Our Services
Design and Planning
This is the phase that takes us from initial survey and discussion through design and completes any planning applications that may be needed.
Once we have surveyed site and have created the drawings of the existing property we then produce an initial draft of the proposed works. This is in 3d and the draft will show visualisations as well as the usual CAD drawings. We then work with you to refine the drawings until we have a final version to take to planning.
The fee for this phase also includes any revisions to the drawings required by the planning officer. These may be needed to get the application consented.
Building Regulations
Building regulations compliance is a completely separate process from Planning Approval.
Almost all work on a property that involves structural changes will need to comply with Building Regulations – whether planning permission is needed or not.
During the building works the Building Inspector will visit the site at certain key times – for example when the foundations have been excavated but before the concrete has been poured – to give approval for the work to continue.
The inspector will approve matters concerning the insulation, structure, drains and fire protection. This process is intended to ensure that all works are completed to the standards laid down in the ‘Approved Documents’ that sets out the standards for building work in England.
We can also ‘take over’ the building regulations detailing if you are not able to have this part of the work done by whoever produced the planning stage drawings.
Permitted Development
Where the project can be completed within the rules for a ‘Permitted Development’ – we would still advise producing a full design and also to submit an application for a Certificate of Lawful Development.
Permitted development still need to be designed to comply with Building Regulations and almost always need structural calculation.
Planning Applications
Full drawings of existing & proposed floor plans, elevations and sections, submitting the application and any amendments called for by planners.
Some applications may also need topographic surveys, ecological surveys, contamination reports, flood risk assessments, tree surveys and protection plans. WE can discuss whether any of these is likely on your project.
Structural Calculations
If the final design includes major changes to the main structural elements then you may need structural Calculations, the cost of these calculations will vary with the size and design of the works. Your quotation will include guidance on this part of the work.
Building Regulations
For some smaller extensions our planning drawings are all that your builder should need.
Full Plans Applications
However, we would always advise preparing and submitting detailed drawings and calculations to the Building Inspector for approval before instructing a builder. This service is covered in the second part of the quotation and is a key component of avoiding a difficult build.
During the build the Building Inspector will check the work at key stages and certify the work upon completion.
This is where we agree all the technical aspects of the works with Building Control in advance of you starting the works themselves and ideally before you go to tender.
Party Wall Agreements
We can advise on the need for party wall agreements.
Costing
We appreciate that for most people extending their home is a large undertaking fraught with potential problems and expense and that it may be the first time that they have been involved in the planning and construction process.
To help with this, at the start, and as the project develops, we are completely clear about what will be required and the cost. We aim to ensure that there are no surprises or ‘hidden’ extra costs.
Following our first meeting, which is free of charge or obligation, you will receive a detailed quotation giving the cost of each element of the process.
Where there are elements that cannot be costed – for example, structural calculations which may depend on the final design – we will give you an approximate cost following our first visit and a fixed cost as soon as the final design is agreed.
The quotation will also include explanatory notes of cost items that may occur depending on the individual project.
Beware of very low quotes – they may be just ‘Sketch’ views for planning purposes and not have the detail needed for construction and most good builders will not be able to tender for the project.
Payments
At the start of each Phase you will pay a deposit. The balance is payable once the Planning Application is ready to submit or the Building Regulations drawings are ready to issue to the Building Inspector.
All charges are on a Pay-as-you-go basis – you are not committed to stages that are not reached.