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Planning preparation

Preparing the relevant drawings and information to submit a planning application for the design. Depending on the scheme we will advise on the type of application route.

Depending on the design of the scheme we may advise you to apply for a pre-planning application. This allows us to get the best design for you out of the planning process.  This involves having a meeting with the planning department to iron out any issues they may have with the scheme before we submit the final planning application. We would strongly recommend this route if you are looking for an innovative design that pushed the boundaries of the norm either through the use of materials or form. Although this may add time and appear to prolong the planning process, it can ultimately save a great deal of time and frustration later, once the planning application has been submitted.

Once the application has been validated, the process to obtain approval takes 8 weeks. As part of the submission, we supply relevant drawings and where required additional information such as Planning/ Heritage/ Design and Access statements to accurately describe the scheme and its compliance with the relevant planning policies.

If we feel the scheme the client wants to submit is contentious from a planning perspective we will tell you. There is no point applying for permission for a scheme that stands no chance. That said it is always worth testing the boundaries as some planning policy is subjective rather than objective. We act on your behalf dealing with meetings and negotiations with the planning officer.

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Detailed design & tender action (Premium package)

This covers the building regulations package and goes further. Detailing in written and drawn format every item within the build from the type of flooring, lighting, electrics to the door handles. We can design and specify bespoke built-in furniture such as built-in wardrobes, etc. We also work with kitchen, lighting and bathroom designers incorporating their designs into our drawings. We then send this tender package of information out to a shortlist of potential contractors to price up. Once all the contractors’ prices come back we go through the costs, checking everything has been included and analyse them. We make a recommendation based on the price, availability, and programme provided. Any omissions or additions to the works are dealt with at this stage so that the cost of the works are brought in line with your budget.

We would recommend the latter option as it gives better building cost certainty, thereby reducing the risk to the client of dramatic cost increases whilst on site. We can not stress this enough. You are about to invest a substantial sum of money and you will want to have complete cost control.

Nevertheless, we always recommend having a contingency in place. When you are doing building work to existing buildings particularly older period properties there may be additional works required once you start opening up the building or ground that could not have been foreseen.

We draw up the building contract (usually one of the JCT contracts) detailing the particulars of the contract such as cost, time on site, working hours and any penalties (LADs), retentions. We act as contract administrator if the contract requires this role to be filled.

Retentions are where a percentage of the contract sum is retained by the client from each monthly payment. This is then partly paid at the end of the job (practical completion) and the final amount after 12 months. This gives contractors a financial incentive to come back and make good any defect arising after the building work has been completed.

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