The RIBA Plan of Work separates these stages rather than prescribing one duration for every project. [1]
Start with the decisions that control progress
Ask for a programme that shows what must be known before each stage can finish. Include access for surveys, agreement of the brief, approval of the layout, specialist information and selection of the items needed for pricing.
For your own planning, label dates as “target”, “appointment confirmed” or “dependent on another decision”. This avoids treating a hoped-for planning decision and a booked delivery as equally certain commitments.
Allow time before the council's decision period
A planning application needs the relevant forms, drawings, information and fee to be valid. Missing required information can therefore delay the point at which it is ready for determination. [2]
The usual statutory determination period for a householder application is eight weeks once valid, unless a longer period is agreed in writing. That is a decision period, not the duration of design, preparation or construction. [3]
Ask your agent to explain whether any pre-application work or specialist report is needed before submission. Do not arrange an irreversible move-out date by counting eight weeks from the first design meeting.
Put technical design and neighbour procedures in the programme
Technical coordination and pricing are separate from obtaining planning permission. Under traditional procurement, the extent of the design information available for tender is an important part of obtaining comparable prices. [4]
Party wall procedure may also affect the start of relevant work. The statutory notice period is normally two months for work to an existing party structure and one month for the relevant boundary-building or excavation notices; an earlier start requires the adjoining owner's written agreement, and any dispute still needs resolving. [5]
Ask the team which activities can run in parallel and which depend on stable drawings. Do not simply add every duration together, but do not remove a dependency because two advisers have been appointed at the same time.
Obtain a build programme for the agreed scope
Request the contractor's proposed sequence and identify decisions that you must make by particular dates. Ask for written delivery confirmations for selected products and a clear explanation of what assumptions underpin the proposed completion date.
Include a discussion of access, weather-sensitive work, testing and the arrangements for keeping occupied areas usable. Resolve these programme questions with the contractor before agreeing project durations.
Moving back in is a separate decision
Handover should address commissioning, outstanding items and information for the completed building. Planning conditions can also impose requirements before occupation or use. [1] [6]
Before confirming a move, ask what must be completed for safe, lawful occupation and what remains outstanding. Keep a separate list of finishing items so that a proposed return date does not conceal incomplete essential work.