Services
Feasibility To see if your ideas can be approved and built before going too far.
To see if your ideas can be approved and built before going too far.
Whether your project is an extension to a listed building, the development of a site or you just want to know if you can physically fit another bedroom in your roof, I can help.
I can simply explore some of your ideas or, for a more formal response, I can compile a pre-app report to gain the local authorities opinion for you to determine whether to advance to the next stage or not. Pre app’s are great ways to gain a written opinion from the planning authority without the need for detailed plans and multiple consultants appointments.
The information contained within the pre-app will be unique to every situation. The report can take various forms; they could be simply some sketches and text or a simple red outlined site with a basic site plan or even some simple visuals and a planning consultants report to give the planners an idea of where we would like to go. The more we provide, the more thorough the response from the planning authority although if it is contentious you may not want to pay for multiple reports if chances of approval are considered slim.
Statutory Approvals Covering Planning and Building Regulations approval.
Covering Planning and Building Regulations approval.
With many projects you will have to gain two mandatory approvals; planning approval and building regulations approval.
Planning approval will determine the look, feel and scale of the alterations, how they integrate on your site and who they may affect. This stage will also cover Listed Building consent which covers the above but also looks to secure historic fabric but, with a good argument, we can balance benefits to your listed property against needed alterations such as double glazed windows and removal of partitions to create more usable spaces.
Often the main issues will be how your proposal affects neighbours in terms of overlooking or overshadowing. I will work with you to address these points and propose solutions to meet with yours, and the planners approval although, as the planners have the ultimate say, approval of this stage is never guaranteed.
To complete this stage I may need the input from a Planning Consultant, Tree specialist, Ecologist and possibly other consultants but the majority of homeowner applications seldom need additional consultants.
Building regulations deals with how the building goes together. This will cover everything from its structure and stability, fire safely, insulation thickness, electrical safely and much more.
I will produce technical drawings for you to gain building regulations approval. To do this I may need the input from a Structural Engineer and possibly other consultants but we will discuss this together at an early stage. These drawings will comprise technical and dimensioned plans and sections along with certain details picked out and expanded.
With building regulations approval in place your builder will have a much easier service to provide as they will only need to follow the drawings to meet with local authority approval, so there is no room for error.
Fully Supported Service Covering the tender stage and on-site support.
Covering the tender stage and on-site support.
Once planning and building regulations approval has been granted then we can start the process to bring your project to life and the first stage would be to select a builder.
I live and work in North Norfolk and so have made some very good connections with local builders, people who I would trust and who, I know, if they were to become involved with your project they would give you the same level of care and attention that I will have done.
We have the option of choosing one builder who we can negotiate your price with or we can go out to a selection of builders by carrying out a competitive tender process. To complete this stage we will produce a schedule of works which will outline all of the activities required so that they can be separately priced as well as separate documents / drawings for finishes, electrical layouts and other aspects of your project to gain a complete price for your project. I will review the tender returns and discuss my thoughts with you to help you decide who to choose.
Once a contractor has been selected I would draw up the contract, typically using the industry standard JCT, which will fix the terms and conditions of the appointment. During this stage I may require the services of a Quantity Surveyor but can discuss this as your project advances.
Once a contractor has been chosen I can either simply visit site at an agreed frequency, say once a fortnight, in order to meet with the builder and review progress. Alternatively I can manage your contract by overseeing the costs, approving variations and hold regular progress meetings. Each project is different and so we can discuss what would be right for you as your project advances depending on whether you live nearby or would like to be kept up to date with progress without the need for visiting site.
