- Measured Building Surveys
- Sketch Proposals
- Architectural Plans
- 3D CAD Modelling
- Planning Applications
- Planning Appeals
- Listed Building Consent
- Conservation Area Consent
- Building Regulation Applications
- Building Notice Application
- Construction Detailing
- Project Tendering
- General Construction Advice
- Project Management & Co-ordination
- Some of the projects we completed in 2011
- Some of the projects completed and ongoing in 2012
What We Do
Measured Building Surveys
The first and most important stage when carrying out works to an existing property is the measured survey. Firstly, the survey is the basis that provides all the necessary information and measurements to govern how the proposals will work. Secondly, this stage is a statutory requirement for accompanying all planning, listed and building regulation applications.
Our standard drawing package would include the following items below.
- Ground Floor Plan
- First Floor Plan
- Roof Plan
- Typical Section
- Site Location Plan
- Site Block Plan
Once the measured survey is complete, we would work alongside you, the client, to ensure the proposals we are preparing meet your brief and project budget. There are many ways in which we develop our proposals and the method we take would depend on the type of project and its site location. For example, many loft conversions are developed using 3D modelling software to help the client understand the space they are gaining before they fully commit to the project.
- Sketch Diagrams
- Ground Floor Plan
- Roof Plan
- Informal Discussion With ENPA
In some instances we are asked to prepare floor plans to accompany estate agent particulars or for property insurance purposes. We are also frequently asked to provide site location plans for land registry purposes, title deeds and solicitors. We are happy to provide whatever drawn information you require, please contact us via the enquiry or quick quote pages.
3D CAD Modelling
Not everyone finds 2D drawings easy to understand and visualise. To help you, the client, realise exactly what is being proposed for your property we can provide you with a 3D CAD model. This model will help you visualise the potential of the proposed scheme and also help you to understand the internal spaces the design would create.
Once we have come to an agreement for the proposals intended for you property, we would need to submit a planning application into the local authority. In some instances, if the scheme meets with permitted development clauses, you may not require planning permission. However, in the majority of cases planning consent is required for extending and converting your property. The standard planning application package would include the items below.
- Planning Portal Documents – Application Forms Online
- Design and Access Statement – Description of Works against Local Authority Policy
- Flood Risk Analysis – Flood Zones 1, 2 & 3
- Local requirements search – Local Authority Validation Checklist
- Wildlife Checklist – Designated Areas
- Correspondence with the Local Authority Planning Department until determination
In some cases the outcome of a planning application is subject to refusal issued by the local authority. This very rarely happens, but when it does we would appeal to the planning inspectorate to independently review the proposed scheme and overturn the local authorities decision. If you have had a planning application refused, please contact us to see how we can help.
Listed Building Consent
Listed buildings are very desirable properties to own but they do come with lots of potential problems when being developed. Any work carried out on a listed property without consent could lead to hefty fines and in some instances prison sentences. If you own a listed property and are looking to carry out work, contact us now for further information on what you can or can’t do.
Conservation Area Consent
Conservation area is less stringent than that of a listed property however, in most cases planning permission is required when making alterations to the external appearance of the property. If you are located within a conservation area and you are planning to develop your property, you must take into consideration the impact your proposal will have on the protected street scene. For example, using styles and building materials that are consistent with the area and the existing property is a good start. Plastic windows are normally also a no-go but in some instances this has been accepted.
Building Regulation Applications
Once all the necessary approvals are in place, we are ready to start developing the detail drawings for the proposals. These drawings will establish the different elements of the buildings structure and ensure that everything meets with current building regulation requirements. This is achieved through the preparation of a detailed set of construction drawings that show large sections through the development illustrating the construction build up and all the materials required to get the job successfully completed. These drawings are to be submitted to the Local Authority’s building control department for checking and signing off prior to work starting onsite. The standard building regulation drawing package would include the following items;
- Detailed General Arrangement Plans
- Detailed Elevations
- Detailed Short Section
- Detailed Long Section
- Construction Information & Specification
- Local Authority Application Forms
- Discussion with the Local Authority until determination
Building Notice Application
Building notices are primarily used for smaller projects such as minor internal alterations or taking out an internal wall etc. The application itself is a form of notification to the local authority that building works will be commencing. The local authority would normally require at least 48 hours notice from the applicant, before works start onsite.
However, we would recommend that you submit the full plans building regulation applications and not a building notice for extensions and loft conversions. The reason for this is due to the substantial checking that the local authority would carry out prior to works starting onsite. It is vital that any problems / concerns are flagged up at an early stage before any costly building works are carried out. A building notice and a full plans submission have the same statutory fee however, the building notice has a large element of risk that could be very costly in the long term.
Building Regularisation Applications
Many people do not understand how the planning or building regulation process work and subsequently extend their property without the relevant consents in place. A regularisation application is basically a retrospective building regulation application for the works that have been unlawfully carried out. The majority of Regularisation applications we carry out are associated with clients that are struggling to sell their property due to non compliant or unlawful building works. We recommend upgrades to the development to meet with current building regulation standards and subsequently obtain the necessary completion certificate from the local authority. Trust us, it’s a lot cheaper to do it properly the first time around.
Along with the building regulation drawings we also produce detailed construction drawings that go above and beyond the minimum standard set by building control. These types of drawings are normally produced when we are managing the project onsite.
Once you have successfully advanced through the planning and building regulation stages, you are ready to start getting some quotes from builders. Unless you have already got a builder in mind, we would propose that you go out to tender to at least four contractors to get a good range of prices. We can help you through this stage by putting together a price breakdown & specification that would be associated to each of the stages of construction. Once all the prices have been received we are ready to start thinking about who is the best for the job – its not always the cheapest!
General Construction Advice
Inevitably, there are going to be queries when building a house extension or converting your loft. In most instances we offer ad-hoc advice whereas we respond to site queries and produce further drawings if required. We would normally propose to offer this service when your builder is not quite up to date with current building regulation requirements and requires a bit of assistance.
Project Management & Co-ordination
Spending a large sum of money on your property can be a very daunting and stressful experience. We offer a project management service that will control and validate each payment made to the contractor to avoid any money being paid in advance. As part of the payment protection service we also insure a 5-10% retention is set up for the project to cover any snagging items that crop up within a six month period after the project is complete.
The management service would also include organising all the specialist consultants involved in the job and providing all the necessary construction detailing and advice to get the job done.
Some of the projects we completed in 2011
- Indoor Swimming Pool – Periton Road, Minehead
- Conversion of private house into 3 terraced town houses, Somerset
- Conversion of Retirement home into 3 apartments – Somerset
- Sunroom extension – (Grade II listed), Somerset
- Kitchen Extension – Minehead
- Utility Extension – Private Dwelling, Oake, Taunton
- Loft Conversion – Poundfield Road, Minehead
- Outbuilding Refurbishment – (Grade II Listed) Minehead
- Kitchen & Porch Extension – Somerset
- Georgian Gate & Railing – (Grade II Listed) Somerset
- Loft Conversion – Minehead
- Change of Use of Chapel – Tiverton
- Golf Simulator – Commercial – Minehead
- Porch Extension & Alterations – Allerford & Selworthy Community Hall
- Change of Use – Private Dwelling, Somerset
- House Refurbishment – (Conservation Area), Minehead
- Loft Conversion – Porlock
- Internal Alterations – Williton
- House Refurbishment – Dunster
- WC Extension – Minehead
- Detached Dwelling – Minehead
- Office Refurbishment – Williton Parish Council, Williton
- Window Replacement – Exmoor
- Internal Alterations – (Grade II Listed)
- Porch Extension – Porlock, Exmoor National Park
- Loft Conversion – Somerset
Some of the projects completed and ongoing in 2012
- Refurbishment & extension – The York Hotel Minehead
- Change of Use – Former Mind Office, Parks Lane, Exmoor
- Lean-to extension – Somerset
- Garage Extension – Somerset
- Side & Rear Extensions – South West
- Loft Conversion – Halse, Taunton
- Loft Conversion & Extension, Carhampton
- Change of Use – Public House into Dwelling, Somerset
- Joint Garage Application – Watchet
- Window Replacement – Porlock
- Conversion – Masonette into 2 apartments – South West
- Rear Kitchen & Utility Extension – Minehead
- Side Extension, Taunton
- Two Storey Extension, Porlock
- Porch & Utility Extension, Exmoor National Park
- Dormer window Installation, Grade II listed building, Taunton
- Wet Room Extension, Exmoor
- Internal Alterations to Grade II listed building, Minehead
- Large Single Storey Extension, Exmoor
- Garage & Utility Extension, Porlock
- Internal Alterations, Private Dwelling, Minehead
- Loft Conversion, Bishops Lydeard, Taunton