The Design Process
We start with a free consult, where I should be able to tell you what you can do and roughly how much it will cost. I will go away and produce a quote for you and get a measured building survey quote – this is an accurately measured survey that is used to produce AutoCAD drawings which I will work from. I will also give you an idea of when I will be able to start work on your project – sometimes it can be a few months – I am usually quite busy. As a rule of thumb it is usually a year from our first meeting until the build starts – obviously it can vary, but the quickest it has ever happened is 6 months!
When you accept the quote, the first thing we will do is instruct the survey, this can take 6-8 weeks as my surveyor is often really busy too. He is the also very good, the best one I have found and after trying a couple of others I won’t use anyone else.
When I am ready to start I might ask for a meeting before I do any design work to talk through your requirements again, but usually I will bring some ideas to our first design meeting. Every design process is different, but I usually start with the layout then move onto how it will look externally – I may produce 3D models to help you visualise the design. I might have several options or there might just be one thing that works brilliantly. I continue to work on the design and we will have meetings until you are happy.
Next is the planning application. You may not need a full application, it could be a certificate of lawful development or larger home extension application – I will guide you through this. You may to commission a tree or bat survey as part of the application, I may need to produce a design and access statement, a heritage statement and or and energy statement. I will do the application online, I can nominate you to pay the fee. Once you have paid the fee the application is passed to the local authority.
Something else to think about is right to light. It isn’t covered by planning or building control, but if your development reduces the light to any of your neighbour’s rooms they could take you to court. This is very rare I have only had it happen twice as most people don’t know about it. However you do need to consider it.
The local authority, usually Warwick, should validate the application within 1-2 weeks, it can take longer if they are busy. Occasionally they will refuse to validate the application without more information, but we are given time to respond.
This is the normal timeline:
Week 1: Validate application
Weeks 1-2: Process application – send out consultations to local parish council, conservation, ecology and your neighbours. It is best your neighbours hear about the application from you first, so go and see them as soon as it is submitted or before.
Week 2-3: Site visit if required, they will make contact to arrange.
Week 3-5: Consultation responses come back
Week 5-6: Amendments – if they are unhappy with any part of the scheme they will ask us to amend it.
Week 6-7: Delegated decision and report ( this is the planning officer making the decision) or if it is going to committee the planning officer will prepare a report – this is unusual for the types of application I deal with.
Week7-8: Approval or committee consideration.
Once you have approval it is valid for 3 years, there may be conditions attached to you approval and pre-commencement condition which must be discharged before work starts.
While we are waiting for planning it is a really good time to start on kitchen and bathroom designs as we will need these for the next stage.
Working drawings
These are the technical drawings that your builder will use. Once you have approval we can make a start on these. I will need a kitchen and bathroom design. I will want to know what sort of heating and lighting you want and where every last socket a light switch will go. Don’t worry I can give advice and help with any decisions. At this point we usually need to get a structural engineer involved and if you have lots of glazing we may need to get a SAP calculation done. If your build crosses or is near any sewers we need to apply for permission to build near or over to them from Severn Trent Water. It is a good idea to have a look at your water search from when you bought the house and look in any manholes to figure out what is going on drainage wise. It may be necessary to get a drainage survey to avoid surprises later on
When the working drawings are complete we would usually do a full plans application with building control, which usually takes 6-8 weeks. If your builder wants to start sooner we can do a building notice application. They both cost the same, the difference is with full plans, building control have looked at the plans and asked for anything they aren’t happy with to be changed. Because of this they do less inspections. With building notice they don’t look at the plans so they do more inspections.
You also need to look at whether you need a party wall agreement with our neighbours. The best thing to do is download the advice booklet https://www.gov.uk/party-walls-building-works Give it a good read, you can also download template letters for you and your neighbour – top tip – fill out the letter for your neighbour so they just have to sign. They will probably want to see the working drawings. You need to make sure you are doing this at least 2 months before the build starts, sooner if possible. If you neighbour is happy to sign that’s great, bur it is possible they won’t and they want a party wall surveyor to look at it on their behalf. The bad news is if they decide to do that you have to pay for their and your surveyor. I know a good party wall surveyor if you need help and advice at any point. Your neighbour can’t refuse to sign, so it won’t stop the build – but it can be expensive.
Builders
When you have the working drawings it is the time to get quotes. It is generally recommended that you get three quotes – I would say at least two. I can give you a list of all the builders I recommend, but usually I will match you to two or three I think you will get on with. I always say when you meet the builders think about who you feel comfortable with, building is a long stressful experience and you need to feel confident about your choice. I don’t offer contract management as a service, I feel that you just need a good builder and am confident in my recommendations. However I can offer a site overview service if you feel you’d like some extra support. By the time the build starts we usually have everything in place for a smooth build, but things can go wrong and unexpected things can be discovered – I am always available to help you sort out any issues in conjunction with your builder.
Tips for a smooth build:
Move out if you can – everything just goes faster and builders prefer it. If you are doing a big build consider a 6 month rental, shorter builds you might get lucky with an Air BnB or similar short term. Make sure you factor the costs into your budget.
Make as many decisions as you can in advance, choose the tiles, flooring, paint colour, make mood boards and lists for every room – start doing this early and try to enjoy it. If in doubt go neutral or rope in a friend who has a house that’s your taste. If you have the budget I know a fabulous interior designer – you could always ask the question.
Know the lead times for things you need to order and make sure you order them in plenty of time. Order in advance if you have storage – try to avoid storing on site things will go missing. Keep on top of what has been delivered and where it is – take photos.
Communication, talk to your builder regularly ask what is going on, what needs deciding or ordering. Look at what is happening, ask questions and if you aren’t happy or comfortable with something tell them straightaway. Ask your builder what to expect, where will they store things? How will they protect your driveway / garden, will they make good afterwards, is that included in the quote? Neighbours! Let them know when the work will start, make sure they know who to contact if they have an issue. If parking is going to be an problem talk to your builder so they know to organise who parks where – being considerate about small things can make a big difference.
Nearly finished – whoop whoop! Before the builder leaves you need some certificates – building control, electric and gas works, your builder should sort those out for you keep them safe. In the last few weeks of the build look around and make a snagging list with the builder of things that need attention or finishing off. The amount of work going on tends to trail off at the end of a build, stay on top of it by asking when you can expect things to be finished. Never tell your builder your exact moving back in date – tell them two weeks before that date. If you are having decorators they tend to need all the builders out of the house before they can start due to dust and mess. Make sure everyone one knows your expectations and keep telling them. Don’t forget the carpet fitters and then getting the decorators back to touch up afterwards.
It will be worth it!