Architects and planners in Surrey

Atasas

Hello MoneySavers,

I have bit of a fortune to be able (?) to develop the back garden in Addlestone, load of loan risks and other complications associated with...

The plot is in Addlestone, whereas local council has earmarked particular area for "residential development improvement" area- green light to sensible build.

Spoke to few "planners", but ended up stuck for a architect.

Having (in distant past) been student and knowing real costs of such projects feel no lesser, but disappointed with endless waiting times(6-10 weeks) and costs. That is where I am savy and questioning pricing as quotes so far (without drawings) being provided to me are inbetween £1500 and £3500(with basic layout drawings) and one quote of £12000 for a full pre-app for the council, basic layout drawings and detailed specified drawings for the build with all amendments....:eek:

Due to the site and size available, it can hardly be any bigger, than ((narrow)2 bedroom house) and so I wanted to ask you for a bit of advice:

1- are the (unclear) charges are fair? although due to the time issues(or cost issues) none seem to be getting to manage the process as is.

2- anybody could recommend a basic survey+ layout architect to draw up for a Council planners pre-app?

3- would architectural levers, new starters be any good for that? anybody have a son (or daughter), that would like to get little job their way? would student work be sufficient for full planning permission and build?

Many thanks!

Hoploz

Nobody says you have to have an architect draw up plans. You can do it yourself if you like.

Do you need pre-app? That will add 4 weeks to your timescale, not to mention the cost.

You've already spoken to Planners you say, so how come you still have questions unanswered?

Look for other local projects, there are plenty of infill houses, even in Addlestone specifically. Then look up their plans online and see which architect they used, and whether you like the plans they've done.

Then knock on doors and ask the people whether their experience with their architect was a good one before getting them round for a detailed quote.

Atasas

Helpful indeed, TY!

Hoploz wrote: »

Nobody says you have to have an architect draw up plans. You can do it yourself if you like.

Yes and no... my skills are bad enough to frighten own-self, let alone council planners

Hoploz wrote: »

Do you need pre-app? That will add 4 weeks to your timescale, not to mention the cost.

Bit risky to go with full application, as additional work in a form of reports etc is rather extensive and very costly, in case of application would end up declined

Hoploz wrote: »

You've already spoken to Planners you say, so how come you still have questions unanswered?

Yes, though 1- is way too busy, 2'nd seems dear and still wouldn't provide even basic drawings for the pre-app and 3'rd is seriously expensive

Hoploz wrote: »

Look for other local projects, there are plenty of infill houses, even in Addlestone specifically. Then look up their plans online and see which architect they used, and whether you like the plans they've done.

This is good, really good idea!

Hoploz wrote: »

Then knock on doors and ask the people whether their experience with their architect was a good one before getting them round for a detailed quote.

Does make sense
Although approaching them from "out of a blue" bares many unknowns, including pricing, waiting time etc;)

bgm_co

There are some policies that can hinder the development of gardens. Developing gardens have been referred to as garden grabbing.

PPS 3 can make it difficult to develop back gardens:

Identifying suitable locations for housing development
36. In support of its objective of creating mixed and sustainable communities, the
Government’s policy is to ensure that housing is developed in suitable locations
which offer a range of community facilities and with good access to jobs, key services
and infrastructure. This should be achieved by making effective use of land, existing
infrastructure and available public and private investment, and include consideration
of the opportunity for housing provision on surplus public sector land (including land
owned by Central Government and its bodies or Local Authorities) to create mixed use
developments. The priority for development should be previously developed land,25 in
particular vacant and derelict sites and buildings.

Previously-developed land (often referred to as brownfield land)
‘Previously-developed land is that which is or was occupied by a permanent structure,
including the curtilage of the developed land and any associated fixed surface
infrastructure.’
The definition includes defence buildings, but excludes:

– Land in built-up areas such as private residential gardens, parks, recreation grounds and
allotments, which, although it may feature paths, pavilions and other buildings, has not
been previously developed.

Atasas

bgm_co wrote: »

There are some policies that can hinder the development of gardens. Developing gardens have been referred to as garden grabbing.

PPS 3 can make it difficult to develop back gardens:

Sorry, should have been clearer- "garden" it is not, its car park, with some ugly sheds at the back. Visually it would be improvement and no loss of garden, as well as neighbouring properties HAD already done the similar developments.

As suggested, I indeed searching and researching for architects, that done work near by and still, would appreciate interested, even non qualified , available sooner architect to do even basic layout drawings.

bgm_co

How long ago was the similar development carried out?

Its hard to judge on a site that can't be seen. Each site has its own merits. What is possible on one site may not be possible on another when it comes to planning policies. Also over time polices change of course.

Atasas

bgm_co wrote: »

How long ago was the similar development carried out?

Its hard to judge on a site that can't be seen. Each site has its own merits. What is possible on one site may not be possible on another when it comes to planning policies. Also over time polices change of course.

At the back, one garden apart there is one finished, next to it one almost finished, next it one just getting mains dug up (as to say "I am" 1, not the 3, but, 5,7 almost done and 9 just about to start and obviously has build grant)

Yes, the prospect is very realistic, I think, but building on borrowed money adds different sort of questions and unknowns of as how grant would be issued or not, makes one think ever so carefully about spending big money wisely.:cool:

Hoploz

Atasas wrote: »

Sorry, should have been clearer- "garden" it is not, its car park, with some ugly sheds at the back. Visually it would be improvement and no loss of garden, as well as neighbouring properties HAD already done the similar developments.

As suggested, I indeed searching and researching for architects, that done work near by and still, would appreciate interested, even non qualified , available sooner architect to do even basic layout drawings.

Is this the bit of land behind the shops between Barclays and Grants? If so I'm pretty sure you'd be able to do something there

System

If it's something contentious that requires understanding of the local plan etc, I think it's not wise to try and get someone that's inexperienced in these matters just because they are cheap and available!
A planning refusal on a site will make further applications more problematic if something is done badly.

Without knowing the site/your local authority its hard to judge, but sometimes paying an established practice that has a track record in something like this would offer value in the long term.

Atasas

:eek:

Hoploz wrote: »

Is this the bit of land behind the shops between Barclays and Grants? If so I'm pretty sure you'd be able to do something there

But no!

Atasas

the_r_sole wrote: »

If it's something contentious that requires understanding of the local plan etc, I think it's not wise to try and get someone that's inexperienced in these matters just because they are cheap and available!
A planning refusal on a site will make further applications more problematic if something is done badly.

Without knowing the site/your local authority its hard to judge, but sometimes paying an established practice that has a track record in something like this would offer value in the long term.

Not arguing, definetly agree, but the only one well established and able to get involved quoted £12k...

Whilst sensible (and experienced no doubt) planners aren't able to provide even basic layout drawings for Pre-app, suggesting finding architects...

Perhaps reasonably priced (?£3.5k+VAT?) ones are just way too busy to undertake it. (they would have provided as required service, with pre-app drawing)

Considering ongoing loans, other financial commitments etc repayments to be paying ever so many times for new drawings, with imminent changes no doubt is also risky.

Leaves me to believe, that I would rather spend as little as possible to get through pre-app and waist another month, instead of taking plunge and not to get nowhere