It’s important to understand what we’re working with. You may have owned, lived or worked in your property for years and you probably know it inside out. Measuring and drawing up the existing plans and elevations may not be sexy but it is an essential part of us getting to know your property and to preparing a considered design solution. We need to get a good understanding of what we’re working with to help us get to the best design solution. For example, as we measure up, it may become apparent that ceiling heights between rooms may vary, which may not be obvious to the naked eye, but may have an impact on the position of a steel beam or the layout of the room. A basic measured survey provides a sound starting block from which we can then design the new configuration, conversion or extension.
What to expect from an initial meeting
First things first. Introductions! You will probably have told us a bit about your project over the phone but we arrange to come and see you in your home (or workplace) to see the property and to fully discuss and understand your brief. This usually includes finding out about what’s important to you, and what you want to achieve. This visit also provides an opportunity to talk through the process and show you examples of what to expect at each stage. We then follow up with a fixed fee quote, which is broken down into design stages. It’s important to feel comfortable with your architect, so meeting to talk about your hopes and aspirations is equally important.
the DRAWING ROOM _Fees & Design Stages
We always look to keep our fees as competitive as we can. We keep our overheads to a minimum and work as efficiently as possible in order to give us the more time on the bit that counts - the design. While working up a design, we look for opportunities to not only deliver your brief but opportunities that may lift the design and bring a little delight. We often find that a few small details can really elevate a design, make a space feel all the more special and even add value.
[2019] As you may have seen on our “about us” page, I have recently downsized the scale and scope of the DRAWING ROOM to only take on smaller projects.
For a typical domestic extension with associated internal reconfiguration, our fees are broken down into key design stages, listed below. Every project is different so I’m afraid it’s difficult to provide a price-list on here. But just give me a call for a rough estimate over the phone or to arrange an initial site visit so we can understand your brief and provide a fixed fee.
- To visit you and your property, and to discuss your brief. We do this free of charge and we follow this up with a fixed fee proposal.
- To measure up internal rooms and external features in order to draw up the existing plans and elevations as required for planning / building regs.
- Explore and present initial ideas for the both the internal layout and external appearance including 3D sketch model.
- Prepare all planning drawings inc. site plan, existing and proposed plans & elevations, complete the application form and online submission on your behalf via the planning portal, and monitor the application for you.
- Prepare drawings for both building control and construction purposes, including coordination with Structural Engineer and Building Control submission on your behalf.
We also offer design consultation on an ad hoc basis (half day or full day) to talk through your ideas, offer advice and help you make design decisions. We’re happy to help with any design based dilemmas …even modelling ideas for the landscaping design of your garden!
For a bit of insight on the value an Architect can bring and what Architect’s Fees include, see this link
so much more than a piece of paper
So much more than a piece of paper
It probably goes without saying that drawings are pretty essential. They are how we effectively communicate the design. As we produce the drawings, we test different ideas, always looking for opportunities to enhance and refine the design. Starting on site without a drawing is like starting on site without your toolbag! Each pen mark you see on the paper tells you something about the design. From how long a section of wall is, to where a beam passes overhead. From which way a door opens, to where the window sits both in plan and elevation. From where the last step lands, to where the lightswitch is located. It may be a piece of paper. But it’s so much more than that. It’s an essential tool in any build.
Can you guarantee planning approval?
Unfortunately, no Architect can guarantee planning approval (but fortunately, we have a good track record). An experienced Architect will give you candid advice and use his or her skills and experience to give your project the best chance of securing an approval. We will also monitor the application and liaise with the case officer mid-application to check on progress and see if we’re on track for an approval. We also work closely with Planning Consultants on larger, more contentious projects when required.
Please note, planning departments take eight weeks from validation to determine a householder planning application.
See '“Hooray for Permitted Development” for information about extensions and loft conversions that don’t require planning permission.
Hooray for Permitted Development!
Permitted Development (PD) is different to a Planning Application in that, in a lot of cases, you can legally do a loft conversion or build an extension (of a certain size and within certain parameters), without applying for planning permission. PD allows you to get the builders on site quicker, and we can help you make the most of the space created by your PD extension.
For the interactive guides, visit the Planning Portal
For information about the Neighbour Consultation Scheme. (Potentially doubling the size of your PD single storey extension, to 6m or 8m)
For information on other common projects, visit this link on the Planning Portal.
Tweet tweet! And a few quotes we love...
If you do want to follow us, please feel free to take a look at our twitter account @drawingroomltd
A few quotes (from before twitter) that we love…
“There is no such thing as a new idea. It is impossible. We simply take a lot of old ideas and put them into a sort of mental kaleidoscope. We give them a turn and they make new and curious combinations. We keep on turning and making new combinations indefinitely; but they are the same old pieces of colored glass that have been in use through all the ages.”
“Creativity is contagious. Pass it on.”
“New ideas pass through three periods: 1) It can’t be done. 2) It probably can be done, but it’s not worth doing. 3) I knew it was a good idea all along!”
Why use an Architect?
Basically, because it’s good to have someone in your corner!
Architects can bring added value through ideas you may not have considered and through good design - whether it be maximising light and space, making a layout function better or achieving the best return on your investment. They can relieve some of the stress associated with a build by helping you feel confident that you have the right design and that the money you are investing in your home or project is being put to best use.
Architects will prepare the drawings required for planning permission and building control and deal with both statutory applications on your behalf. These drawings also provide the builder with the dimensions and construction notes needed for the build so both you and the builder know what to expect from the build. Architects fees don’t only cover the obvious designing and drawing time. It includes site visits, meetings, milage, emails, phone calls, software, hardware, overheads, equipment, company running costs, professional indemnity insurance, registration with our regulating body - Architects Registration Board, co-ordination with a Structural Engineer, dealing with planning and building regulations on your behalf, research and referencing construction information. Pretty good value when you think about it. And when you’re about to spend a substantial amount of money on a build, the cost of getting the design right and communicating that design with a good set of drawings, is money well spent.
Architects will use their knowledge, skill and experience to look out opportunities and constraints, as well as looking out for your interests when they deal with the planning case officer, building control, how it will be built and structural implications, all on your behalf.
Why use the DRAWING ROOM?
We will be in your corner, offering all the above. We also offer 3D sketch modelling as standard on every project to help you understand how your extension will look, the space created and design ideas, before we prepare the formal, flat 2D planning and building control drawings. If you’re looking for a reliable Architect to explore design ideas with you, we’d love to hear from you.
Does your fixed fee include unlimited design options?
I’m afraid we can’t offer unlimited options or amendments. As you could imagine, this could easily get out of hand and result in an amendment every single time a client thinks about the design. Instead we work with you and use design stages to help clients consolidate their thoughts and any amendments, allowing us to keep our fees as competitive as possible for you.
The design process…
During the Initial Design Stage, we explore different ideas based on your brief and then present a couple of options to you and explain our reasoning and design thinking. This allows you to make an informed decision and test any preconceived ideas. We then leave those options with you to mull over, decide what is important to you and which is the best fit.
Clients often come back with a round of amendments at that point, for example, “we like this about this option, but this about the other option” or “can we make X a bit bigger or smaller?” We incorporate those into the next stage - Planning Application. We then refine the design, complete digital CAD drawings and issue these for your approval. We are also happy to make a second round of minor tweaks to these drawings prior to submitting the planning application.
So, there’s a couple of opportunities to amend the design prior to submitting the proposed scheme for planning approval.
What happens next?…
A planning application then essentially sets the design but we can usually make some minor internal amendments as we work up the technical design if required. The technical design will include construction information for your builder and building regulation information for your Building Control Application.
A couple of notes…
It’s tricky to find the right balance of keeping fees as competitive as possible for clients but also allowing enough time to provide a well considered design (and allow time for meetings, phone calls, emails, etc). We always seek to be fair on fees and ask our clients to do the same. For a bit more information on architects fees, please see ‘Why use an Architect’, ‘Not just a piece of paper’ or ‘Our fees’. For a rough estimate over the phone or an initial meeting with a fixed fee, please feel free to get in touch.
If you do need us to do a major design change for any reason, we would always discuss and agree any extra work/fees prior to doing the work.
"Help! I can’t read drawings"
Don’t worry. We understand that it’s not easy to see a flat 2D drawing and imagine the 3D version. We use a simple program called Sketch Up for two reasons - it’s a great design tool but more importantly, it allows us to create a 3D sketch model of the proposed scheme so clients can better understand the design. (It can also come in handy for builders and planners!)
Tap on the right of the image strip to scroll
Examples of Planning Drawings are included above with images of the 3D model.
Man, I love a good diagram
In our experience, a good diagram can really make a difference in understanding a design or idea. When needed, we use diagrams to help clients understand the thinking behind key ideas. We also find diagrams especially helpful when preparing a ‘Design and Access Statement’ (which are required for certain planning applications - for example a new build house). Planners see so many applications and to help them quickly understand why you made certain design decisions or for example, to justify the limited impact of a design on neighbouring properties, a good clear diagram can go a long way to easing their concerns.
Can a reconfiguration be as effective as an extension?
Transforming your home and improving the sense of space doesn’t always mean you need an extension. A few good friends have recently embarked on projects that prove just that!
Case Study 1
When you love where you live and an extension comes in over budget, sometimes a reconfiguration can actually create the extra space you need.
Moving the stairs allowed two smaller living spaces to become one large, light and airy space that enhanced existing features like the ornate fireplace and created uninterrupted views from the front to the back of the property.
Having the stairs as part of your living space removes the need for a corridor.* Using large lower treads make a stair feel like an integrated feature. And simple glass balustrades or screens enhance the feeling of light and space.
Moving the bathroom upstairs and improving the landing was an essential part of the design. When you want a bath and a separate shower but are lacking sufficient space, think outside the box and consider a bath in the bedroom, giving a boutique hotel feel at home!
A galley kitchen can be made to feel bigger by introducing bifold doors to an adjacent courtyard space. In the summer, you get the ultimate inside-outside space and in the winter, you still feel the sense of space from the extensive glazing and the view of the courtyard.
Know your market. Research house prices in your area and consider what may appeal to future owners. But always remember that its just as important to enjoy your home and make it work for you.
*Subject to building regulation requirements.
Tap on the right of the image strip to scroll
Case Study 2
When something about the layout of your house isn’t quite working and you need a new kitchen, it could be the perfect time to consider a reconfiguration.
Switching the principle rooms was key to this design.
The former snug/lounge will be the new kitchen-dining space (with a spangly new kitchen!). And the former kitchen-dining will be the new lounge.
The new location of the kitchen allows it to benefit from bifold doors directly onto the garden, which also has the added benefit of making better use of the garden.
By changing the ‘front room’ (formerly the kitchen-dining), into the lounge, the lounge will benefit from the more formal proportions and traditional character windows.
Two large openings either side of the existing fireplace adjacent to the new kitchen will allow the central room to be connected to the kitchen-dining area, which as with most families, is the heart of the home.
The change in level between these two spaces will create zones but finishes and sight-lines will connect them. The full width steps in each opening will inevitably become perfect perches for the kids and adults alike.
The under-used utility will now be accessed from the kitchen (as opposed to the living room) and double as a pantry (Oh, the dream!)
The downstairs toilet will be much more easily accessed in the new layout and the improved access point to the dedicated cloakroom (The other dream!) will make it much more practical to use.
Plus a secret hinged door! …an added bit of delight…
The Party Wall etc Act 1996
The Party Wall Act was put in place to protect you and your neighbours when carrying out building works on your property.
The Act applies to the following building works:
A new wall, new building or new extension on, beside or astride the boundary line between properties. Party Wall Explanatory Booklet Section 22
Work to an existing party wall or party structure (eg. separating floors of apartments or maisonettes) This may include for example - any structural alteration to a party wall like cutting into a party wall to take a new beam; making a party wall taller, shorter or deeper; removing chimney breasts from a party wall; knocking down or rebuilding part of a party wall. It also includes repair work, inserting a damp proof course, underpinning to prevent settlement. Party Wall Explanatory Booklet Section 4
Excavation near to and below the foundation level of neighbouring buildings (within 3m or 6m of a neighbouring building / structure depending on the depth of the hole or proposed foundations). Party Wall Explanatory Booklet Section 28
The Act also cover rights to access a neighbouring property with 14days notice and in the event of an emergency Party Wall Explanatory Booklet Section 20
For extensions & home improvements, the process essentially involves:
Informing your neighbours of the work you intend to carry out in writing, via a Party Wall Notice (which can be a letter you write yourself, or you can instruct an independent Party Wall surveyor).
Your neighbour agreeing to the Party Wall Notice in writing within 14days*
It can also be helpful to take a photographic record of both properties prior to starting building works (particularly adjoining walls, roofs, floors and ceilings)
If your neighbours object or does not consent:
Hopefully you can discuss their concerns and your plans in more detail to agree a solution.
If not, you will need to appoint Party Wall Surveyors to prepare a Party Wall Award which will cover:
The work that can be carried out
How the works will proceed
Timings
Measures for preventing damage
The payment of surveyors’ fees
The current condition of both properties
Costs payable to the adjoining owner if damage occurs.
*For extensions and home improvement works, most neighbours will recognise that the Party Wall Act is in place to facilitate the listed works while protecting them by ensuring notice is given in advance, and that in the unlikely case of any damage being caused to their property as a result of your building works, you will be responsible for the cost of any repair works required as a result. [NB. Costs for essential repair or maintenance of a party wall / structure would usually be shared between adjoining owners according to the given situation.]
It is always best to have a friendly discussion about works and any access needed with your adjoining neighbours prior to serving a Party Wall Notice. While some people choose to deal with neighbours informally and only verbally agree things, as part of their due diligence your Architect will advise that under the Party Wall Act, it is your responsibility to give notice in writing [Party Wall Explanatory Booklet Section 5, 8 & 28].
Please see Section 8 for further detail but your notice should include the following details:
Date of notice and a clear statement that it is a notice under the provisions of the Act
Your own name and address (joint owners must all be named, e.g. Mr A & Mrs B Owner)
The address of the building to be worked on (this may be different from your main or current address)
A full description of what you propose to do and if you need to access their property to carry out the works (It may be helpful to include plans, and you must do so in respect of excavation works, but you must still describe the works)
When you propose to start (which must not be before the relevant notice period has elapsed).
For excavations, the notice must state whether you propose to strengthen or safeguard the foundations of the building or structure belonging to the Adjoining Owner (as per SE design & calcs). Plans and sections showing the location and depth of the proposed excavation or foundation and the location of any proposed building or structure must also accompany the notice. [Section 28 / Example Letter 8]
Typically, clients deal with Party Wall Notices after Planning but please note that you will need to provide at least two months* notice prior to commencing works on a party wall / structure (*One month for new party walls or structures at boundaries, or for any excavation) and your notice is only valid for a year under the Act.
The above is provided as a brief, hopefully helpful, introduction to the Party Wall Act. For full and further information, inc. template letters, you can visit the government’s Party Wall information page where you can also find their Party Wall Explanatory Booklet. Here are a couple of other useful links - To a basic flow chart to see if the Party Wal Act applies to you; to a helpful article by Homebuilding & Renovating, and to help you find a RICS accredited surveyor in your area.
[Subject to meeting the requirements of the Act, a building owner is legally entitled to undertake the listed works, with the exception of building astride a boundary, which requires express written consent from both parties.]
How much will my extension cost?
This is perhaps the most commonly asked question when clients start thinking about a home extension or internal reconfiguration project.
It’s also the toughest question to answer, as there are so many variables …and every property and client brief is different. Even builders, who provide project quotes as per of their job, struggle to provide estimates for the same reasons.
But obviously, (unless you have a money tree growing in your back garden!), it is important to consider budget and end value throughout your project. Especially when making design decisions and to help manage expectations.
We find that calculating the size of your extension using a rough price per square meter can be a good starting point. In Yorkshire, this typically ranges from £1500 - £1800 per sqm (with a second storey around £1000-1250 per sqm). This ‘build cost’ usually covers the cost of construction - standard foundations, external walls, standard windows / doors, internal walls, floors and ceilings, steelwork, plastering, basic heating, plumbing and electrics. You then need to allow for VAT, any demolition, upgrades to more interesting windows and doors, kitchens, bathrooms, underfloor heating, feature light fittings, floor finishes, tiling, etc. And around 6-12% for all your professional fees (Architect, Planning, Building Regs, Structural Engineer.)
I recently came across this article, which I found simple and informative. (The internet can be a wondrous thing at times!) Here’s the link:
https://designfor-me.com/cost-planning/how-much-does-a-house-extension-cost/
Hoping to shed a little light...
This blog has become a good place to answer frequently asked questions and to share information. Taking on a build project - however large or small - can be daunting so I hope it’s of use and helps shed a little light.