Design, planning, legals.... etc

[kmmr99]

Hi,

I am about to start on a renovation and extension of my little flat in West London. I was hoping for some advice as to who I need involved, and how much it is likely to cost.

First, here is something very close to my floorplan (this is a house down the road)

http://www.idoxwam1.lbhf.gov.uk/WAM...ntType=application/pdf&pageCount=1&appid=1001

Only difference is my bathroom is between the reception and bedroom (so there is just a massive corridor where the bathroom is in this picture)

Second, this is basically what I want to do.

http://www.idoxwam1.lbhf.gov.uk/WAM...ntType=application/pdf&pageCount=1&appid=1001

I think it is quite nice of these people to do this planning for me! So, bearing in mind that these plans all exist, what would I expect to have to pay an architect (or a technician) to just convert them to my flat.

Plus, as I will have to remove a load bearing wall (this is a basement flat in a 5 story building) what type of specialist would be best to prepare the building control application?

Also, from the architect and/or surveyor plans, should I just be able to hand that to a builder and he can work from that? Including the load bearing wall removal?

And finally - if you can work out what I am doing from the plans - can anyone give me a guesstimate on the cost of the work? I have been quoted over the phone £45k for the extension, excluding installation! Which I think was a bit of a miscommunication on the nature of the work required (I hope!) but I wondered if someone could give me an idea, so I can at least compare it to other quotes.

Some other salient facts:
Flat is in conservation area, but the planning office has said that rear extensions shouldn't be problematic.
The other extension broke planning rules, but as it was retrospective, and no complaints they were allowed to keep it higher than a boundary wall is supposed to be (2M with 45 degree pitched roof). I know that I will have comply, so will have a slightly lower roof.

So, not sure if anyone can help, but i have used this forum before for plumbing problems, and it has been a great way to help with my confidence with builders/plumbers etc!

Thanks

Kath

 

[^woody^]

I think it is quite nice of these people to do this planning for me! So, bearing in mind that these plans all exist, what would I expect to have to pay an architect (or a technician) to just convert them to my flat.

If those plans are from another planning application, then they are copyright. So you should expect to pay someone about the same to do the drawing themselves as they would if no drawings existed to copy.

You are not paying for a photocopy of plans, but you are paying for advice of what will and wont work and what will and wont be likely to be approved at your property

The same guy can prepare the b/regs application with the same plans but with a bit more detail.

The plans should be good for quoting off, but if you want the designer to specify items over and above the basics required for passing b/regs (e.g. electrical and heating locations, kitchen design etc) then you should specifically instruct this and expect to pay more

 

[kmmr99]

Hi,

Fair point, I know they are copyright - I am generally more pleased that they have tested the water with the extension, as they are the only ones in the block with the extension.

So, starting from scratch, how much would I expect to pay? Is it at all possible to try and do it myself? My father is an architect, and will do the drawings, but he lives in Australia - so i am not sure if you need to be registered here to submit and 'official' application drawing. And obviously he wouldn't be able to manage the planning process remotely.

Or is that just a complete false economy!

 

[^woody^]

Nothing wrong with remote planning apps

All your dad needs is a floor plan with walls etc in a rough location, and you then either measure the walls/doors windows and he draws it.

What I prefer is having a rough plan and photos, and then I draw it up and mark on it what dimensions need measuring, email a pdf and then the client puts in the figures

Its all done by email and then your dad can even submit the application via the web using the planning portal (.gov.uk). But if he puts his contact number down, he will get a planner ring him at 3AM LOL

Your dad may not be familiar with our b/regs though, so unless he can make himself so, it may be best to use a local guy