Architect/ draughtsman/ engineer

miche82

Hi all,

First time poster here! I'm hoping one of your lovely lot can help me with some building and planning info.

We're planning on putting a dormer loft conversion and side return extension on the back of our Victorian terrace.

Both of the builds are within permitted development which is the good news. We know exactly what we want, which isn't complex - we're not talking grand designs here!

The thing I'm stuck on is whether we need an architect or even an architectural technician. The ones I've spoken to (in North London where I'm based) want stupid money and are telling me that I need 'initial plans' that set out the basic structures which will be sufficient for planning permission (even though I said we don't need it) but they won't be good enough for building regs? Plus we'd need to pay extra for a structural engineer to do the calculations new steels.

First question is: is this a load of bull (I suspect I know the answer)

Second question is: can I just use a structural engineer or a draftsman for the plans? Will their plans be sufficient for a builder to work from and for building regs to ensure that the project can be signed off?

Sorry for long post and cheers for any help that is offered!
M

Doozergirl

You will definitely need a structural engineer for the steel calculations, whichever route you choose. They are essential for building control.

Drawings for the purpose of Building Control are optional. Loft conversions and side return extensions will be bread and butter to most builders in North London and they can do the work under 'Building Notice' which will involve more inspections from the local building control officer, but costs far less than extra drawings.

Without the need for planning permission, you can choose who you want to do your drawings for you. A structural engineer who offers the service will be perfectly sufficient. Some builders offer a design and build service. I bet there's plenty of those in London!

miche82

Brilliant - I hadn't thought about going straight to the builder! Hopefully I can get someone reasonable for the structural engineering calcs and then bypass all the people who seem intent on grabbing our money!

Cheers Doozergirl

System

I don't think it's "money grabbing" for a designer to charge you to design something - it's sometimes much more useful to work through the options for layouts/window placement/access etc on a piece of paper so you can fix the mistakes with a rubber rather than spotting one halfway through a wall being laid....

and whilst, as doozergirl says, these type of things are bread and butter - a detailed set of drawings would allow you to speak to a few builders and get exact quotes for the specification required, working on a building notice (IMO) leaves you very open to a builder taking the mick