Building regulations drawings

TrixA

We've recently been granted planning permission for a loft conversion and ground floor extension of our small terraced house. I'm a bit confused about next steps. The architect who did our planning applications will do the building regulations drawings for a reasonable fee, and I know that should allow us to get more accurate quotes from builders. However, I've heard some people say that architects can specify things that turn out to be too expensive or impractical to build. Once building regulations has approved the drawings are we essentially locked in to the exact design? What happens if the quotes we get are unaffordable and we want to change some of the details in order to stay within budget? We're not planning to use the architect to project manage the build.

DevilDamo

Did the architect not suggest getting some initial ball park figures based on the drawings and before going into Planning?

The BR drawings are detailed and will enable you to obtain coatings. It’s the internal finishings that normally shoot the price up.

If upon receiving prices you need to consider making some external changes, that may warrant having to go back into Planning. If they’re internal changes, those can just be included on the BR drawings.

TrixA

No he didn’t suggest anything like that.
I don’t understand what you mean by internal changes “can just be included on the BR drawings” if the idea is we’ve already been through BR by the time we’re getting quotes?

DevilDamo

Obtain quotes based on the BR drawings and if prices come back a little more than you had expected, make some internal changes on the BR drawings that may bring the price down. That can be done without having to go back into Planning. External changes that may have a bigger impact and reduction on the price may have to go back through Planning.

-taff

Building regulations are not the same as planning permission. Basically, the planning permission covers what the external appearance of the thing looks like, the detailed drawing specify what's inside, and what the various services look like, electric , gas etc. You can change the appearance of anything inside, say if you fancied a different flooring material [ unless it's a listed building and permission ahs been granted for that sort of thing] you could change that but be aware, that every change you make after you've been quoted slows down your build and increase your costs.

You should have costed out roughly what the finished project should be with your architect so there are no nasty surprises. Ask them if what they have designed has  matched your budget.

And the more things you can psecify now in your drawings, the better. It means you won't be making decisions later that affect the price of things and whoever you ask to quote can give you a more accurate cost.

TrixA

I do understand the difference between planning permission and building regulations. The bit I don't understand is the sequencing. If we have to submit drawings for approval by building regulations before we get any quotes from builders, and then we after we appoint a builder we want to change some detail (assuming it is not the type of change that would require us to go back to planning), does that mean we have to resubmit the building regulations drawings to the Council? I guess I hadn't realised how detailed building regulations drawings are until I looked at a few examples.

The bit I am most worried about is glazing, as that's the only aspect of our current design which may not be absolutely standard. I know from prior dealings with builders that they sometimes will only deal with particular preferred suppliers for windows etc. I would like to avoid a situation where we have to supply the windows ourselves, arrange a separate fitter etc.

weeg

It's usual on BR drawings to use the phrase 'or similar approved' when specifying a specific product. So if the drawings  say 'Joan' but your builder prefers 'Jane', which is of equal quality and fit for purpose, you are covered. BR regs are about making sure the building is safe, robust and energy efficient, so if the change doesn't affect that it doesn't matter.

TrixA

Thanks, that makes sense. The examples I've seen include things like placement of electrical sockets, kitchen appliances etc, which seems a bit odd if the main purpose is safety/structural integrity of the building.

TrixA

Also, the architect has now said we need to commission a tree survey identifying trees within 40m of the proposed works. I can't find any reference to this on the council website, is it a standard requirement for building regulations? We're in an urban area and there are no trees larger than an apple tree anywhere in the vicinity, so it feels like needless compliance.

Dedekind

Why do you need to submit drawings for BR before getting builder quotes? I don't think it's needed. Also a reasonably experienced builder will have a ballpark idea of how much things cost -- then the specific of the drawings can make the price more accurate (and in your case you will even have the drawings, just not submitted to BR yet).

weeg

TrixA said:

Thanks, that makes sense. The examples I've seen include things like placement of electrical sockets, kitchen appliances etc, which seems a bit odd if the main purpose is safety/structural integrity of the building.

There are also sections of the regs to do with minimum habitable standards - so, enough plug sockets, room to manouver. Basically to make sure houses are fit for modern life.