Extension next steps

so Kirsty and Phil make it look easy decide on having an extension and it gets built. I don’t seem to be making any progress.
We want quite a simple extension on the back of our bungalow. It will be single story brick with a wooden gable end and 2 bifold of 3m each on one side. Complications are we are in a conservation area and there is a tree near.

I knew we would never get planning if the tree was a problem so my first step was to get an aborcultural report done. He found no roots in the proposed foundations and wrote a method statement.
This was given to our chosen architect who drew some plans
All was submitted to the council and planning permission granted. Happy days.

The architect gave prices for a council building inspector and private was agreed as only £30 difference.

I have also instructed a structural engineer to work with the architect.

Every thing seems to be dragging now as I want building to start in the spring. Have I missed any steps?.
What are the next steps?

Who will be the one that decides on foundation type etc from here on in. Should there be site visits and from who.

Sorry for the long story, but I thought planning permission would be the difficult bit, but it all seems to taking too long now we have it. Any thoughts on how I can speed it up other than chasing architect and structural engineer would be gratefully received.

As you can guess I have never been involved in such things before

Wes

Surprising as it may seem, you can't start without a builder. Have you or the architect asked any builders for estimates?

Forgot to add that bit. Two local firms interested

Nice story. What's the question?

All questions to be directed at the "architect".

End of thread.

As I see it the next milestone is to get your detailed building regulation plans approved by the council. Once you have those you have a choice as to let the architect manage the project or you get some builders quotes yourself based on the plans.

wez1981 said:

Who will be the one that decides on foundation type etc from here on in. Should there be site visits and from who

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If you are having a conventional trench foundation, the builder digs it out, down to around a metre, the building inspector visits, says yes ok, no go deeper, or oh dear thats a hawthorn / oak / willow.....keep digging till Easter!

I use BBS private indpectors, you can submit a building application online and start work 7 days later.

The role of different consultants will depend on what you have paid them to do, but if you appointed an Architect first, and they are providing "full services" then usually they would be the person you contact for all queries.

However, based on your queries I assume you may have gone for more less than full services which is common for small domestic work (e.g. providing drawings primarily and not asking the architect to arrange tendering and provide contract admin etc.), and possibly they are an architectural technician/designer rather than a registered Architect.

Re the foundations - the engineer should design these.

Re the next steps:

Once you have designs done you/your architect should issue to builders for pricing. They will return prices and you pick one and agree a contract. Architect should help with this process if they have been asked to do so. For info there are standard contracts you can buy for small dometic work (e.g. NBC Domestic Contract for Homeowner).

For such basic work you don't really need plans checking by the approved inspector before you start work, but many do this anyway for little/no cost (as not much work for a simple extension). You could go straight to serving notice to the local authority and begin works. Technically as the homeowner you are the one responsible for notifying, but in practice the approved inspector would/should do this.

If you do not tell the builder who the approved inspector is, then they should in theory ask before starting work. They should contact the approved inspector to confirm when agreed stages are also met in the work for the inspector to come and inspect (e.g. foundations dug, drainage connected, etc.). The approved inspector will request anything if/when needed (e.g. Electrical & Gas certificates from installers).

Once the works are complete the approved inspector issues a final certificate to say so.

If you have an architect inspecting the works they may also do valuations/inspections but if small/simple works then probably overkill.

Hello, if the aborcultural report found no roots where the proposed foundations were going, then why did you instruct a structural engineer? Usually the building control inspector will inspect the ground conditions and let you know if there is a requirement for a non-standard foundation type, which may require a structural engineer’s input. It does not sound like you need a structural engineer at the point you are at, unless you’re doing other structural work such as putting beams in, and so forth.

If I were you, I would get building control plans pre-approved before starting the project, whilst a building notice is quicker, and the inspector will do site visits along the way, a number of builders prefer to have pre-approved plans to work from, and at the very least, technical building control plans drawn up with specifications to enable them to accurately quote off.