Initially we visit your property to provide initial guidance and to understand your requirements. We discuss the project and offer our preliminary thoughts at this stage. We are frequently able to propose alternative solutions that you may not have considered. This stage is free of charge.
Based on this meeting we will prepare a quotation that outlines what works are required, and our fees for each stage of the works. Our work can generally be split into the following categories:
A measured survey is undertaken of your property. This includes floor plans, elevations and sections through the dwelling. We also consider the surroundings to the property, so that opportunities are taken and constraints minimised. This is a very important part of the process.
We will then prepare sketch designs based upon your requirements and our subsequent discussions. We normally undertake three schemes, all meeting your design criteria, and discuss them with you to create a final design that will form the basis of the planning drawings.
The design stage is the most important stage. Our expertise helps you to maximise the potential of your property and budget. It is far more cost effective to manipulate the design at this stage, rather than when works are on site.
Planning Permission and pre-application advice
Depending on the nature of the design it may be beneficial to discuss the proposal with the Local Authority. This provides an opportunity to engage with the planning officer covering the area before applying for planning permission.
After a sketch design is agreed, detailed floor plans and elevations are prepared and we apply for Planning Permission or a certificate of lawful development on your behalf. All discussions with the Local Authority are undertaken by us. Your neighbours are likely to be consulted. We recommend that you discuss your proposals with them prior to the application being submitted.
Following grant of Planning Permission, Building Regulations drawings are produced and submitted to the Local Authority for approval. We will undertake all discussions, negotiations and form filling on your behalf. A structural engineer will be required to design any alterations to load bearing elements. We share our office with an experienced structural engineer, this enables us to discuss the structural implications of a design during all stages of a project.
A Specification of Works and working drawings are prepared for pricing by local, reputable contractors. We tender to at least three building firms and analyse the prices received. We make our recommendations to you. Once a contractor is selected, a JCT Minor Works contract is signed. We inspect the works on a regular basis and deal with any variations and financial matters.
We can undertake as much or as little of the above as required to suit your individual needs. Please contact us to arrange a meeting to discuss your requirements.