ARCHITECTURAL DESIGN
From a free initial consultation
a full brief can be developed.
Advice
will be issued in respect to the requirements of Planning and Building
Control in respect to the proposed work. Planning
permission is opinion based, and cannot be guaranteed. However, we take
into consideration local authority guidelines, policies and known
opinions, and should it be
considered that the application will not be received favourably by the
planning authority we consider a pre-application consultation
with the planners to further define their requirements.
Planning permission is not required for
all elements of work and this will be discussed at consultation stage.
Should the requirements of the Party
Wall Etc Act 1996 or the Construction
(Design and Management) Regulations 1996 apply
we will offer the appropriate advice, and offer the alternatives for any
services required under this statute. The Construction (Design and
Management) Regulations 1996 apply to all design work, and we ensure that we
meet our requirements as designers in considering health and safety of
our designs.
A detailed measured
survey will
then be undertaken of the building where the work will be applied, with
detailed measurements and photographs taken. Sometimes client's require
measured surveys of premises for record purposes; this is an area of
work we would be pleased to undertake.
Drawings are produced using AutoCAD
providing accurate presentation and affording speed in carrying out any
adjustments.
The design is then worked up,
drawings produced and presented to the client for approval.
If planning permission is required, the
following information is required to be submitted with an application:
- Floor plans and elevations
highlighting the proposed works.
- Block plan indicating the
relationship of the proposed building within the site.
- Location plan indicating the
relationship of the property within the street.
- Design statement.
- Appropriate fee (usually £110
payable to the Local Authority for
an application for a single domestic property).
It usually takes between 6 and 10 weeks
for the planning decision.
Once planning permission is granted the
next stage is to make a building control application. Most
building works require a building control application, and this will be
discussed at consultation stage. The drawings are worked up to the level
required, with sections and specifications added for this purpose. The
following information is required to be submitted with a Full Plans
application:
- Floor plans and elevations
highlighting the proposed works.
- Block plan indicating the
relationship of the proposed building within the site.
- Location plan indicating the
relationship of the property within the street.
- Sections indicating the proposed
works.
- Specification for the works covering
the appropriate elements of the Building Regulations.
- Appropriate fee (this changes
depending on the nature of the application, and is payable to the
Local Authority.)
There are two fees usually payable with
a building control application. (For very minor works the fees are
combined and submitted once.) The first fee is submitted with the
application, and covers the checking of the plans against the
requirements of the regulations. The second is a one off fee that covers
all the inspections that the building control surveyor will make to
ensure the building works are in accordance with the application and the
regulations.
Approval under building control usually
takes between 2 and 8 weeks to be issued.
There are two forms of building control
application that can be made. The first is Full Plans, as described
above, the other is a Building Notice. This cannot be used with all
applications, and is only suitable for very minor works. The fees are
the same, but a statement of intent on standard forms, and a suitable
location plan, are the only information that is required to be submitted
with that fee. Works are checked as they progress on site against the
requirements of the regulations, and there is a risk that the works will
not comply and require adjustment.
Works can start (at risk) 48 hours
after a building control application has been registered, or as soon as
approval is issued. Notice must be given to building control that the
works are about to start.
Many people find that they are happy
for their builders to price and carry out the works direct from the
drawings produced above. However, building control specifications aren't
full working specifications, and due consideration should be given to
developing the specifications further, developing room data sheets,
considering the contract for the works, providing the appropriate tender
documents, and management of the contract and works. It is suggested
that you look at specifications and tender
documentation for further guidance, together with construction
monitoring.
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