How Has Lockdown Been For You?

Most people we have spoken to have continued working during lockdown, albeit from home, with a few commenting about the difficulties of trying to work from home without a dedicated home office area.

FACT: Open Plan Isn’t Great When You’re Trying To Work From Home!

Ironically over the past two or three years we have been inundated with requests for wall removals – homeowners wanting to create large open plan kitchen/living areas for the whole family to enjoy.

With lockdown, this open space for us all to enjoy has been quietly sending everyone crazy!

Housebound, frazzled parents trying to home school children, whilst working at the same time; no where to go other than bedrooms, or spaces that aren’t suitable for working.

What’s Going to Happen in Six Months Time?

We have absolutely no idea.

But we’d like to hope that life will return to some sort of “normality” (whatever that is).

One thing that I think will change is how we balance our home and work lives and having a dedicated space so that you can work from home (uninterrupted) will play a large part in that.

Getting Your Home Ready – What Are Your Options?

Sometimes, moving internal walls around in your home will be sufficient to give you the space you need, other options to create a home office could be;

converting your garage
creating a room over your garage
a loft conversion
an extension, or to keep the space separate,
a garden office room

What’s the Cheapest Option?

If you have the space, moving internal walls to create a home office area will be the most cost effective, although you would need to check if the walls are loadbearing.

What Permissions Would I Need for a Garage Conversion or Extension?

If you are converting your garage, or extending your property, you may require planning permission (this would depend on the size and location) you would also require Building Regulations Approval.

How Long Does it Take To Get The Drawings and Permissions?

Generally, for most small to medium extensions we would allow approximately three to six months before you are ready to start on site. That is to have approved drawings and a builder appointed.

Depending on the scale of what you are building, three to six months to finish the build.

Do I Need Planning Permission For A Garden Office?

There are many complex planning rules around building in your garden, but if you stay within these parameters you shouldn’t require planning permission;

For more detailed guidance, click here

How Can We Help You?

Our qualified designers can talk you through your options and answer any questions that you have.

We offer unbiased advice.

Exploring all design options, from moving internal walls improving your existing space, through to installing a brand-new garden office!

Whatever your budget we can provide the advice you need.

Why Is Now A Good Time to Start A Building Project?

Planning and Building Control are relatively quiet at the moment, but good local builders are getting booked up.

Do your research, vetting your shortlist of your design team; architectural designers, structural engineers and builders.

You’ll need to act now if you are wanting to finish your project ready for summer 2021.

Moving Things Forward

If you are serious about working from home and separating your work life from your home life, please get in touch so we can talk through your options.

Extending your home is probably something that you’ll only do once in your lifetime. Ultimately, you want to make sure that you can build the size of extension that you want, within your budget.

Being aware of potential pitfalls and additional costs at the beginning of the process will help you make informed decisions.

I’ve put together a list of the top five things that are often overlooked when people carry out building work to their home – some of them have a significant cost implication, that may not have been budgeted for.

Forewarned is forearmed!

The Party Wall Act 1996
Construction (Design and Management) Regulations 2015 (CDM 2015)
Planning Approval & Building Regulations Approval
Building Over Agreement – Drainage
Qualifications Of Designers

1. Party Wall Act 1996 (PWA)

What Does It Mean?

Put simply, if you are carrying out building work to your party wall or boundary and you damage it, you have a legal duty to repair it. In other words to act as a “good neighbour”.

It is a legal duty for a Building Owner to serve the appropriate notices in the correct manner. Failure to do so can result in an injunction being sought to stop the works.

For example, the Part Wall Act will apply if you carry out work to;

Building a new party wall on the boundary or a wall adjacent to the building owner’s side of the boundary.
Carrying out works to an existing party fence wall or party structure, including rebuilding a wall to a reduced height.
Building within three or six metres of the adjoining owner’s walls or buildings if the works involve excavation works.
Building or placing special foundations on the adjoining owner’s land.

Notice Requirements Under The PWA 1996

A building owner must give notice to all adjoining owners of any planned works. The notice requirements will depend on the type of works that are to be undertaken.

There are 3 types of notices;

Line of Junction
Party Structure and
Notice of Adjacent Excavation

In many situations more than one type of notice is required and it is essential that you ensure all notices required under the Act are given.

When Should A Party Wall Notice Be Served?

Party Wall Notices should be served at the earliest opportunity in order to ensure that there is sufficient time for the notice to run and for negotiations, if a dispute arises, to be undertaken. However notices are only valid for 12 months so caution should be given so as not to serve the notice too early either as they may then expire before works commence. This is not usually an issue with smaller domestic scenarios but should be factored into larger, longer term projects.

Party Structure Notices are required to be served two calendar months prior to the commencement of works

Line of Junction and Notice of Adjacent Excavation one calendar month prior to the commencement of works.

Click here to read about your duties under the Party Wall Act

2. Construction (Design and Management) Regulations 2015 (CDM 2015).

What Are These Regulations?

The aim of the CDM regulations is to improve the Health, safety and welfare of workers in the construction industry.

Do These Regulations Apply To Homeowners As Well?

Yes. The regulations changed in April 2015 and now place a legal obligation on the homeowner (Client).

The homeowner is not expected to be an expert in construction, so you have the option to transfer your duties to the Contractor or Principal Contractor (If more than one contractor is working on the project).

Alternatively, the homeowner may choose to have a written agreement with a Principal Designer to carry out the duties.

What Are These New Regulations For?

They help ensure that no-one is harmed during the construction work, and that your building is safe to use and maintain while giving you good value. Effective planning will also help ensure that your work is well managed with fewer unexpected costs and problems.

Want to read more? Click here for more guidance

3. Planning Approval & Building Regulations Approval

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).

If you don’t follow these rules, as the homeowner you will be liable for any remedial action (which could go as far as demolition and/or restoration).

You will need to check that whoever you appoint to draw up your plans has suitable experience when dealing with the Local Authority – this will help smooth your path through the planning and building regulation process.

Planning Approval

You should receive a decision with within 8 weeks of registering your application. You need to make sure that you have included all of the relevant information and the correct fee, otherwise the clock doesn’t start ticking until the application is officially “registered”.

Factors Affecting Planning Permission

There are many factors that will affect whether or not you need to apply for planning permission or affect your chances of gaining planning approval.

Some properties have “permitted development rights”. This means that you can improve and extend your home without the need to seek a specific planning permission as long as you comply with a special set of rules.

Some properties do not have these rights, or may have had them removed. You will need to check with the Local Authority, who should be able to confirm this for you.

Permitted Development Rights

If your property has permitted development rights, there has been a temporary increase to the size limits for single-storey rear extensions, provided the construction work is completed by 30^th May 2019. Before you make your Planning application, click here to see if your projects falls within these size limits.

Even if your building works do not require planning permission it would strongly advise you to apply for a ” Lawful Development Certificate“.

Lawful Development Certificate (LDC)

This is an application that you make to the Local Planning Authority – they will review your proposed building works – provided that it falls within permitted development parameters, they will issue you with a “Lawful Development Certificate“.

If you ever come to sell your property you will need this certificate to prove that any works carried out on your property are “lawful”.

This normally takes between 6-8 weeks for a decision.

For more information, about the factors affecting planning permission click here

For information about Lawful Development Certificates, click here

Building Regulations Approval

What Are 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.

Building regulations set minimum standards for the design and construction of buildings to ensure the safety and health for people in or about those buildings. They also include requirements to ensure that fuel and power is conserved and facilities are provided for people, including those with disabilities, to access and move around inside buildings

What Do I Need To Do To Get Building Regulations Approval?

There are two methods of applying for Building Regulations approval; either a Full Plans application, or by a Building Notice application.

A “Full Plans” Application

It is a two-step process; approval of detailed drawings (Plans approval) and approval of on-site inspections (Inspections approval)

What Do You Need To Submit To Building Control?

Typically, you will need to submit detailed plans and elevation drawings and a detailed specification as to how the building will be constructed.

If you are carrying out structural work, then you will need to appoint a Structural Engineer who will produce the necessary details for the builder to build to and also the Structural Calculations to prove that the building will be structurally sound.

How Long Before I Get A Decision From Building Control?

The application is submitted for checking and a formal decision notice is given (normally within 8 weeks).

Advantages of using this method are;

the plans can be examined and approved before work starts and
the builder can work to the approved drawings in the knowledge that the detail complies with the regulations.

Approved plans may be used for up to three years after they have been approved, even if the regulations change.

A Building Notice Application is a less detailed form of application where minimal information is initially required and no formal decision is given.

You are relying on the builder to build without “approved plans“, generally Building Control do not like this type of application, as you are relying heavily on the competency of the builder on site.

If Building Control do not accept something the builder has done, you will be responsible for remedying it (making good). This often leads to an argument between the home owner and builder because neither party wants the additional costs.

Also, this form of application typically costs you more than a full plans submission as you have to pay all the costs upfront, rather than in two stages when you submit a Full Plans application.

If you have carried out building works to your property without obtaining Building Regulations approval you will need to apply for a Regularisation Certificate.

What Is A Regularisation Application?

“A regularisation application is a retrospective application relating to previously unauthorised works i.e. works carried out without Building Regulations consent, started on or after the 11 November 1985. The purpose of the process is to regularise the unauthorised works and obtain a certificate of regularisation”

As you have carried out work without prior approval the Local Authority may request that you “open up” the works so that they can ascertain if the building works comply with current standards.

As this is classed as an “enforcement application” it does not attract VAT, but the cost is greater than the other forms of application.

For more information, please click here

Pre-Application Inspections

Some Local Authorities offer a “pre-application” inspection service. This is where they will come out to site to look at your building to check it complies before you make a formal application.

Examples of this might be where you are proposing a two-storey extension, but need advice as to whether or not the existing foundations are able to take the extra load.

They would ask you to dig a “trial” pit next to the existing foundations, then Building Control would come out to inspect it. Often they would seek confirmation from your design Structural Engineer as well.

They charge a fee for this service, so best to check with your Local Authority.

4. Building Over Agreement – Drainage

A Building Over Agreement is an approval from your local water company for the building work that you plan to have carried out over, or near a public sewer owned by the local Water company.

What Is A Public Sewer?

A sewer is a pipe that serves more than one property. All drainage pipes (that connect to your local Water Authority) are now public sewers except where only one property is served by the existing pipe, which is known as a drain.

A drain is privately owned and maintained to the property boundary by the home owner, once it crosses the property boundary this pipe becomes the responsibility of the Water company.

Why Do I Need A Building Over Agreement?

If you are building over a public sewer, or one that runs within 3 metres of the proposed building works you have to make sure that the new foundations are far enough away from the drain and that sufficient access to the sewer is maintained so that they can clean or repair it if necessary. You will need to make sure that;

The extra weight of the proposed building work near to or above the sewer could cause it to collapse, resulting in structural damage to the new building and

the local water company have access to carry out maintenance and repairs.

**Do I Always Need to Apply for A “Building Over A Sewer” Agreement?**

You will not need a Building Over Agreement if you are able to move the building works so that they are more than 3 metres away from the sewer.

You may be required to divert the sewer. This work would be carried out by your local water authority, but at your cost.

How Do I Find Out If I Am Building Near A Public Sewer?

You will need to contact your local water authority and make an application either on line or by post.

How Much Does A Building Over Agreement Cost?

The cost depends on the size of the pipe. It can vary from £350 – £1,300.

What Do The Fees Cover?

Processing the application
Technical reviews of plans
Discussing and agreeing any changes in design
Liaising with the local authority in line with building regulations
Issuing consent
Registering the build over on records
CCTV (Class II and BO Class III)
Site visit to locate sewers if needed

What Is The Process Of Building Over A Sewer?

Make an application to the relevant water authority, enclosing the relevant site plans, sections and elevations of the proposed works. Include the correct fee.

You may need a CCTV survey before you begin work to see whether or not the pipe requires any repair work before the building work commences.

They might also carry out the CCTV survey after the building works to check to make sure that no damage has been done to the sewer.

How Long Does It Take To Receive Approval For Building Over A Sewer?

Approximately three weeks – you shouldn’t start any work on site until you have received approval.

5. Qualifications Of Designers

Your home is probably your largest asset. Therefore it is important that whoever you choose to help you with your design is professionally qualified.

There are many construction professionals who can help you. For example;

An Architect

The training and emphasis for an Architect is on design and philosophy of architecture.

An Architectural Technician

The training and emphasis for an Architectural Technician is on the science and technology of architecture

Whilst both disciplines have their own distinct training and specialism, there is considerable overlap between the two professions.

Chartered Structural Engineer

IStructE (Institution of Structural Engineers)

A Chartered Structural Engineer is someone who has demonstrated professional competence within the engineering profession. A Chartered Structural Engineer is a logical, practical person who is able to think around problems.

For more information about how you can “Build with confidence with a Structural Engineer” visit the Institution of Structural Engineers website

You might notice a familiar name on page 8! A 3D model showing some typical situations which would warrant the involvement of a Structural Engineer. Image produced by Michael Aubrey Partnership.

FindanEngineer.com is a comprehensive database of structural engineering practices across the UK that puts you in touch with the best structural engineer for any project. Only firms that have at least one member from the Institution of Structural Engineers can register.

Who Can Help Me With My Proposed Building Work?

As Structural Engineers, we work with Architects to develop schemes that will deliver projects that not only look amazing, but are buildable solutions, that are practical to build and are as cost effective as possible.

Do you have a project that you’d like expert advice on?

Either call us on 0118 962 9666 or click here to make contact with us and we’ll get back to you by the next working day (at the latest!).

Look forward to hearing from you.

What Is Structural Engineering?

Here’s a short video from the Institution of Structural Engineers

https://www.youtube.com/watch?v=Vwiu4zRMqJ0&feature=youtu.be

planning an extension

Planning An Extension?

Planning An Extension? Catch up with this article by our very own Managing Director, John Staves in the Self Builder and Homemaker magazine.

A Clear Project Plan

The decision to extend your property should not be taken lightly. Especially if you are altering your home. It will be inconvenient, messy and disruptive to normal family life. And that is if the project is well executed. A clear project plan is essential.

It is important that you get your thoughts clear.

What are you looking to achieve with the project?
Why doesn’t the current home layout work for you?
Is an extension the best solution?

Sometimes adjustment of the internal layout can solve the problem. And be more cost-effective than extending.

Brief Your Professional Team

When you can outline the purpose of the changes, you are able to brief your professional design team. An Architectural Designer will work on layout.

Improve Buildability – Reduce Costs

Your Structural Engineer will make sure alterations can be made safely. But more than that, they will suggest ways to improve buildability. And thereby reduce costs.

Client, Architect and Engineer should work collaboratively. From early in the project.

The Architectural design should not be completed and then the Engineer be asked to make the design stand up.

That invariably leads to unnecessary structural complexity and cost. You may consider appointing a practice that handle both Architecture and Structure internally to ensure collaboration and single supplier responsibility for the outcomes.

Sequence of Work

If you intend to remain in the property during the works, it is important that the design takes the necessary work sequence into account. A good design will do this, as well as making sure that the final layout is what you want, and all is structurally sound.

Statutory Approvals

Don’t forget time. Statutory approvals – Planning and Building Regulations – will take time. A simple extension that needs Planning approval can easily take six months to design and get approved. Then when the builder prices the detailed design, they may not be able to start for several months.

Realistic Budget

And budget realistically. For the build and for professional fees. It is worth spending a little to establish a sensible brief and budget before committing fully to the project. There is no point getting a design and Statutory approvals completed, only to find the build cost is unaffordable.

Enjoy making your house into the home you want.

Are you planning an extension? We’d love to hear about your plans.

Click here to read the full article.

get in touch

3 Reasons Why a Surveyor Shouldn’t try to Be A Structural Engineer;

1. It’s Unprofessional

2. It’s Costly

3. It’s Dangerous

Today I’m talking to Debbie, a homeowner, who recently completed a self build project in Wokingham.

Debbie, can you give me a brief overview of what happened to you and your family.

Planning A New Build

We moved to Wokingham 9 years ago and for about 7 years we have been planning to build our new home in our existing back garden.

Planning Permission Granted

Planning permission came through in October 2016 and we started the build in April 2017.

Initial plans were to retain the existing bungalow (our existing home) and reduce the size of it by 1m to provide a larger access down the side of the bungalow.

Because the garden widens about half way down our plot, we wanted to make sure that we maximised the size of the new house by building as close to the boundary as possible.

We appointed someone to design our home, he was recommended to us. He was very successful in obtaining planning permission in the local area. We did all the right things – we arranged to see a previous project that he had designed and talked to the homeowners – they seemed very pleased with his work.

We were confident in his abilities, so we appointed him to design our new home. Planning permission was granted and we set about looking for a builder who could bring our home to life.

After much research we appointed a builder and work started on site in April 2017.

Problems Early On

From an early stage the builder wasn’t very happy with the drawings – there just wasn’t enough detailed information, compared to other jobs that he had worked on.

One obvious problem was that the builder couldn’t understand why the designer hadn’t designed the roof!

Design Approved – But Couldn’t be Built!

“The design had been approved by Wokingham Planning and Building Control – why had a design been approved when it couldn’t actually be built? Surely the Council would have checked that our design was structurally sound?”

Missing Details

The builder kept talking to the designer showing him the plans and asking him for more details as what was shown wouldn’t work – it couldn’t be built. The designer would say that he was chasing his structural engineer and would get back to us. Lots of waiting and emails backwards and forwards.

There Wasn’t A Structural Engineer …

“The reality was that he hadn’t instructed a structural engineer – the “designer” had taken it upon himself to submit the “structural design and calculations” himself and they weren’t in sufficient detail for a builder to use to build the house safely”.

Didn’t Trust The Structural Design

The builder only felt confident building up to first floor, as he didn’t want to build anymore as he didn’t trust the structural design – the information that he was given was incomplete.

We pushed him for the structural details for the gable wall – this is when the “designer” appointed an actual structural engineer to design this specific part.

But the builder had lost confidence in the design. The designer responded by saying;

“I was appointed to obtain Planning and

Building Regulations Approval and that is what I did”

The fact that his design was incomplete and couldn’t be built was irrelevant to him!

We were very frustrated and for our build to carry on we had to find our own Structural Engineer who would be able to help us.

Start Again

We had to bite the bullet and start again; otherwise our build was going to grind to a halt.

We were recommended a solicitor who we could make contact with to try and re-coup some of our money from the original designer.

However, were advised that we’d have to take the designer to court and it would cost £30,000 + and we would be lucky to received 70% back.

We decided not to pursue him via the legal route.

Extra £22,000+

Overall I think it cost us an extra £22,000 + the extra steelwork not to mention the stress involved.

Appointing A Structural Engineer

The builder had worked with Michael Aubrey Partnership before and we wanted to go with someone he trusted, as we didn’t want anything else to go wrong!

How Did Michael Aubrey Help You?

You made sure that we could build our house correctly!

I was in a bit of an emotional state as the stress was getting to me.

I spoke to John Staves and he reassured me that you could help us get our project back on track and complete the build safely.

We Had A Full Set of Proper Drawings And Calculations!

The detailed drawings and calculations that Michael Aubrey produced highlighted how incomplete the original package of information had been from the original designer.

We now had a full set of proper drawings and calculations!

I would recommend you to anyone – you really helped us out when we were up against it.

In hindsight we were doing a new build and it was the first time that we had done anything like this; you trust what people say.

What Would You Say To Someone Who Is Planning Any Building Work?

Do your homework.

Research the people who are going to be helping you.

Our designer was very good at obtaining Planning permission, but he was quite vague on some areas, then that carried through to the structural side.

Did The “Designer/Structural Engineer” Have Any Qualifications?

He was a surveyor, an Associate Member of the Chartered Institute of Building (CIOB).

Not a Structural Engineer.

It Ended Up Costing Us More Money in the Long Run

I think we did cut corners – we used a designer who wasn’t as expensive as other quotations that we received – but it ended up costing us more money in the long run.

He pulled the wool over our eyes and he knew that it wouldn’t be worth our while taking him to court.

It became very personal and upsetting at the time. But I had to draw a line under it and move on.

Thank You

Even with all the issues that we had, we were only delayed three weeks.

Our builder and the team at Michael Aubrey did a fantastic job of helping us out and I am very grateful to them.

Are you starting a project like this? have you got the right team in place? or have you experienced something similar? please get in touch.

Returning from a very busy week on the “Ask an Expert” panel at Grand Designs Live I was going to write a blog post about the seminars that we attended and the insightful debates that emerged. I was planning to talk about the new products that were on show and some of the new construction techniques that are reducing carbon wastage and making construction methods safer and more efficient.

However, I came away with a much more important message to share, as it kept occurring time and time again.

Setting the Scene

Let me set the scene.

Over the period of four days we had appointments with over forty individuals. Mainly home owners excited about the prospect of their very own “Grand Design”. They ranged from removing a single beam in a house to new build “Grand Designs” in France and Tuscany.

People bounced up to our desk, wide eyed and happy as they eagerly showed us their plans. So much time and thought had got them to this point.

As far as they were concerned they just had a few structural issues that they wanted to discuss before work could start on site (in some cases they wanted a second opinion about a structural solution that had already been proposed).

We sat and listened as they told us how they were so pleased that they now had obtained Planning Permission, they were one step closer to their dream home, just some structural issues to sort out.

Listening

We let them talk .. we listened.

Time and time again we saw their faces drop as we calmly explained that

Yes – the designs were amazing

Yes – the designer had obviously listened very carefully to what they wanted from the design.

But ….. and it was a big “but”.

The designs weren’t buildable ..

Well what we actually said was;

“anything can be built structurally, but it will cost you a lot of money”

To give you just one example. A young couple had appointed an Architect to design them a new build, detached five bedroomed, three storey house. It looked amazing!

Listened to Their Brief

The Architect had clearly listened to their brief and they were very pleased with the design that had gone through Planning and had obtained full Planning Approval without too many problems.

They had booked an appointment to see us to find out what they needed to do to obtain Building Regulations Approval.

When we looked at the drawings, there were no internal load paths. The walls at first floor did not line up with any load bearing walls, a similar situation on the second floor. There were a few lines where beams needed to be “designed to engineers calculations” however, some were missing altogether.

The design was buildable, but at what cost?

Unfortunately, this seemed to be a common reply to a high number of visitors to our sessions.

So What’s The Answer?

We know this doesn’t apply to all designers, but time and time again this is an issue that we are experiencing.

The Structural Engineer comes to the party too late.

Imagine if the engineer was involved at an earlier stage .. to work up the design with the Architect .. possibly even “collaborating” with them …..

I’ve had this discussion with many Architects and I get the same response

“the Client doesn’t want to pay for the full design at the initial stage as they might not obtain Planning permission”

I make the point that the designer should have a fairly good idea whether or not Planning permission would be granted.

We are not suggesting a full detailed design at an early stage, just some conceptual ideas that would make the design buildable at a later stage.

Collaboration and Communication

The designer’s focus is on;

function and the aesthetic of the project – how it looks, how the users experience it, how it feels to be in the space.

Engineers are looking for;

the most cost effective solution that is the most functional.

I believe that Clients ultimately benefit from a well thought through scheme. What’s s the point of getting planning permission for something that is disproportionately expensive to build?

By working together at an early stage, Architects and Engineers can apply their specialist knowledge and experience to deliver a cost effective solution which meets the Clients brief.

Would your Clients benefit from engaging a Structural Engineer at concept stage? When do you typically engage a Structural Engineer? Would be very interested to hear your thoughts …