Hi,
Long story short.
Instructed an ARB reg Architect March 2012 to design extensions and dormers to an existing bungalow, to increase from 143sqm to 368sqm (A,B,C,D,E)
Planning was approved for the scheme in July 2012.
August 2012 he produced Pre Construction details in the form of building reg drawings (details/sections/elevations etc..) coinciding with Tender/Technical drawings and tender docs (F,G,H)
November 2012 Building Regs approved.
Architects contract now ended as per original scope of works (A-H).
December 2012 an Architect recommended builder was contracted and commenced works on the 26 week scheme.
April 2012 Builder terminated his contract with us leaving the home 30% complete (uninhabitable, unsafe, defective etc..). Major issue for which we now hold the Ltd Co. Builder in repudiation due to his failure to complete the contract.
May 2012 Enforcement Officer slaps a Breach of Planning over the build due to wrongly built dormers, deviated spec side ext (wider than approved) and Fenestration level issues to the front facade.
It has since become very apparent upon closer inspection of the "T" drawings produced by the Architect that there are numerous variations/deviations from the LPA approved plans.
We are not talking minor amendments here, material amendments that will require a resubmission for planning approval due to the works completed to date where the builder has followed the Tender/Technical drawings which differ from the Planning approved ones.
An independent Planning Consultant, SE, Building Surveyor amongest other's have now noted and confirmed the PL drawings are different from the T drawings.
At no point did I instruct the Architect to deviate from the approved plans when he produced the T drawings other than 2 small minor amendable points which were confirmed. There are various Elevation variations which to the naked eye home owner do not stand out, but in theory result in 200-600mm variances across the whole scheme, be it dormers, roof lines, extensions etc...
As the original builder has now walked away, which was a major issue both financially and inconvenience, the new issue's that have arisen with the Architect are even more concerning.
The Architect has become quite awkward and has suggested I undertake an independent new full survey at my expense (£2,000) even though I had already paid the Architect to survey the site/scheme as part of the scope of works with him when the planning commenced.
I do have a meeting with him tomorrow afternoon at which point I am going to lay it all on the table regarding the PL & T drawing variations without my consent to alter.
IF, he still shirks responsibilty and is unwilling to admit fault do you think this is unreasonable practice. If so, what recourse from the Architect and his firm do you think I should look at taking.
From an originally £200k build it's now potentially blowing out to £300k +, with an added 26 weeks to the original 26 weeks due to down time and the potential resubmission of plans, new builder to complete etc...
Thanks for reading and appreciate any constructive replies, if you need more info without naming names please ask.
Long story short.
Instructed an ARB reg Architect March 2012 to design extensions and dormers to an existing bungalow, to increase from 143sqm to 368sqm (A,B,C,D,E)
Planning was approved for the scheme in July 2012.
August 2012 he produced Pre Construction details in the form of building reg drawings (details/sections/elevations etc..) coinciding with Tender/Technical drawings and tender docs (F,G,H)
November 2012 Building Regs approved.
Architects contract now ended as per original scope of works (A-H).
December 2012 an Architect recommended builder was contracted and commenced works on the 26 week scheme.
April 2012 Builder terminated his contract with us leaving the home 30% complete (uninhabitable, unsafe, defective etc..). Major issue for which we now hold the Ltd Co. Builder in repudiation due to his failure to complete the contract.
May 2012 Enforcement Officer slaps a Breach of Planning over the build due to wrongly built dormers, deviated spec side ext (wider than approved) and Fenestration level issues to the front facade.
It has since become very apparent upon closer inspection of the "T" drawings produced by the Architect that there are numerous variations/deviations from the LPA approved plans.
We are not talking minor amendments here, material amendments that will require a resubmission for planning approval due to the works completed to date where the builder has followed the Tender/Technical drawings which differ from the Planning approved ones.
An independent Planning Consultant, SE, Building Surveyor amongest other's have now noted and confirmed the PL drawings are different from the T drawings.
At no point did I instruct the Architect to deviate from the approved plans when he produced the T drawings other than 2 small minor amendable points which were confirmed. There are various Elevation variations which to the naked eye home owner do not stand out, but in theory result in 200-600mm variances across the whole scheme, be it dormers, roof lines, extensions etc...
As the original builder has now walked away, which was a major issue both financially and inconvenience, the new issue's that have arisen with the Architect are even more concerning.
The Architect has become quite awkward and has suggested I undertake an independent new full survey at my expense (£2,000) even though I had already paid the Architect to survey the site/scheme as part of the scope of works with him when the planning commenced.
I do have a meeting with him tomorrow afternoon at which point I am going to lay it all on the table regarding the PL & T drawing variations without my consent to alter.
IF, he still shirks responsibilty and is unwilling to admit fault do you think this is unreasonable practice. If so, what recourse from the Architect and his firm do you think I should look at taking.
From an originally £200k build it's now potentially blowing out to £300k +, with an added 26 weeks to the original 26 weeks due to down time and the potential resubmission of plans, new builder to complete etc...
Thanks for reading and appreciate any constructive replies, if you need more info without naming names please ask.