Extension drawings done - what to do next ?

Paulpen

andy444 said:

There's little point getting builders' quotes until you acquire planning permission. The design may have to change or you may not get planning approval.

From what the architecht has said it sould be pretty straight foward and can see no reason for any issues however I dont know if thats what they all say ?!

Paulpen

Section62 said:

Paulpen said:

Does any of that seem wrong / wrong order / anything missed ?

Speaking to the neighbours informally first is a good idea - you don't really want them to make formal objections to your application if there is a way of getting a compromise design first.

You also need to add in getting building regulation approval/signoff, although it is best to discuss that with the builder as they may have a preferred approach (but don't let the builder dictate this to you, and ignore them if they say the work doesn't need BR).

Is an informal chat enough or is it worth getting a basic letter with something along the lines of "having discussed drawings etc we so no reason for a formal objection" etc

The architecht has given us the details of a local independent building regulator that he reccomends as opposed to the local council one.

dimbo61

In order to get planning permission which you need as this is a two storey extension and does not come under permitted development ( I think but check ) you need to submit your plans to the council planning department!
If they say OK plans are fine and we have no objections then they post on the council website the proposed extension for Anyone to see and object too.
I think this also involves a letter outside your home ( laminated and attached to a lamp post ) 
If the council planning turn you down consider getting a planning appeals expert in before spending hundreds of pounds on new plans ! 

jj_43

Paulpen said:

jj_43 said:

you state “after months of delays and excuses”, so you need to be looking at your planning and managing skills or approach. You need to take more ownership of the work you ask people to do not just expecting everyone else will get on with things, it’s not as straightforward as that. Learning to deal with trades is a skill in itself.

All we have planned and managed so far is instructing an architect back in Feburary - they then forgot about our case, had covid, a month holiday and then a family crisis hence why we have got no further.

For all aspects of work, agree checkpoints for when work will be done by, frequent checkpoints that will either encourage you to prompt for progress or they will produce the work by. Architects can produce measurements and drawings in 4 weeks. 

Section62

Paulpen said:

jj_43 said:

you state “after months of delays and excuses”, so you need to be looking at your planning and managing skills or approach. You need to take more ownership of the work you ask people to do not just expecting everyone else will get on with things, it’s not as straightforward as that. Learning to deal with trades is a skill in itself.

All we have planned and managed so far is instructing an architect back in Feburary - they then forgot about our case, had covid, a month holiday and then a family crisis hence why we have got no further.

Ditch the architect and find a new one now.  It is vital they can respond promptly to your needs - if they can't commit to the project then the earlier you get rid of them the less heartache (and cost) later.

Paulpen said:

Section62 said:

Paulpen said:

Does any of that seem wrong / wrong order / anything missed ?

Speaking to the neighbours informally first is a good idea - you don't really want them to make formal objections to your application if there is a way of getting a compromise design first.

You also need to add in getting building regulation approval/signoff, although it is best to discuss that with the builder as they may have a preferred approach (but don't let the builder dictate this to you, and ignore them if they say the work doesn't need BR).

Is an informal chat enough or is it worth getting a basic letter with something along the lines of "having discussed drawings etc we so no reason for a formal objection" etc

An informal chat is fine.  If you ask for something in writing they may feel pressured.  It makes no difference anyway, if they want to object then it is their statutory right to do so.

Paulpen said:

The architecht has given us the details of a local independent building regulator that he reccomends as opposed to the local council one.

Bear in mind the building control officer is your independent check to make sure the design and construction are compliant with the regulations and won't cause you problems.  Council BCO's are fully independent.  Private ones may have too close a relationship with the architect or builder for your own personal good.  The conversation/recommendation is best had from the builder rather than the architect, but if you accept it then do so with some degree of scepticism.

AlexMac

We've only ever done one minor £20k extension, as well as a simple £30k refurbishment (roof, bathroom, kitchen, boiler, plumbing, re-wire, floorings ane  decor) but have watched several close neighbours experience ones ranging from a two-storey replacement for a garage (like yours), to various 1-2 storey side, rear and loft extensions.  

Some have been easy (e.g the one like yours, opposite us), some disasterous; one simple side extension took well over a year, requiring the neighbours to rent elsewhere for at least six months longer than anticipated, due mainly to an incompetent Architect and dodgy builders.  Costs escalated too

Another stopped halfway as the builders walked off the job after a dispute over quality and costs, and a simple 6-month job took 18 months.  Although that, to my mind, was due to  an over-ambitious spec.

So it's all down to skill, knowledge and competence

Paulpen said:

We have finally got our extension drawings after months and months of delays, excuses etc

This rings alarm bells; either your Architect is competent or not,  and will have presumably told you

- if you do need Planning Permission or if it will be " permitted development" which may still need a Planning "certificate of permitted development" which my Council issues at a cost.  Although it helps if your Architect knows their 4r5e from their elbow, you may want to research the issues yourself; the online gov.uk Planning Portal and local Planning authority website may help; ours has helpful guidance about what they will approve?

- Who will project manage, identify builders, contract, supervise work and release payments, and liaise with the Building Control officer to ensure you get a certificate which you'll need when you ever sell?

And then, yes - you are 

..."right in thinking we do the following next -

- Speak to the neighbors and show them what we would like to do. Esp if it needs planning pernission; nothing p155es people off that a planning notice without warning

- Start contacting builders for quotes. But try for recommendations; ask what they've done locally and speak to past clients as referees
Once we know costs then start to look at financing options. although I hope you have already thought about extra borrowing on your mortaage?  
Once planning is approved start getting things set in stone. Stone's a great building material but maybe block and brick and tile or slate are more realistic lol?

 Look at Homebuilding and Renovating magazine and website; a terrific resource with loads of helpful advice, and a project cost calculator   ; https://www.homebuilding.co.uk/

Best wishes for the project; lets hope you're luckier than a couple of my neighbours

J63320

In my experience, if professionals or tradespeople are proving unreliable early in the process, this is a red flag. If they are missing appointments, forgetting things etc. without good reason before you have given them any money, how are they going to behave when you are committed, have signed the contract etc.? The odd missed appointment for, say, a family emergency, with a phone call to explain, and a prompt rearrangement, is OK. Life happens. But over the years, with everyone who has let me down, the signs were there from the start. I am much more wary these days.

Paulpen

AlexMac said:

This rings alarm bells; either your Architect is competent or not,  and will have presumably told you

- if you do need Planning Permission or if it will be " permitted development" which may still need a Planning "certificate of permitted development" which my Council issues at a cost.  Although it helps if your Architect knows their 4r5e from their elbow, you may want to research the issues yourself; the online gov.uk Planning Portal and local Planning authority website may help; ours has helpful guidance about what they will approve?

- Who will project manage, identify builders, contract, supervise work and release payments, and liaise with the Building Control officer to ensure you get a certificate which you'll need when you ever sell?

And then, yes - you are 

..."right in thinking we do the following next -

- Speak to the neighbors and show them what we would like to do. Esp if it needs planning pernission; nothing p155es people off that a planning notice without warning

- Start contacting builders for quotes. But try for recommendations; ask what they've done locally and speak to past clients as referees
Once we know costs then start to look at financing options. although I hope you have already thought about extra borrowing on your mortaage?  

Best wishes for the project; lets hope you're luckier than a couple of my neighbours

He has said that we will need planning 100%. Im in the mindset that he is fully capable as been around for decades but id did seem that it took ages to get started - once he had started on ours it was done in a few weeks.

I was planning on managing it all myself but I have also seen enough episodes of Grand Designs to know this can go one of two ways. Some of the builders that are on the shortlist are larger firms that could possibly self manage if there is such a thing ?

With regards to letting the neighbours know I think its the decent thing to do - one side however has been in a care home for the last few months so it might not be that easy - what happens if they are not home when the permission gets applied for ? Will they get a letter in the door that needs to be returned or anything ?

We have already been in loose talks with the mortgage advisor who has calculated a figure that we can borrow however with the everchanging interest rates and material costs this is a bit tricky without some solid quotes.

thegreenone

Please don't think me rude, but it sounds as though you should find a project manager.  Yes, it will cost more.

Put letters through all your neighbours doors, next door on both side and over the road to explain what you are hoping to do.  You don't need to do this but it's a polite thing to do.

Is your architect doing all plans ie structural calcs/builders plans?

FreeBear

Paulpen said: With regards to letting the neighbours know I think its the decent thing to do - one side however has been in a care home for the last few months so it might not be that easy - what happens if they are not home when the permission gets applied for ? Will they get a letter in the door that needs to be returned or anything ?

When immediate neighbourghs have put in planning applications, the council sent out letters inviting comments or objections. This has also happened when a house right down the end of the cul-de-sac put in an application for a change of use to a "care" home. A deadline is given for comments/objections to be made, and once passed, the Planning Dept hands down their decision.