Up to and including obtaining a planning decision notice.
Service 1, 2, 3 and/or 4 can be quoted on an hourly or fixed fee basis depending upon preference.
1) Feasibility Simple look at project, offering solutions to a problem.
- Meet with client to discuss brief, obtain information about the site, budget, timeframe etc.
- Prepare a 2/3 options, depending upon possibilities for site.
- Meet with client to present options, receive feedback and agree on preferred scheme.
- Develop scheme in line with client comments and prepare final proposal for discussion.
- Meet with client to present proposed scheme, receive feedback and agree on next step, either Service 3 or 4.
3) Pre-planning enquiry Test the water with the Local Authority
Use scheme drawings to discuss with Planning Officer at a meeting, if available through the Local Authority, or by making a formal pre-application enquiry in writing.
- Liaise with Planning Officer and obtain relevant information to support a positive planning application.
- Receive Local Authority feedback and decide upon next step.
4) Planning Planning drawings, submission of application, monitoring
- Use feedback from Planning Officer to establish the need for planning and indeed amend scheme if necessary to enable a positive outcome.
- Prepare planning drawings to show Location plan, site plan, floor plans, and elevations. Where required prepare a design and access statement and obtain other relevant supporting documentation such as flood risk assessment, ecology report etc.
- Compile and submit planning application and monitor the process until receipt of a planning decision notice.
Planning approval cannot be guaranteed, however pro-active communication with the Local Authority reduces the likelihood of failure, as does making a pre-planning enquiry.
Extra Services available for Service 2, 3 and 4.
Simple 3D modelling to help you and the planning officer visualise your proposal
Often scale fee for Building Regulations onwards based on estimated cost of building works. A quotation is normally provided following the initial consultation and based on the level of service required in order that client is aware of professional costs at the outset.
5) Building Regulations Technical drawings, submission of application, monitoring
- Following further discussions with client, compile technical information relating to the project.
- Obtain quotations from Local Structural Engineering companies to provide details to support Building Regulation application,
- Prepare Building Regulation drawings to show information relating to structure, demolition, new works, insulation etc. on floor plans, elevations. These drawings are worked up in conjunction with the Structural Engineers drawings.
- Compile and submit Building Regulation application and monitor the process until receipt of a Conditional notice.
Building Regulation process is normally shorter than planning and we will normally be issued with a list of queries to deal with based on our submission, some relating to the drawing content, others relating to further inspections or tests that need to be carried out.
6) Detailed drawings for construction
Detailed information is used to compile a specification or schedule of works to which the contractor will build from. The more information that can be provided the more accurate the specification and as a result the build cost.
As a practice, we produce our own schedule of works but work closely with a Quantity Surveyor who produces our specifications using NBS.
- Specification or schedule of works produced for costing purposes.
- Project goes out to tender to 3 or 4 contractors for a set period, normally 4 weeks.
The specification outlines all the work to be carried out, referenced against the drawings, right down to the door hinges. We normally recommend sending out the tender package to 4 contractors in order to get a good idea of proposed construction costs.
Contractors are contacted before tendering to find out if they’re interested in providing a price. The tender process is normally set at 4 weeks and then a set tender return date is adhered to.
8) Tender return and analysis
- When the tenders return, we discuss the results with the client, the prices, programme and suitability.
- The form of tender normally includes the anticipated length of contract and lead in time to starting on site. Normally the lowest two tenders are asked to supply a breakdown for further analysis.
9) Tender acceptance and form of contract.
- The tender is normally accepted by way of a letter of intent or signing of a Form of Contract (JCT). This provides a formal contract between the client and the contractor.
- Contract is signed by both parties and states the agreed contract figure, contract period and start dates. There are other factors that the contract covers like insurances, liquidated and ascertained damages, contractual obligations and these are covered in the JCT documents.
- When carrying out a full service, we will be involved with looking after the project on site.
- This service includes a weekly site visit with reports, attending monthly site meetings, dealing with client and contractor queries, providing additional information when required and generally helping the contract to run smoothly while on site.
- This may involve liaising with consultants such as structural engineer, quantity surveyor, building control officer.
At the end of the project, prior to handover, the contract administrator carries out an inspection (snagging inspection) to provide a list of items that the contractor needs to attend to in order to achieve Practical Completion.
10) Completion and defects liability period.
Certificates are issued depending on the outcome of the end of the project and once a practical completion certificate has been issued, the defects period commences either 6 or 12 months.