Alternative to Architect?

mum_to_izzy

Good morning,

We are in the process of (hopefully) obtaining planning permission for a new build onto the end of my Mothers house (huge side garden).

We are very new to this and the information available is slightly over whelming. We have had an architect technician round to the site for his opinion, he seems to think its a strong possibility that permission will be granted.

He was found online and we decided to call him as he was local. We're not sure on what to look for in an architect, if one is needed or who we can use instead.

Anyway he has put his fee proposal to use and it seems quite high. Basically £1350 to draw the house plans and complete planning application (planning fee NOT included) so an additional £335, A Section 106 Agreement would be in place as its a new dwelling and need to pay an additional £450 to the council before permission is granted and not a guarantee and non refundable. This would then tell us how much we would need to pay when building work commences which will be between £1600 to £2000.

Does this sound right? It doesn't inlclude building regulation plans which he said we would need at second stage once permission is granted, he can't advise us at this time how much they are likely to be.

Who or where could we look for an alternative to an architect? Could it be possible for me to use an online program and draw the initial plans myself, submit the application and them employ his services to draw the building regulation plans?

As I said we are very overwhelmed with the information and it it quite mind blowing! Would appreciate any help or advice.

System

you have had an architectural technician looking at it, that is the alternative to an architect!!
it's impossible to tell if the fees are high as there is no indication of the amount of design work and drawing involved - if you think it is high ask them to fee per hour and see what the time scales involved are, then you can tell if it's expensive or not.
it is extremely rare for anyone to include planning fees in their quote

teneighty

The fee quoted seems reasonable to me and is about what I would charge for a simple house design upto planning stage. If you are not sure get some more fee quotes and see what others in the area are charging.

As for alternatives to an architect there are many, probably trading as architectural designers, although try talking to some small architects practices, they might be more affordable than you thought. A good starting point would be to look at the planning applications on your councils website and make a note of the agents who have submitted similar applications in your area.

One final point depends on whether you intend to live in the new house or if it is a speculative development. If it is going to be your home I would want to engage an architect or designer who I could communicate with easily and understood my goals and ambitions for the project. You will only gauge that by spending 30 minutes to hour chatting with them on site and sounding them out on ideas. Most should offer that initial consultation for free.

Another final final point, there is absolutely no reason why you couldn't draw up your own plans and submit them for planning. If you found out about section 106 agreements and planning fees you are obviously capable enough to work your way through the system and reading up on local planning policies. If that information came from the architectural technician (I think they like to be called architectural technologists these days), that knowledge together with their design skills are why they charge a fee. It is not for the feint hearted and can be a minefield for the uninitiated.

Good Luck

iamcornholio

It's no good asking if a single quote seems right. You need to get several other quotes and also talk to them to get a feel as to whom you will trust to get this done properly.

There is a lot of design work and calculations which goes into a new house in both getting planing approval and then building regulation compliance, so be sure to get a full quote for all the design work and ask what work will be contracted out to other professions at extra cost as part of the design process - eg structural engineer and energy assessment calculations. You chosen designer should be fully capable of quoting for all the work and breaking it down into stages or giving a very close estimate ... and not be saying " Oh, I don't know how much that will cost yet because I have not drawn the plans up"

As for your DIY plans idea, well its no good designing a house which can't be built or can be built at great expense. You may get planning approval, but then find that you need to do changes to get building regs approval or it will cost a lot more money to build you approved design.

The design process has to be done as a whole, and consideration given to planning constraints and the technical aspects of construction along with costs and materials

If you have a build budget, then your designer needs to design to that and not give you a grand palace which looks good on his CV, but which you then can't afford to build