Our Services
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Our Services
If this is the first time you’re employing an architect, you may find these notes helpful. An important part of our role is to guide you through the process of developing proposals for your home. We will develop your initial ideas, apply for planning permission on your behalf and submit your Building Regulations application for approval and, if required, we’ll administer a contract with a builder on your behalf.
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Initial Consultation
Please call us to discuss the outlines of your project. By agreement we will then make a no-commitment visit to your home or on-site to discuss your ideas and the feasibility of your scheme.
There may be further information required and in some cases we may need to consult with your local authority to ascertain the feasibility of your scheme and the likelihood of approval and the fee payable to the Local Authority for the planning application. Once we have all the relevant information we will send you a fee quotation for our architectural services.
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Survey
We will normally carry out a measured survey of your property, and take photographs, to provide us the information we need to prepare architectural drawings. In more complex cases, such as a new house, we may need a more detailed survey to measure the ground levels of your site. If so we will instruct a surveyor on your behalf to carry out a topographical survey.
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Preliminary Drawings
When we have all the necessary information we will prepare preliminary drawings as a first draft for discussion. This will probably be an on-going process until we have produced a scheme that you are happy with. See our Drawings Policy
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Pre-Application Enquiry
Once we have agreed the initial drawings it may be advantageous to submit these to the local planning department for comment. This is called a pre-application enquiry. The planning officer will report back on whether the project is likely to obtain a recommendation for approval, or may suggest areas that need further development or amendment. From these comments the final details of the design drawings are drawn up for your approval.
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Preparing the Planning Application
All planning applications require a site and location plan which we will prepare on your behalf. There is a small charge to cover our licensed use of Ordnance Survey data. In most cases we will need to submit a biodiversity statement which may indicate the need for a further specialist survey. Applications for new dwellings require a Design and Access Statement, which we will prepare on your behalf.
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Applications for Listed Building Consent
If your building is listed, because of its historic value, we will negotiate with the conservation officer and complete the application forms and submit an application for Listed Building Consent on your behalf. Listed Building Applications require a Design, Access and Heritage Statement, which we will prepare on your behalf.
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Other Professionals
In certain circumstances the Local Authority may require further information about the application. This can include reports on rare species such as orchids, newts, owls and bats. Tree and hedge surveys are sometimes requested. The conversion of existing buildings may require a report on their structural stability.
If your property is in a flood plain a flood risk assessment will be required. Some listed buildings may require a Historical Assessment, and a record of the fabric of the building. Such reports are usually prepared by other professionals. We will be happy to make recommendations, but you will need to employ them separately.
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Making the Planning Application
Hibbs & Walsh Associates will complete the Planning Application forms on your behalf. The detailed architectural plans (along with any other reports) are then submitted to your Local Authority planning department.
The planning officers will expect the new work to be well designed and in keeping with surrounding developments; not overlooking other properties; and not overshadowing or producing an overbearing effect on adjoining residential properties. A decision on the application can take up to eight weeks from validation by the Local Authority. We will follow up the application and keep you informed as to its progress.
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Conditions on Planning Permission
The Local Authority will usually impose conditions on a planning permission or Listed Building Consent. These can be informative or in some cases may require further information to be provided before the condition can be discharged. There is a fee payable to the Local Authority for every application to discharge conditions.
We will negotiate with the Local Authority on your behalf. Examples include providing samples of building materials or detailed drawings of joinery. New housing may be required to comply with the Code for Sustainable Homes. This entails a variety of calculations and will incur fees from specialist consultants. More detailed information about Planning Permission.
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Applying for Building Regulations Approval
We will prepare drawings showing the detailed construction of your project. These drawings will be submitted to Building Control for approval prior to the start of any building work. At this stage it may be necessary to employ another professional, for example a structural engineer to provide detailed calculations for the structural elements before approval can be obtained.
All applications for new houses and conversions, and for some extensions, will require a calculation to show the target CO² emission rate of the building fabric, including methods of heating and ventilation. This requires a calculation prepared by a specialist consultant for which a fee will have to be paid.
When we design the building we need to take into account the energy loss through the structure and this has various implications. It can for example significantly reduce the amount of glass that can be used, and this needs to be taken into account at the design stage.
In addition most buildings, but not domestic extensions, will have to meet new requirements for soundproofing and ventilation, and will have to be tested to show that they comply. These tests will need to be paid for separately.
If you are extending your property you may be required to carry out work to the existing house to bring it up to modern standards. For example, if your electrical installations are old or inadequate they may need upgrading.
Applications for commercial premises may require a fire risk analysis, to be provided by the owner of the building before a Building Regulations application can be made. The Local Authority fees for a Building Regulations application will usually be based on the value of the building work. More information about Building Regulations.
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After Planning Permission and Building Regulations Approval
The complete scope of building and administration services can be arranged depending on your requirements. Hibbs & Walsh Associates are happy to quote for the administration of a construction contract on your behalf.
This includes preparing a specification, obtaining tenders, agreeing a contract with the builder and making regular visits to the site in order to check that the works are being carried out in accordance with the contract drawings.
It may require the preparation of further drawings, for example bespoke internal joinery details. We will also issue Architect’s Instructions for variations and Certificates for Payment.
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Planning Supervision
Although the Client is ultimately responsible for Health and Safety, the Contractor deals with Health and Safety on domestic contracts. The Contractor is required to be familiar with the CDM Regulations 2015 and will inform you of your duties.
The Contractor, acting on behalf of the Employer, will:
- appoint a Principal Designer to arrange for competent and adequately resourced and trained staff and sub-contractors
- ensure the co-ordination and co-operation of all contractors
- ensure that all contractors have information about all risks on site and obtain risk assessments where necessary
- monitor health and safety performance
- make sure that only authorised personnel are on site
- ensure that protective clothing is available where required, including for visitors to the site
- comply with the C.O.S.S.H. regulations at all times.
Notification to the Health and Safety Executive is only usually required where more than 20 workers are employed at any one time and the work on site exceeds 30 working days, or if the work on site exceeds than 500 person days.
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The Party Wall Act
You should also be aware of your responsibilities under the Party Wall Act. If your works are likely to directly affect your neighbour’s property, or you are building within 3m of an adjoining property or wall, you will need to discuss the proposal with your neighbour and reach written agreement for the work to be carried out.
Your neighbour may require the agreement to be formalised, in which case you will need a Party Wall Agreement and you will be responsible for any costs incurred.
This work is carried out by a Party Wall Surveyor. Hibbs & Walsh Associates Limited can advise on the choice of another professional to carry out this work.
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Insurance
Please note that that as the client you remain responsible for arranging all risks building insurance. The Builder will hold insurance to cover negligence, and in certain circumstances may be able to obtain joint insurance cover on your behalf.
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VAT
All building work, professional fees etc. are usually quoted before VAT, so you should allow for the additional percentage (currently 20%) when working out the total cost. VAT must be paid at the standard rate on applications for Building Regulations approval.
Some building work is exempt from VAT, including the construction of new dwellings, some works for adaptations for disabled people, and Planning Application fees payable to the Local Authority. Some work to improve insulation can secure a reduced rate of 5%.
