ARCHITECTURAL DESIGN
WORK WITH US
For many homeowners embarking on a new improvement or extension project whether it be a small single storey extension to give you more kitchen space or a larger two-storey extension with loft conversion it can be a daunting prospect.
At REN Architectural Design our aim is to guide you through the process every step of the way, ensuring full engagement with our clients at each project stage, taking the stress out of the journey of making your dream project into a reality.
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STAGE 1
Strategic Brief and Quotation
Understanding your needs is key to a successful project. This is why we start every project by first developing our clients strategic brief. Often our clients will have a clear idea of exactly what they want, be it a loft conversion to gain an extra bedroom and en-suite bathroom or maybe a single storey rear or side extension to gain a better kitchen and family dining space.
This is not always the case and we work with many clients who are looking for the best way to add value to their property but want to review the various options available.
During this stage we will carry out a brief study of your property taking into consideration the local planning constraints so that we can develop a detailed quotation tailored to your project.
We find the best way to really understand your needs is either via a telephone conversation or via a Zoom or Teams call so why not drop us a line today.
STAGE 2
Site Survey and Initial Design
Once we have been appointed we will first need to carry out a site survey, this will take the form of a measured survey of your property, we will also meet with you to discuss the design brief and project in more detail so we can gain a greater understanding of any additional constraints you may have such as budget, project timeframe, etc. We will also discuss your best route through the planning permission process, there are two main options which may be open to you, either a Full Planning Application or a Certificate of Lawfulness application, these options will be explained in greater detail during our initial meeting.
At survey stage we will also carry out a more detailed site review of items such as site access, site levels, boundaries, tree location and drainage points. We will review your neighbouring properties so we can advise on possible issues such as rights of light and party wall requirements.
Once completed we will produce the survey and initial design drawings for your review. If you already have your mind set on a design this may only require a single set of initial design drawings but if you have a few ideas you would like to review we will produce a number of options for your consideration.
We will work with you to refine the proposals before finalising the drawings ready to submit to planning.
STAGE 3
Planning Drawings and Planning Application
Upon your approval of the final design we will prepare the planning drawing submission package.
Having discussed the best type of application to make during the initial design stage (Full Planning or Certificate of Lawfulness) we will then make the application on your behalf. The application should take 8 weeks to gain a decision, however this can be extended to 12 weeks by the local authority planning department.
The application is made via the governments Planning Portal Website. Once we have made the application you will be contacted by the Planning Portal directly to make the fee payment relevant to your application. Once you have paid the fee the application will then be sent to your local authority planning department to valid your application, this can take up to 14 days.
We will then receive an acknowledgement letter letting us know that the application has been validated and is being assessed by the local authority planning department. This will contain the decision date and a link so that you can follow the progress of your application online.
You may also receive a site notice which should be displayed in a prominent location outside the property.
We will regularly check the progress of your application during the planners assessment period, we are often contacted by the planners during this period and requested to make minor amendments to ensure that your application receives a favourable decision. If this happens we will contact you to confirm your acceptance of making any changes before updating and re-submitting any drawings.
Once the planning department has issued its decision we will contact you to advise of the outcome. If for any reason the outcome is not successful we will advise you of your options and possible next course of action. This may be a re-submission with amendments made to satisfy the councils reason for rejecting the first application or in some cases it may mean an appeal.
If you do decide to appeal the councils decision then it will require a specialist planning consultant to prepare a case which will be submitted to the Planning Inspectorate which must be submitted within 12 weeks from the date of the decision, for more information on the planning appeal process please contact us.
STAGE 4
Technical Design and Building Regulation Application
Gaining planning approval is the first major step in any construction project. The next major step is gaining Building Regulations approval.
There are several ways that Building Regulations approval can be achieved and we have provided some further information on these options in our FAQ section at the bottom of the page.
The most common way to gain Building Regulations approval is via a Full Plans Application to the local authority building control department.
This route is the one that most of our clients opt for, we do not recommend Building Notice applications as a form of gaining building control approval, please refer to our FAQ page for more detail on this topic.
In order to make the Building Regulations application first we need to complete the technical drawing package and calculations.
At REN Architectural Design we believe that this is one of our core strengths and in fact we take on many projects where our clients have already received planning permission but their previous designers do not complete the technical design phase.
We carry out all our structural engineering design in house through our sister company PH Engineering.
We also provide full below ground drainage design (including calculations if required by the local authority).
U-value calculations pack, above ground drainage design suitable for local authority sign-off and more.
This coupled with our many years of experience within contracting organisations means that we also bring our wealth of practical onsite knowledge to ensure that our designs take build ability into account whilst considering vital issues such as CDM, please refer to our FAQ section at the bottom of the page for further details on these topics.
STAGE 5
Tendering, Contract Selection and Contractor Appointment
With planning permission and building control approvals now in place comes the final stage of the process before making a start onsite – tendering, contract selection and contractor appointment.
In order to gain the most accurate price from a contractor and to avoid nasty surprises during the build at REN Architectural Design we offer a full Tender drawing pack. This is an enhanced set of information not required as part of the planning or building regulations set of drawings and calculations but is tailored on a project by project basis to ensure that we cover an in depth level information that can be priced easily by the tendering contractors.
Drawings and information contained within the Tender package typically includes:
- Loaded floor plans – including clients preferred furniture layout
- Room finishes plans – Floor, wall, ceilings, skirtings, architraves
- Detailed room elevations
- Detailed Bathroom and Kitchen plans and elevations
- Above ground drainage plans
- Heating design plans – radiator / UFH controller locations
- Water supply plans – Hot / Cold and drinking
- Electrical and data plans
- Reflected ceiling plans – lighting locations
- Ventilation plans
- Full specification
The above drawings are supported with a full suite of schedules making it easier for contractors to provide accurate, measurable pricing. This enhanced level of information does not form part of our standard quotation so please ask should be interested in this service.
At REN Architectural Design we always recommend the use of a contract when appointing a contractor to carry out your project. The complexity of contract types like the complexity of projects themselves ranges widely from simple letter contracts to detailed construction contracts.
There are a number of standardised contracts provided by the JCT (The Joint Contracts Tribunal) which are tailored specifically to homeowner and minor works projects.
Whatever contract route you decide three simple pieces of information should be included in any contract:
- The scope of works to be constructed – this may take the form of a schedule of works with the construction drawings included
- The agreed price for the works – this may take the form of a priced schedule or a full bill of quantities
- The programme for the works – this may take the form of a stated number of weeks the project will take to complete or a fully detailed programme
REN Architectural Design does not offer formal advice on contract matters and we no longer offer contract administration as a service, however we are always happy to share our extensive knowledge on these matters.
STAGE 6
Construction
The final stage of the project journey, Construction. Following the tendering process and contractor appointment it is finally time for the project to commence construction.
We will be on hand through this stage of the works to answer any technical questions that may arise during the construction phase from either you or your chosen contractor. Typically we do not offer a site supervision service as over the years we have found that this is not something that many of our clients have required from us although this can be quoted prior to the construction phase commencing.
During construction it is important that your contractor is in regular contact with the local authority building control officer, ensuring that site inspection visits are carried out in accordance with the local authorities requirements. Please refer to our FAQ’s section for more detail on typical stages of inspection.
Once the project is complete your contractor should inform the local authority so that the building control completions certificate can be issued.
Recent Projects
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Whether your a home owner, developer or contractor then REN Architectural Design can help. Let's build together.