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For more information on why you should use a RICS regulated firm, click here

4. Will you be able to tell me if what I have in mind is feasible/the best possible solution?

Yes. The purpose of the initial visit is to listen to your ideas. We may be able suggest solutions and ideas which you may not have thought about and suggest the best strategy in achieving your aspirations. We will be able to answer any questions you may have to ensure you are fully informed.

 

5. Do you offer free visits?

Unfortunately we do not offer free site visits. We do not believe anything productive can be achieved within a free 30 minute sales conversation. We are happy to discuss your project over an initial telephone call and provide you with a break down of our fees. Once you are happy to proceed, our initial visits are designed to get your project going as quickly as possible.

 

6. What happens during the initial visit?

During the initial visit we will spend time walking through your ideas and aspirations for the project.  We can discuss the various options available to you. We can then take measurements of your property and sketch out a plan of your property to discuss initial design ideas. The initial visit is designed to be an informal and relaxed process. By the end of the initial visit you should be fully informed and in a position to move forward with your project.

 

7. What are the next steps after the initial visit?

We will discuss the recommended options with you before the end of the visit. We will then send you a breakdown of our fees for the services that you want us carry out for you. Our services are designed to be as flexible as possible allowing you to use us as much or as little as you want.

 

 

About Planning Permission

1. What is planning permission?

Planning permission or planning consent is the permission required in the UK in order to be allowed to build on land, or change the use of land or buildings.

Planning is a complex and difficult area and professional advice is essential. As Planning Consultants we understand the planning law and the effect that any development will have on the future use and value of your property.

If you intend to alter or extend your home, or thinking about undertaking a new build, obtaining planning permission can be one of the main hurdles in making your dreams a reality. It is possible in some instances that your project can be done under permitted development rights. We will be able to advise and guide you through the whole process.

 

2. What is permitted development?

You can make certain types of minor changes to your house without needing to apply for planning permission. These are called “permitted development rights”. They derive from a general planning permission granted not by the local authority but by Parliament. Bear in mind that the permitted development rights which apply to many common projects for houses do not apply to flats, maisonettes or other buildings. There are a number of limits on height, volume (in cubic meters) etc. that your proposals need to be within for permitted development to apply. If your project is eligible for permitted development we would recommend that you apply for a Certificate of Lawful Development to confirm this. The application needs to be supported by suitable drawings and calculations and we can help you do this.

In some areas of the country, known generally as ‘designated areas’, permitted development rights are more restricted.

You should also note that the local planning authority may have removed some of your permitted development rights by issuing an Article 4 direction. This will mean that you have to submit a planning application for work which normally does not need one. Article 4 directions are made when the character of an area of acknowledged importance would be threatened. They are most common in conservation areas.

 

3. Are there different planning rules for a listed building?

If a building is of particular architectural interest, they are often officially ‘Listed’ to protect the nature of the building. Any building work will require ‘listed building consent’, according to the Planning Act 1990. Making a Listed Building Consent application is similar to making a planning application. The process may be handled by a conservation officer within your local planning department or might be referred to English Heritage and there is no application fee. The penalty for ignoring this act is up to a 12 month prison sentence or a fine of unlimited amount, or both! We can help guide you through the process to ensure you achieve the necessary consents prior to starting the proposed works. Permitted development rights are on the whole suspended from these buildings.

 

4. Are there different planning rules for a conservation area?

Conservation areas are defined by central government as ‘areas of special architectural or historical interest, the character or appearance of which it is desirable to preserve or enhance’. Local planning authorities are required to designate areas that possess this special interest as conservation areas and to ensure that the character and appearance is protected.

If you live in a conservation area, changing the external appearance of your building is likely to require Conservation Area Consent. In practice, this means additional restrictions beyond the normal planning laws. We can help guide you through this process and obtain the necessary approvals for you.

 

 

About Building Regulations

1. What are Building Regulations?

If you are considering undertaking any development we can help guide you through whether you need to have planning permission and building regulation approval. These are two separate applications and must be applied for individually. Planning regulations determine what you can build. Building regulations control how you must build it. Granting of planning permission doesn't mean you've received building control approval and vice versa.

Building Regulations apply in England and Wales and are there to ensure that buildings are safe and healthy places for people to be in. The regulations also stipulate minimum standards of insulation, ventilation, water consumption and access into and around the building. Building regulations are usually handled by your local authority Building Control department, however private licence inspectors are an alternative option.

 

2. How do I apply for Building Regulations’ Approval?

There are two methods of applying for building regulations approval – either a full plans application, or by a building notice application. The inspection notification process and the total charge payable will be the same whatever method is used.

For minor alterations and extensions to domestic properties, the simplest method is to undertake the Building Notice procedure. The objective of the Building Notice procedure is to reduce the delay in the building process. You will not have the same protections as a full plans application, as the builder will not have an approved working drawing to follow. To do this, we can submit a Building Notice Form to the Building Control Department along with a site plan and supplementary drawings. This has to be done as least 48 hours before works start on site.  Once the works start, the Building Control Officer will inspect the work at various stages to ensure the work is proceeding to regulations. Once the works are completed, the Building Control Officer will issue a certificate confirming that everything has been done to the required standard.

The ‘full plans’ procedure is more involved, as this requires the submission of fully detailed plans, specifications, calculations and other supporting details up-front to enable the local Building Control Department to check compliance prior to the works commencing.  The exact amount of detail depends on the size of the project.  A formal notice of approval is issued within a legally set period of five weeks.  The work is then inspected periodically as it progresses.  The full plans route gives you a degree of protection provided the work is carried out in accordance with those plans.

 

 

About Party Walls

1. What is a party wall agreement?

If you live in a semi-detached or terrace house you share a wall (or walls) with your neighbour – that wall is known as a party wall. Since the Party Wall etc Act 1996 came into force, homeowners in England and Wales have had a procedure to follow when building work involves a party wall or party fence wall, some excavations close to neighbouring buildings, and new walls at boundaries. The Act is designed to avoid or minimise disputes by making sure property owners notify their neighbours in advance of certain proposed works.

It is very common with extensions or alterations for domestic buildings that action under the Party Wall legislation will be necessary. Undertaking certain work to a party wall, fence and near to your neighbour’s structure may require notification to your adjoining owners in accordance with the Party Wall Act 1996. We will advise you if your work falls under the Act, and can act on your behalf throughout the process. The Act can be a complicated procedure and in some instances can take a good deal of time.

Selecting & Working with a Builder

1. What drawings will I need for my builder?

Our scheme level/building regulation drawings will show your proposals in sufficient detail to allow your builder to cost and build from. Many builders do not need full detail drawings in order to build standard building elements. Our drawings and calculations prepared for submission of building regulation approval contain working measurements and brief specification notes which we feel provides competent builders with sufficient information to undertake projects successfully. If the design contains elements that are particularly complex or unusual, it is sensible to get us to prepare detailed drawings of these elements. If you want more things added to the drawings or any additional help we are here to help you through the process.  

 

2. How do I select a builder?

You need to be very careful about selecting a builder. A good starting point is to ask people you know for recommendations. Once you have selected possible builders, it is best to contact them and obtain a list of references which you should follow up by checking the quality for yourself.

If you want help with this process we would be able to handle this process for you.

 

3. What sort of things should I be looking out for?

·    Do shop around and get at least three detailed quotes.

·    Does your prospective builder have experience of the work you require?

·    How do they expect to be paid – on completion or in stages – and are they happy for you to retain some of the money until the job has been done to your satisfaction?

·    Will they agree to independent arbitration should you end up in dispute?

·    Will they accept a penalty clause for failure to complete the work on time?

·    Do get written specifications and quotes.

·    Don’t automatically accept the cheapest quote. Good builders are hard to find and are always busy. It will be worth the wait.

·    Don’t pay cash in advance on the promise of a ‘cheap’ deal.

·    Do hold back a sum of 5% that will be released on completion of the works.

·    Do make sure the builder has a good waste disposal strategy in mind. This will help avoid disputes with neighbours when building work is underway.

·    Do check the building insurance and make sure your insurance company and mortgage company are aware of the work being done – you may need a joint policy with the builder.

 

4. Can Jonathan Durndell obtain competitive tenders from several contractors on our behalf and arrange for a contract to be put in place with the contractor we select?

Yes.  We always recommended obtaining at least three competitive quotes from suitable builders. We can issue the necessary documentation directly to suitable builders and once you are happy to proceed with the chosen builder, we can arrange for a suitable contract to be put into place before works proceeds which details the agreed price and the time scales involved.

We would always suggest that you use a written contract, with a fully itemised and costed schedule of works and with an agreed completion date. The Federation of Master Builders (www.fmb.org.uk) provides a plain English contract for use by its members which sets out the agreed work in layman’s terms. The JCT Building Contract for Home Owners/Occupiers is also suitable for domestic building projects in England and Wales.

 

5. Can Jonathan Durndell monitor the works on site on our behalf?

Yes. We can be involved in the project from start to finish, with as much involvement as you feel necessary. We have experience in seeking and appointing reliable building contractors and can act as project manager, managing the contract and monitoring the work on your behalf.

 

6. Can Jonathan Durndell tell me how much the project will cost?

Establishing the cost of a project is quite a difficult task to predict particularly before it has been designed. We will be able to provide you with a very rough budget cost, however there are a number of factors which can affect the price of the work. If your project runs into problems, we can also offer advice on the best method of settling any dispute that may arise.

 

7. Do you have any tips on how I can control my budget?

Work out what your budget is and stick to it.

A detailed set of drawings and schedule of works is the best way of reducing your risk of unforeseen costs to creep in later on. The more details that you can agree and have down in writing before you start work the better.

Agree the type and quality of all finishes, fixtures and fittings. Luxurious items can drastically increase the cost of your project.

Having a well thought out design and stick to it. Changing your mind at the last minute can increase costs.

 

Insurance

1. Do I need to arrange specific insurance?

You need to check with your existing insurer as to what your policy covers. Most home insurance policies exclude cover whilst a property is undergoing alteration and extension works and do not provide cover on an unoccupied property.  It is likely you will need to arrange ‘All Risks’ home renovation, extension or self build insurance. This type of insurance usually ensures you are covered for your existing building, public liability (insurance cover

against potential claims from members of the public), the work in progress and materials and employers liability

(insurance cover for anyone you employ including friends and volunteers who may be injured working on your

project). You should not assume that the contractors insurance will adequately cover you and your project.

For more information, click here to view the RICS Party Wall Guide

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