Architecture

Feasibility Designs
If appointed to do so, we can carry a variety of preliminary feasibility studies from very basic area calculations, and planning policy research through to sketch scheme designs, all to provide you with sufficient information for you to base a decision of how best to proceed with your project.

Full Planning Applications

Most work carried out to the external part of a property (and in some situations the internal parts) requires some form of Planning Application to be made. You’ll probably need planning permission if you want to:

• build something new
• make a major change to your building – eg building an extension
• change the use of your building

Planning applications are decided in line with your Local Authority’s development plan, which can vary from council to council. There are many issues that the Planning Officers will need to consider when reviewing your application, for instance:

• size, layout, siting and external appearance of buildings and extensions
• the effect of your proposals on any neighbouring properties
• proposed means of access, landscaping and impact on the neighbourhood
• proposed use of the development.

Anyone can make an application, irrespective of who owns the land or buildings concerned. However, if you are not the owner, or if you have only part-ownership, you have to inform the owner or those who share ownership, including any leaseholder whose lease still has seven or more years to run, and any agricultural tenant.

Permitted Development & Lawful Development Certificate:

If your proposed works meet the specific criteria for Permitted Development it is recommended that a Certificate of Lawfulness is applied for from your Local Authority, as this provides evidence that what you are proposing is lawful at the time of construction. It will also act as proof to a potential purchaser of your property that full planning permission was not required.

Under Permitted Development it is permissible to construct without gaining the Lawful Development Certificate, however without obtaining the official approval from the Council there is a risk that what is built, could be outside of the guidelines and thereby could be subject to an enforcement notice and could potentially be demolished.

To apply for a Lawful Development Certificate we would draw up a set of drawings showing the existing and proposed works, much the same as a full planning application. The statutory period for a decision by the Local Authority is 8 weeks from validation of the application.

To read more on Permitted Development, please refer to our guides or follow this link to the Planning Portal’s website.

Building Regulations:

The Building Regulations are minimum standards for design, construction and alterations to virtually every building. They are developed by the Government and approved by Parliament.

These regulations set national standards for building work, whether it be on a major new development or an extension or alterations to your home. They cover all aspects of construction including foundations, damp-proofing, the overall stability of the building, insulation, ventilation, heating, fire protection and means of escape in case of fire. They also ensure that adequate facilities for people with disabilities are provided in certain types of building.

The Building Regulations contain a list of requirements that are designed to ensure minimum standards for health, safety, welfare, convenience, energy efficiency, sustainability and to prevent misuse, abuse or contamination of water supplies.

To obtain the most suitable contractor to carry out your works, it is advisable to invite a number of different contractors to “Tender” for your works. In order that a contractor can accurately assess the works that are to be undertaken a detailed set of drawings and specification needs to be provided including, where necessary, structural or mechanical designs and calculations.

From this information the invited Contractors will provide a competitive quote for the works. We will assess these tender returns, and make a recommendation on how to proceed.

Depending on the size of your project and in order thattha the scheme can be fully designed, it is usually the case that other consultants will be required such as Structural Engineers, Mechanical & Electrical Consultants, Quantity Surveyors, Party Wall Surveyors and project managers. As part of our role to co-ordinate the design of the whole scheme we would liaise with the design team consultants to develop a co-ordinated and detailed tender pack of documents.

This co-ordination continues throughout the site supervision stage, to ensure that all works are achieved as envisaged.

Although a tender package of works is well detailed it is only intended to be sufficient for a contractor to provide a quotation. On larger schemes with more complex detailing additional information/detailing may be required in order that the works can be constructed onsite.

As and when required, we provide this additional information usually prior to works commencing onsite, or sometimes as work stages are reached.

Sometimes in collaboration with a Quantity Surveyor or Project Manager, we shall assist in the drafting of an appropriate contract for the client and the contractor to sign.

The Architect is then responsible for administering the contract thereby ensuring that the building work is executed in accordance with the construction pack of documents.

Our role includes site visits, inspecting the works on site on a regular basis (usually fortnightly), checking and certifying payment valuations, instructing any variations to the contracted works and inspecting the completed work prior to Practical Completion.

The Architect’s role during the construction period is usually to carry out periodic observations of the works to check for compliance with the Contract documents. This often results in amendments to details or design to overcome unforeseen site conditions.

Following the observations and often in collaboration with a Quantity Surveyor the Architect is responsible for issuing the Payment certificates, and to provide any instructions related to additions or omissions to the contract works.

Nearing completion of the construction works, the Architect will assess the building work for compliance with the contract documents (also known as “snagging”) and, if complete, will certify the work as “Practically Complete”, which is authorised with a Practical Completion Certificate. At this stage 50% of any financial retention is released to the Contractor, and the rectification period commences.

At the end of the rectification period (6 to 12 months after completion, depending on the terms of the contract) a final inspection is made to ensure that the works have not become defective.A Final Certificate is then issued and the Contractor is paid the remainder of any financial retention.