on planning drawings; certificates of compliance must be lodged to the Local Authority.

Do pre-application enquiries help? ›

Often. They can flag issues early but add time and are usually non-binding. We’ll advise if a pre-app is worthwhile for your site.

Can I appeal if refused? ›

Yes. Depending on reasons, a targeted redesign and resubmission can be faster than appeal. We’ll advise the best route.

Is Class Q relevant to HebHomes? (England) ›

Class Q enables conversion of existing farm buildings to dwellings. HebHomes are new-builds, so Class Q usually doesn’t apply; we can still advise strategy if you’re pursuing a conversion.

Who administers the build contract on site? ›

A Contract Administrator (often your architect/agent) should be appointed for the construction phase. HebHomes site visits can be added if you want quality monitoring.

What documents do I receive when I proceed? ›

You’ll receive the HebHomes Planning & Building Warrant Contract and the HebHomes Release Letter (kit). Once signed, we mobilise the team and start your project.

Where can I find the Example Programme and Planning Guide? ›

Both are available in the Members Area.

Next steps

Ask about Planning & Warrant (Scotland)
Register for Members Area to access the Planning Guide and Example Programme
Read: Project Sequence
Read: Build Process

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