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Q&As
What is considered a meaningful start to be signed off by building control?
I have received planning approval to demolish and rebuild a single residential property. I would like to start the build and have it signed off by building control so it can be deemed to have started - and the clock stops on the three year planning approval. I have been told this needs to be a "meaningful start". Would the demolition of one of two attached garages count as meaningful and allow building control sign off?
I'm looking at making some minor updates to the approved plans and don't want to risk the planning approval lapsing while these changes are being finalised and approved by my planning authority.
One Answer
Hi Steve,
To answer this question its important to first understand what a “meaningful start” is in terms of planning law.
A “meaningful start” from a planning perspective refers to the point at which development has lawfully commenced in accordance with the planning permission that has been granted. Making a meaningful start within the time limits specified in the planning permission (typically three years from the decision date), is critical and without the proof that this was achieved, the permission will be lost.
The definition of what constitutes a meaningful start is outlined in Section 56 of the Town and Country Planning Act 1990. For a development to be considered as having begun, there must be evidence that work has been started in the course of the erection of the building. For example;
• Digging trenches for the foundations of the building.
• Laying of underground pipes or cables.
• Demolition of existing structures
So, coming back to the question of whether demolition of one of the single garages is sufficient, strictly speaking, it is, provided the garage demolition was part of the planning approval. The application of law is subject to opinion so it would be best practice to confirm with the local authority that they agree that this approach is acceptable to constitute a meaningful start.
I would also add that it’s important to remember that before a “material start” can take place, any pre-start conditions attached to the planning permission must be resolved. The start of construction work will also trigger any Community Infrastructure Liabilities, so if you’re a self build make sure you’ve claimed your exemption well in advance.
Hope your project all goes well,
Mark Stevenson (Project Management Expert)