Home&Office Architects

You can make certain types of minor changes to your house without needing to apply for planning permission. These are called "permitted development rights" and are described in this guide. They derive from a general planning permission granted not by the local authority but by Parliament. Bear in mind that the permitted development rights which apply to many common projects for houses do not apply to flats, maisonettes or other buildings.

 

In some areas of the country, known generally as 'designated areas', permitted development rights are more restricted. If you live in a Conservation Area, a National Park, an Area of Outstanding Natural Beauty or the Norfolk or Suffolk Broads, you will need to apply for planning permission for certain types of work which do not need an application in other areas.

 

There are also different requirements if the property is a listed building.

 

HOME & OFFICE ARCHITECTS has a detailed knowledge of permitted Development rights and may submit applications for the issue of a LAWFUL DEVELOPMENT CERTIFICATE where this is possible. It may also be appropriate to split the proposed development into two applications, one under permitted Development Rights and one under Planning permission.

With all building work, the owner of the property (or land) in question is ultimately responsible for complying with the relevant planning rules and building regulations (regardless of the need to apply for planning permission and/or building regulations approval or not).

 

Therefore, failure to comply with the relevant rules will result in the owner being liable for any remedial action (which could go as far as demolition and/or restoration). The general advice is to always discuss your proposals with the relevant Local Planning Authority and Building Control Service before starting work.

 

Planning Permission, in simple terms, is like asking if you can do a certain piece of building work. It will be granted (possibly subject to certain conditions) or refused.

 

Parliament has given the main responsibility for planning to local planning authorities (usually, this is the planning department of your local council). 

 

HOME & OFFICE ARCHITECTS will take the project from inception through every stage of the Planning Process giving you peace of mind. Not every Planning Permission is granted. HOME & OFFICE ARCHITECTS will deal with every project, no matter how small, with the same high degree of professionalism and integrity.

 

Planning Permission

Permitted Development (LDC)

Building Regulations

Build It! Our Services - Practice Statement

Building Regulations Approval can be obtained under either a BUILDING NOTICE or a FULL PLANS SUBMISSION.

 

A 'building notice' is valid for three years from the date the notice was given to the local authority, after which it will automatically lapse if the building work has not commenced.

 

A local authority is not required to issue a completion certificate under the building notice procedure and because no full plans are produced it is not possible to ask for a determination if your local authority says your work does not comply with the Building Regulations.

 

An application deposited under the FULL PLANS  procedure needs to contain plans and other information showing all construction details, preferably well in advance of when work is to start on site. The local authority will check your plans and consult any appropriate authorities (e.g. fire and sewerage). They must complete the procedure by issuing a decision within five weeks or a maximum of two months from the date of deposit.

 

Complying plans with the Building Regulations will receive a notice stating that they have been approved. If the local authority is not satisfied it may ask for amendments or more details. Alternatively, a conditional approval may be issued. This will either specify modifications which must be made to the plans; or will specify further plans which must be deposited with the authority.

 

The local authority will carry out inspections of the building work once it is in progress. There are procedures which the regulations require the Contractor to follow at various stages of the work - e.g. in connection with foundations, damp proof courses and drains. In addition,  the local authority will issue a completion certificate provided they are content that the completed work complies with the Building Regulations. This is particularly useful if you ever need to sell your property.

 

HOME & OFFICE ARCHITECTS wil deal with every requirement of the Building Regulations providing every specialist study and design required, including Structural Calculations, drainage and heating layouts, electrical layouts etc.

 

 

HOME & OFFICE ARCHITECTS maintains a list of approved Contractors who have acrried out work for us in the past and are reliable, friendly and produce work of a very high standard.

 

We will prepare all the necessary documentation for you to be able to take the project to tender and receive competitive quotes from the Contractors of your choice or from the Contractors we maintain on our list.

 

At your reqest, we can also arrange access for you to visit and inspect previous projects to satsfy yourself as to the high degree of workmanship. 

 

We also have a DESIGN & BUILD service for fast-track projects that do not have the luxury of going through the tender procedure. In this case, the Contractor is introduced to the project at an early stage and the Contract Sum is negotiated as the design progresses.

 

OUR SERVICES

 

FEASIBILITY STUDIES

These are usually prepared in association with other Consultants (were appointed) and are aimed at giving investors and clients an insight into the development potential of a particular site or property. In most cases, architects from the department will liase with Planning Officers to establish the planning parameters and restrictions applicable to a particular site or building.

 

OUTLINE PROPOSALS

These are prepared to "test the waters" on the development potential of projects where the outcome of a full planning application is very uncertain or where the clients simply wish to test the Planner's intentions. They are also used to communicate to clients design intentions at an early stage in the design process.

 

FULL DESIGN PROPOSALS

These are prepared where the development objectives are established and the design targets are known. The strategic brief is discussed in detail with the clients and the proposals are geared towards maximising the development potential of a particular site or property. In some cases, the "permitted development" promoted by the Planners is contrary to the feasibility objectives of the project and it is in such cases where we Appeal on behalf of the client against an Authority's refusal to grant permission.

 

PRODUCTION INFORMATION

Once a project has received Planning Permission, we proceed with the preparation of Production Information, i.e Working Drawings, Schedules of Finishes, Component Details, Specifications etc. It is at this stage that the tendering documents are brought together, usually with the participation of Specialist Consultants like Structural, Electrical and Mechanical Engineers and, where the works will exceed a cost of £100.000,00, we strongly recommend the appointment of Quantity Surveyors.

 

OPERATIONS ON SITE

During the construction stage, we offer a comprehensive package of Project Management services which is tailored to each individual client and project. Upon completion of the project, we provide a "follow up" service, where requested, giving the necessary feedback and manuals for proper maintenance of the building.

 

PRACTICE STATEMENT

 

PROCEDURE

All design work is to be undertaken and/or supervised by a registered architect, member of the RIBA. The following work stage procedures to be followed at all times:

 

APPRAISAL

Identification of the Clients requirements and possible constraints on development. Preparation of studies to enable the Client to decide whether to proceed and to select probable procurement method. Opening of a job file and allocating a unique job reference number to the new project;

 

STRATEGIC BRIEFING

Preparation of the Strategic Brief by, or on behalf of, the Client confirming key requirements and constraints. Identification of procedures, organisational structure and range of Consultants and others to be engaged on the project. Maintenance of minutes of meetings and records of the client requirements.

 

OUTLINE PROPOSALS

Commence the development of the strategic brief and a full Project Brief. Preparation of Outline Proposals and estimate of cost. Review of procurement route.

 

DETAILED PROPOSALS

Complete the development of the Project Brief. Preparation of the Detailed Proposals. Application for full Development Control Approval. Carry out design review with full client co-operation prior to submitting the application.

 

FINAL PROPOSALS

Preparation of the final proposals for the project sufficient for co-ordination of all components and elements of the project.

 

PRODUCTION INFORMATION 1

Preparation of production information (i.e Drawings and specifications) in sufficient detail to enable a tender or tenders to be obtained. Application for statutory approvals. Split the drawings into large scale general drawings, assembly drawings and component drawings.

 

PRODUCTION INFORMATION 2

Preparation of further production information required under the building contract to complete the information for construction. Record all revisions to drawings and new drawing issues.

 

TENDER DOCUMENTATION

Preparation and collation of the tender documentation in sufficient detail to enable a tender or tenders to be obtained for the construction of the project.

 

TENDER ACTION

Identification and evaluation of potential Contractors and/or Specialists for the construction of the project. Obtaining and appraising tenders and submission of recommendations to the Client.

 

MOBILISATION

Letting the building contract and appointing the contractor. Issuing of production information to the contractor. Arranging site handover to the contractor.

 

CONSTRUCTION TO PRACTICAL COMPLETION

Project Management of the works up to and including practical completion. Provision to the contractor of further information as and when reasonably required.

 

AFTER PRACTICAL COMPLETION

Making final inspections and settling the final account.