DESIGN MANAGEMENT SPECIALIST SURVEYS MONITORING LINKS
Architectural design Project management Party walls Building surveys Construction monitoring
Specifications Employer's agent Planning supervisor Condition surveys Clerk of works
Tender documentation Contract administration Maintenance reports Building defects Snagging
Disability Discrimination Act Measured surveys Handover inspections
Dilapidations Independent Certifier

 

                               

 

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.

 

 
                                       

Contact: gary@turnersurveyors.co.uk

07879 624646

 

2004 Turner Surveyors, 2004 Gary Turner