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* UPDATE *Architect for planning permission

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JohnOvManchester
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2007/06/06 16:33:38 (permalink)
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* UPDATE *Architect for planning permission

Hi,

I had some builders round to give a quote for building a garage, they said I needed an architect to do a drawing to give the council for planning permission.

I phoned the council and they said I might not need an architect... do a rough drawing to show us yourself.

I have done a few (see pics)... what else do they need to see on these drawings?







And I'm not sure if they would be allowed to use the base I already did




Is there anything else I need to add to these?
post edited by JohnOvManchester - 2007/07/11 16:47:46
#1

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    cu3ed
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    RE: Architect for planning permission 2007/06/06 16:36:36 (permalink)
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    Will there be any need for drainage ot anything like that, how far will be from your neighbours house? might be considerations.

    Everything else looks spot on.
    #2
    Pac
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    RE: Architect for planning permission 2007/06/06 17:59:31 (permalink)
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    They look good to me - but I am not a builder !! .....

    To be honest, it depends how much you are spending - if you are spending £20k on an extension then £500 on an architrct would be worth it.

    With the architects version all measurements and building regs etc. will be included and correct - if not, then you can sue them !!

    If you give your builder your drawings and he makes a b*lls up then he will most probably say that your drawings were no good !

    #3
    JohnOvManchester
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    RE: Architect for planning permission 2007/06/06 18:14:12 (permalink)
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    ORIGINAL: cu3ed

    Will there be any need for drainage ot anything like that, how far will be from your neighbours house? might be considerations.

    Everything else looks spot on.

    Yeah, there will be need for drainage... I want a cloakroom toilet put in or if there's room just make it into a tiny wet-room seems to be the thing to do now-a-days.

    It's right next to my side boudery... have a look at the bottom 2 pics that's my next door neighbours fence on the right.
    Next to that fence he has his sectional concret pre-fab type garage, and at the back he has a ground floor extention on his kitchen so I think I'm 100% gonna get permission but I'd rather not have to pay an architect.

    One of the builders said they would charge £500 quid!!! so if I can draw it myself I want to.
    #4
    JohnOvManchester
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    RE: Architect for planning permission 2007/06/06 18:23:34 (permalink)
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    Yep I get your point there pac.

    I ill have to make sure the builders was happy with my drawings before starting... the last to I just had round were arrogent fcukers.
    Trade people are laughing with all the work ATM sometimes especially plasterers they act as if your doing them a favour, these last pair were the same.

    I've so far had quotes from £3,900 - £15,000.




    #5
    Pac
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    RE: Architect for planning permission 2007/06/06 18:46:59 (permalink)
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    Just speaking from personal bad experience mate .....

    My builder told me that my extension didn't need planning permission (I had never heard of building reg's at this time - and the builder didn't tell me either).

    Half way through the job I got a visit from the council planning office - in the end I had to hire a draughtsman and apply for retrospective planning !!

    I know it is negative looking for someone to blame at the beginning - but if I do anything similar again I will make sure that there are proper plans that have been approved and the builders know to follow them - and if something goes wrong either the architect or the builder is getting sued !

    Although it will cost extra, I will also only employ a "proper" builder who is vat registered etc. and not to pay for jobs with case and get no receipt ...... when things go wrong nobody wants to know ....

    I hope I haven't depressed you too much !!

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    cu3ed
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    RE: Architect for planning permission 2007/06/06 18:57:24 (permalink)
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    Knowing you will have that all wrote down then I think that should be fine, they will simply get back to you if anything is missing.
    Expect to wait quite awhile though.
    ORIGINAL: JohnOvManchester


    ORIGINAL: cu3ed

    Will there be any need for drainage ot anything like that, how far will be from your neighbours house? might be considerations.

    Everything else looks spot on.

    Yeah, there will be need for drainage... I want a cloakroom toilet put in or if there's room just make it into a tiny wet-room seems to be the thing to do now-a-days.

    It's right next to my side boudery... have a look at the bottom 2 pics that's my next door neighbours fence on the right.
    Next to that fence he has his sectional concret pre-fab type garage, and at the back he has a ground floor extention on his kitchen so I think I'm 100% gonna get permission but I'd rather not have to pay an architect.

    One of the builders said they would charge £500 quid!!! so if I can draw it myself I want to.


    #7
    TRAMP
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    RE: Architect for planning permission 2007/06/06 19:33:08 (permalink)
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    ORIGINAL: Pac

    Just speaking from personal bad experience mate .....

    My builder told me that my extension didn't need planning permission (I had never heard of building reg's at this time - and the builder didn't tell me either).

    Half way through the job I got a visit from the council planning office - in the end I had to hire a draughtsman and apply for retrospective planning !!

    I know it is negative looking for someone to blame at the beginning - but if I do anything similar again I will make sure that there are proper plans that have been approved and the builders know to follow them - and if something goes wrong either the architect or the builder is getting sued !

    Although it will cost extra, I will also only employ a "proper" builder who is vat registered etc. and not to pay for jobs with case and get no receipt ...... when things go wrong nobody wants to know ....

    I hope I haven't depressed you too much !!



    Sound like you employed a right tosser.

    Any tradesman worth employing will know to follow the plan...what else would they follow LOL

    Why are only "proper" buliders Vat registered?, I know loads of good blokes in the trade who don't turn over the required figure to make them vat registered...this is deliberate most of the time so as to keep costs down for the customer, not everyone wants to rip people off

    Mate, you employed a nob, that's partly your fault, don't tar all tradespeople with the same brush



    It's finally arrived....PM Neb for swaps!


    #8
    JohnOvManchester
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    RE: Architect for planning permission 2007/06/06 20:30:13 (permalink)
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    pac - I know I will need planning and building inspectors for the clockroom toilet... not trying to avoid that mate... just would like to avoid paying an architect as this is only a simple shell.

    I will get one if builders "need" them or planning won't go though without them... but otherwise I can go through the measurments with the builders if that's possible.
    #9
    JohnOvManchester
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    RE: Architect for planning permission 2007/06/07 17:22:40 (permalink)
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    Had another builder round last night, he reckoned I didn't need an architect.

    This is down right confusing, just waiting for the council to get back to me for what they need since I sent them the drawings above.

    I gathered from another forum that the foundations need to be between 600mm and 1m down, sounds a lot but if that's what I need I'm gonna have to get the builders to dig the trench.
    Anyone have any ideas about how much they charge for doing that... the builder that came last night thought they might let me build on-top if very lucky s he just quoted for building the bricks and roof.

    What do you think it will cost just for foundations?
    #10
    ukmachine
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    RE: Architect for planning permission 2007/06/07 18:02:51 (permalink)
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    Mate, i've worked as a truss designer. If theres one tiny balls up, it could **** up a lot later on down the line. It was a right pain in the arse but everything vital had to be confirmed via emails/faxes phone call from the architects, structual eng., manufactorers etc. That way the blame couldn't be shifted. Get the proffesionals in, that way the balls in there court. A block of flats next to my gym has failed miserably the inspection due to people pulling shortcuts and will have to be pulled down.(not sure exactly what is wrong) I just wouldnt take the risk IMO
    #11
    Thommo24
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    RE: Architect for planning permission 2007/06/07 21:28:07 (permalink)
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    Our council are very strict when it comes to planning applications, if like ours you will need existing and proposed floorplans, elevations, a block plan (showing house, extension, garden and neighbouring properties) and a location plan.

    All these have to be to scale (plans and elevations 1:100, block plan 1:200, location plan 1:1250)

    I would get a draughtsman in mate. it will save you time and money in the long run - doesn't sound like you need an architect as you don't need anything designing as such.
    #12
    JohnOvManchester
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    RE: Architect for planning permission 2007/06/07 22:09:42 (permalink)
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    1st time we have done this... don't really know the score.

    So an architect is differant from a draughtsman?
    No, I don't need anything designing... but if planning calls for scale drawings etc then I will need that doing, and that's a draughtsman's job, yes?

    Any ideas about cost for a draughtsman?
    #13
    JohnOvManchester
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    RE: Architect for planning permission 2007/06/07 22:16:50 (permalink)
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    plans and elevations 1:100, block plan 1:200, location plan 1:1250

    long shot but google earth goes down to 500 ft
    what would 1:100 elevation be?
    #14
    The Kid
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    RE: Architect for planning permission 2007/06/07 22:45:50 (permalink)
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    John

    Experience in this so you will need

    1250:1 Plan which shows the locations of the site

    Differing elevations of the site with clear measurements
    Both before and after

    What you have produced are indicative, they will not suffice Planning will not accept these.

    You should get yourself a Draughtsmen he will charge about £200-£300 to knock up a set of
    drawings which will satisfy the Local Planning Authority. Do not consider paying more for it.
    Most Draughtsmen now use CAD and this makes the process even cheaper.


    You dont need an Archietect as it is a simple construction

    From the design you have shown there is a real possiblity in the future you could build up on top of the garage.
    Bearing this in mind ensure that the footings are constructed to a 2 floor extension as this will give you the opportunity in
    the future to build up on top of the garage.
    The Garage will be simple construction I would imagine

    1 ) Inner skin thermalite/breeze block
    2 ) Outer skin of face brick to match existing
    3 ) Roof of garage tiered into gable wall of property to ensure it has a pitch

    In the future you could just strip off the roof and continue the brickwork up to first floor level
    post edited by The Kid - 2007/06/07 22:52:28

    Regards
    Martin
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    JohnOvManchester
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    RE: Architect for planning permission 2007/06/07 22:51:21 (permalink)
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    Very clear The Kid - cheers

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    The Kid
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    RE: Architect for planning permission 2007/06/07 22:54:06 (permalink)
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    John

    I have edited it include comments about future expansion and construction details

    Regards
    Martin
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    JohnOvManchester
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    RE: Architect for planning permission 2007/07/11 16:59:32 (permalink)
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    ***************UPDATE**************************

    Had the meeting with building control and planning yesterday... went well.

    Basically the plans I did on google sketch-up were accepted!!!
    They just had to be either to scale or with dimentions on... mine had dimentions on.

    It's all good as the checked and I don't need planning as I am under 70 cubic meters allowance.
    I do have a conservatory but it's only small.

    So all it's costing is the buildings control fee's which is £140 and they come out 6 times for checks:
    - Foundations
    - Damp Proof Course
    - Slab floor (already done as I am using my old hard standing that was going to be a timber garage base)
    - Drains (making a cloakroom toilet/shower wet cubicle at the back)
    - Roof
    - Completion

    The buildings surveyor guy recommended foundations 760mm deep to future proof incase we go 2 stories in the future.
    He also recommended a single brick skin with 225mm x 450mm brick colums against the wall every 3 meters.

    So now basically it's just a case of me digging the foundations!!!!!!!
    Yay, LOL

    Gonna satrt a new thread about tools for that... thanks for everyones help with this.
    post edited by JohnOvManchester - 2007/07/11 17:00:11
    #18
    CoNs
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    RE: Architect for planning permission 2007/07/11 17:09:00 (permalink)
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    glad you got sorted

    sounds like a fun plan :)
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    boar
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    RE: Architect for planning permission 2007/07/11 17:25:53 (permalink)
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    get digging !!

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