SERVICES

If you are in the early stages of wanting to extend your home, then this guide should provide you with a sufficient overview of the process that we follow.

Surprisingly, many people contact a builder in the first instance, however, the secret to a successful extension project is planning and preparation, which should start with the Architectural design development.

This design process is where I come in. Following initial discussions about what you want to achieve, I will issue a no-obligation fee proposal outlining everything that is required, along with budget figures for other consultants who may be required along the way.

My works start with a measured survey which involves a digital building scan either by myself or one of my colleagues.

From this, we can then prepare accurate plans, sections, elevations and site plans of the property. This is all modelled in 3D. This gives a great basis for developing your scheme proposal.

Usually, after two or three iterations we arrive at the finalised scheme. My emphasis is on what you want and what works for you. Whilst I like to impart my expertise where it is welcomed, I am conscious that everyone lives in different ways with differing routines and requirements.

Once the general scheme is agreed, there are three primary stages to implementing your proposals.

The Key Stages of Your Project:

  • The Planning Stage

  • The Detailed Stage

  • The Building Stage

PLANNING

Planning has two meanings in the context of your extension- but here we refer to the Planning Consent (rather than the planning of your extension). In many cases, you will need Planning Consent to extend your house but there are also many cases where you do not. Permitted Development Rights exist to allow you to carry out certain extensions within certain sizes and parameters. Permitted Development is a whole other topic (on which I can advise). In all cases, I recommend that you identify what space and volume you need, and work up a scheme that suits your needs. This can then be assessed as to whether it falls under Permitted Development Rights or not.

The main advantage of Permitted Development is that you can often skip the Planning stage and move straight onto the detailed/ construction stage.

If your proposal is ambitious or contentious, then it is often worth making a Pre-Application Enquiry- which is a simple, less detailed application to seek initial feedback. This adds time to the whole process but can be a worthwhile exercise, ensuring that your Planning Application goes through smoothly.

The Planning Process is generally 8 weeks from submission to decision- although it is rarely the case that Planning Departments adhere to this!

Therefore, I advise allowing 12 weeks between submission and decision.

THE DETAILED STAGE: BUILDING REGULATIONS

Once your scheme is designed sufficiently to form a Planning Application, the next stage is to detail that scheme in advance of gaining Building Regulations Approval. It is always ideal to await Planning Consent but often the detailed drawings can be completed whilst Planning Consent is awaited (or of course if your proposal does not require Planning.)

Building Regulations drawings detail all of the technical aspects of the works, with a particular emphasis on Building Regulations Compliance. Drawings will typically include detailed floor plans, site plans, cross sections, and specific details to explain the construction. These detailed plans (and often an accompanying written specification) are then submitted to Building Control who will assess the scheme and come back with any queries. Once they are happy that the scheme is compliant, they will issue an Approval Notice- sometimes with conditions if other minor information is required- or information that cannot be provided until the works are complete- eg. a Commissioning Certificate for a boiler installation.

THE BUILDING STAGE

The building stage is often the most stressful stage- BUT- it shouldn't be- as long as all of the necessary planning and preparation has been carried out properly. Allowing sufficient time for the Planning and Detailed stages will pay dividends at the Construction stage.

Finding and securing a builder at the right price is key to the success of this stage.

Depending on the size and nature of the project, you’re advised to seek 3-6 comparative quotes for your project.

Here it is essential that the information that the builders are pricing is clear and consistent so that you obtain quotes that can be fairly compared.

The cheapest is also not always the best! Other factors will play a big part including the builder's availability, resources, timeframe, and experience.

Good builders will be able to demonstrate some former projects and provide references.

We coordinate all of the above stages on your behalf and can prepare detailed tender documents to ensure detailed and accurate pricing.

We can also have the works costed by one of our consultants, who can advise on what the works ‘should’ cost - which can be useful information when going out to tender.