Do you need planning permission for a garden office?

Since the pandemic, we have seen a huge rise in the interest of garden room builds. This is primarily due to the fact that people were spending far more time at home than previously.

Post lockdown, a large proportion of people still work either fully remotely or hybrid work, therefore a garden room can be a quiet space away from any distractions in the main dwelling, which can be made suitable for home-working.

This Harrogate garden room below is a great example of what can be built without planning consent, subject to criteria. One of the key benefits of this type of construction is the speed. The home office below took 2 weeks from start to finish. Compared to a traditional build, this is much quicker.

Image from Horto Home - Horto Garden Rooms

What can garden rooms be used for?

The possibilities of the use of a garden room are plentiful. Depending on what you would like from the space, design considerations can be made to meet your needs. Office spaces, lounge areas, gyms, game rooms and drink bars, to name a few, are all feasible. A combination of different functionalities are also a popular choice, which allows for even more usage from your garden room. Visual examples of each garden room mentioned can be seen below.

The only condition when it comes to your garden room’s usage is that it must not be a self-contained accommodation. In this case, it will become a separate dwelling which will require a separate address, and will not be categorised as a garden room.

Do i need planning permission?

In most cases, garden rooms can be constructed under Permitted Development, which means that full Planning Permission is not required. There is, however, a criteria that your garden room must follow to adhere to Permitted Development eligibility:

• Area: Your garden room may not be greater than 50% of the land within your curtilage - this is normally more than enough.

  Please note that once you exceed 30sqm, you will require Building Control sign off. Most residential garden rooms are much smaller than this, but if you wish for a multi-functional garden rooms or more than one garden room, then it may start coming close to the size limit.

• Height: If your garden room is built less than two metres from your boundary, it can be a maximum of 2.5 metres from the highest ground next to the building. However, if you are able to build it more than two metres away from the boundary between yours and your neighbours land, the allowance is more generous:

  • Maximum eaves height - 2.5 metres

  • Max flat roof height - 3.0 metres

  • Max pitched roof height - 4.0 metres

  Location: There are some restrictions when it comes where your property is situated. These are as follows:

  • National parks and AONBs: Within 20m of the rear of the house, or less than 10 square metres

  • Conservation areas: Directly behind the house

  • Listed buildings: Planning permission is always required

  • This is not permitted development forwards of a property

Whether your garden room can be built under permitted development or not, it is recommended that a Lawful Development Certificate is obtained. This will protect you from any potential future enforcement action when/if you sell your property.

I want a garden room! What now?

If you’re convinced a garden room could serve you well, or if you are undecided and would like more information - please get in touch by clicking the button below and submit an enquiry. We will then answer any questions you have, and can offer a FREE appraisal for your garden room.

We can personally recommend garden room companies which we have worked with in the past - a proven good track record is always a bonus and gives peace of mind that your garden room will be top quality.

Making your property eco-friendly

Since global warming is becoming a more pressing issue, many of us are looking at how we can minimise our carbon footprint on a day-to-day basis. Most of us spend a large proportion of our time at home, so it makes sense to convert our daily home routine into a more environmentally-friendly one.

There are several alterations which can be made in our homes to save energy . As well as being kinder to the planet, you’ll be saving money in the long run by implementing these changes, especially considering the extreme rise in household bills in the recent months.

Renewable Energy

Solar Panels

Solar power is possibly the most popular forms of renewable energy. Solar photovoltaic panels can be installed onto your roof, which convert the sun’s energy into electricity - this is then used to power your home. During daylight hours, the power generated is stored in batteries, therefore electricity use isn’t limited to when the sun is shining.

In the winter, you will typically be using more energy to heat and illuminate your dwelling, but your solar panels will be generating less energy due to fewer daylight hours hours and higher chances of cloudy days. However, contrary to common opinion, solar panels can work just fine during winter and will still save you a significant amount of money. This is due to the fact that during the summer, you will be generating far more energy than you are using, which as mentioned, is stored in batteries. This stored energy can then be used in conjunction with the smaller amount of energy generated over winter, to power your home during these cold months.

In terms of aesthetic appeal, solar panels are often described as ‘eye sores’. However nowadays solar panels can be disguised to match more traditional and other modern materials, such as natural slate.

Discrete solar panels appearing like natural slate tile, whilst generating renewable energy. Example from GB-Sol :: PV Slate

air source heat pumps

This renewable energy system uses energy from the air outside to provide heating and hot water for your home - it basically works in a similar fashion to a fridge, but in reverse. Heat pumps can function even in colder temperatures, capable of heating your home even in freezing winters as low as -15 degrees Celsius.

There are two types of air source heat pumps:

1. Air-to-water - this feeds heat from the outside air into your wet central heating system. They’re most suitable for large radiators or water underfloor heating because the heat they produce is cooler than conventional gas boilers. Therefore they are most effective when a large surface area is available to release the heat.

2. Air-to-air - this transfers heat from outside air into your home through fans. A warm air circulation system is required to distribute the heat through your house. Unlike air-to-water heat pumps, this type does not produce hot water, therefore a separate water heater will need to be installed. During the summer, air-to-air heat pumps can also function as air conditioning, cooling down your home.

A simple diagram illustrating how air source heat pumps work to heat you household and provide hot water. Image from Air Source Heat Pumps Explained - Which?

This efficient, clean and environmentally-friendly method of heating your home is virtually silent when operating, and can save you up to £1,330-£1,410 per year compared to electric heaters or gas boilers.

Another incentive to jump on board with this method is that the UK Government are offering grants of £5,000 towards the installation costs! Heating homes with air source heat pumps looks to be the way forward.

wind energy

Many people believe that wind turbines are only used to produce energy on an industrial scale. However, it is possible to have them installed either close to your property as a free-standing pole, or be placed on to your house directly. Electricity is generated by the wind turning the blades, which in turn creates power.

Installing a wind turbine to help power your property is a great way to save on energy bills. For example, it is estimated that a 6kW pole-mounted turbine could save you more than £340 a year on electricity bills, as well as earning you roughly £235 yearly in Smart Export Guarantee (SEG) payments - learn more about this here: Smart Export Guarantee (SEG): earn money for exporting the renewable electricity you have generated - GOV.UK (www.gov.uk). The renewable energy generated from a domestic wind turbine could save around 2.1 tonnes of carbon dioxide a year - hugely reducing your personal carbon footprint.

A 6kW pole mounted wind turbine: Harness the power of wind with a wind turbine - Energy Saving Trust

However, the typical cost of a turbine as described above is between £23,000-£34,000, and this source of renewable energy won’t be cost-effective for every home. It is recommended that the area of installation regularly reaches a wind speed of us to 6 metres per second - which isn’t common in most areas of the UK. If present nearby, obstructions such as other buildings, trees, hills and roof-mounted turbines will reduce the amount of wind passing by your property, thereby reducing cost-efficiency of opting to use wind power as renewable energy. Generally, only properties in remote, windy settings with few surrounding obstructions find that the benefits of installing a residential wind turbine outweighs the costs.

Getting a Smart Meter

If you aren’t in the financial position to invest in renewable energy options for your property, simply obtaining a smart meter can help you reduce your carbon footprint, whilst saving a considerable amount of money on bills. Smart meters track your home energy usage, meaning you won’t need to take manual meter readings anymore, and you’ll receive accurate energy bills. They allow you to track exactly how much energy you are using, which appliances are using the most energy, and which are more energy efficient. Therefore, you will be encouraged to alter your habits according to these insights, decreasing any unnecessary energy usage which you may have been completely unaware of. Furthermore, energy providers often offer deals and discounts for homes with a smart metre - so it’s a win-win really!

Can I build a house in my garden?

Is it feasible?

If you have a large garden or outdoor space surrounding your home, it may have crossed your mind to build a new house on the site - and it certainly could be possible and profitable! However, initially you will need advice from a good architect, and they will typically carry out a ‘feasibility study’. They consider many factors, including if your property is on greenbelt land - which decreases likelihood of planning permission acceptance. Other considerations prior to applying for planning permission are discussed below.

Planning permission

Firstly, you need to think about planning permission. All planning decisions are based upon both national and local planning policy. Unfortunately, policy is generally set up to resist such development for new dwellings but there are, as always, exceptions to the rule. Residential annex for example are supported by the NPPF (and in some circumstances are even possible under Permitted Development). Similarly infill sites within a settlement boundary are more likely to be successful.

There are several factors to contemplate before applying for planning permission which will increase your chances of being successful:

• Do you have enough space for a second dwelling? And if so, where would you like it to be positioned? Policy includes for certain levels of amenity. This includes separation distances between properties, and minimum garden sizes among other criteria.

• The style of the property proposed will also impact the likelihood of approval. Within a conservation area, area of outstanding natural beauty, national park or such protected areas a contemporary home is more likely to face resistance. Nonetheless the local authority will consider each application on its own merits.

• Trees and protected species are a possible cause for permission to be refused. If your plot is located within a conservation area, the removal of any trees will be tricky to be approved, therefore a well thought-out landscaping plan is necessary. If your plot is potentially a habitat for any protected species, such as newts or bats, an ecological survey will be required.

Benefits of building a house in your garden

There are many huge advantages of constructing another dwelling on your plot, including:

• A significant increase in the value of your land and property. - even solely doing the feasibility study and obtaining planning permission will likely uplift the current value. You don’t even need to build the house as selling your plot of land with planning permission, whilst staying in your own house, is a possibility.

• It could serve as a huge convenience to yourself and your family, if you need space for extra storage, or require more room for a growing family or an elderly relative.

• The property in your garden could serve as second income if you rent it out - this is a fantastic investment opportunity.

I think this could be for me - what now?

At EDG:Architecture, we can help you determine feasibility, costs, obtain planning permission, and most importantly, we can help you achieve your dream garden home! Please click the link below and fill out the project enquiry form - you will received a free consultation, whereby you will be given valuable advice on how to get started!

What is class Q planning?

Class Q is a form of development which allows the conversion of agricultural buildings into residential use. This was introduced in 2014, with the aim to reduce pressure for housing in rural areas. Providing the existing building meets certain requirements, converting under Class Q can be a much easier process than a full planning application. Barn conversions are highly desirable and often sell very easily - if you have a redundant agricultural building which you think has the potential for residential use, read on to see if this exciting opportunity is a possibility!

Is my barn suitable?

Firstly, your barn should be located within a settlement, an open countryside or within the greenbelt - it can not however be situated within an AONB, SSSI, Conservation Area, National Park or World Heritage Site. Listed buildings are also excluded from Class Q rights. The history of your barn is also important. It must've been solely used for agricultural purposes since at least 20th March 2013, including arable (crops) and pastoral (livestock) functions, and had no change of use since then. Structurally, your barn must have the foundations to be converted and already be “capable of functioning as a dwelling”. If it requires “the construction of new structural elements” prior to commencing the conversion, Class Q will not be applicable. Unfortunately, what is meant by “new structural elements” is unclear, as the replacement of walls, windows, roofs etc. is permitted under Class Q. The planning authority will have their say as to whether the existing building is fit for conversion under this development scheme.

What is possible (and what isn’t)

The maximum number of dwellings which can be created per agricultural holding under Class Q is five - and this may be accomplished in a combination of ways. A couple of examples are: three large houses, covering a total area of up to 465sqm, with an additional two smaller homes, limited to 100sqm each OR five smaller properties measuring up to 100sqm each. As long as the total area doesn’t exceed 865sqm and there are no more than five units, other various combinations of dwelling numbers/sizes may be possible. Additionally, the existing volume of the building must be retained, including insulation which must be internal, rather than applied externally to the face of the building. If a garden is desired, it can not be larger than the footprint of the building. A final note considering what is and isn’t possible is approval - although full planning permission isn’t require, you must still apply or prior approval.

What now?

If you don’t think that your barn matches the criteria for a conversion under Class Q development, a conversion may still be possible via full planning - you can get in touch with us to discuss further through the following link: https://www.edgarchitecture.co.uk/contact

If you believe that Class Q is for you then you have a few different options in terms of logistics and costs:

• Traditional Appointment - you pay the fees and costs up to planning permission. This includes Architects, Planning Consultants, Engineers, Surveyors, Visual Landscape Assessments, Ecologists, and other necessary parts.

• Joint Venture Agreement - This option is much less costly. EDG would absorb the fees and reports mentioned above, meaning you won’t have any other financial outgoings other than legal fees. In exchange, we would take a percentage of the profits from the sale of the barn. This can be sold after planning permission is granted, or after the building works are complete.

• Option Agreement - in simple terms; we agree to purchase the building, access and garden area, at any point within a fixed timescale for ampre-agreed sum. This is usually a higher value than it would be worth as an agricultural building without planning permission

Click the button below to if you would like the learn more about these options and start your journey to creating your dream barn conversion!

Planning and Licences for Houses of Multiple Occupancy (HMO)

There will always be a need for cost effective housing and living spaces.  Houses of Multiple Occupancy (HMOs) can provide an answer to this demand, and are commonly inhabited by three groups of tenants.  These being for student occupation, low income individuals, and young professionals looking for a social lifestyle. 

In all the above it is common to find shared kitchen and bathroom facilities.  For many, properties of multiple occupancy often offer a viable option, and for landlords they offer a high cashflow model.

Whilst HMOs may have a somewhat negative reputation for being low quality accommodation, this is no longer the case.  Many HMO landlords have realised the potential to provide high quality living spaces as per the image above by Sara Poskitt of Lomot Properties. (see Sara’s guest blog here)

In this blog we look at the hoops that a HMO landlord will need to jump through?

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When is Planning Permission Needed for a HMO?

Unfortunately, this isn’t a simple answer.  Generally speaking, a property owner will need planning permission to change the use from a single dwelling to a house of multiple occupancy however this is not always the case.

Smaller houses that will accommodate a single household, or two unrelated individuals living together as their only main residence will not usually need planning permission. This would be considered as Class C3

A small HMO would be defined as Class C4 in planning terms.  This is a small shared property occupied by 3-6 unrelated individuals as their main residence.  It is permitted development right to move between C3 and C4 classes and back without planning permission in most cases (see article 4 below)

Larger HMOs would be classed as Sui Generis.  This is used where a property does not fit with a standard use class.  These type of HMO do need planning permission.  A large HMO is defined as houses or flats which are occupied as a main residence by 7 or more unrelated people who share amenities such as communal kitchen and bathroom areas.

It is always advisable to check with the local planning authority, as additional limitations and conditions may well apply.

If the proposed change of use is found not to be within the permitted development scope, the owner could be required to reverse any alterations already undertaken, or retrospectively apply for permission.  This will likely incur financial costs in doing so.

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What is an Article 4 Area?

Article 4 of the General Permitted Development Order gives Local Planning Authorities the right to restrict some types of permitted development. The intention behind the rule was always to protect the character of conservation areas. 

This is often now used to restrict the number of HMOs within an area to prevent a distinct change in character from a predominantly single-family residential area, into an area of high density, transient population. 

In simple terms, if you are in an Article 4 area then you will need permission to change from C3 to C4 or Sui Generis.

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Conforming to the Latest Building Regulations

Because of the property’s change of use (from a single dwelling designed for an individual or family unit to a house with multiple unrelated occupants), it is advisable to check that the building is safe and fit for purpose.

With this type of property there is usually an increased risk from fire and potentially compromised escape routes. Furthermore, walls and doors may need upgrading to comply with current fire safety regulations... There are many considerations which is where we can advise in conjunction with the Building Inspector.

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HMO Design Guides

Whilst your property does need to comply to the minimum building regulations standards as set out by the approved documents, a HMO is subject to additional design guidance set out by Local Authorities. 

For example, the Building Regulations do not set out a minimum ceiling height, yet the National Space Standards would set this at 2.3m for a minimum of 75% of the total floor area.  This would be a material consideration during an application.  Similarly the building regulations do not outline minimum room sizes or total floor areas. Instead HMO owners must comply with the National Space standards.  

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When is a Licence for a HMO Needed?

Larger houses in multiple occupation require a licence from the local council as standard.  In certain areas Local Authorities can choose to implement ‘Selective Licensing’ for all privately rented properties.  In these locations, all private landlords must obtain a license and failure to do so will most likely end in enforcement action by the council.  This could include fines, court proceedings etc.

The licenses apply to each property, not the landlord.  As such each property needs an individual specific licence - even if the landlord is the same person. The large house would be able to accommodate five or more tenants forming more than one household and sharing common facilities. The small house would accommodate three or four tenants.

The landlord is responsible for the licence and has a duty to maintain certain standards of accommodation and obligations to the tenants. The council, in turn, has a duty to enforce these standards and can take action against a landlord failing to comply with these terms and conditions. The licence will be issued for five years at which time the licence will need to be renewed prior to the expiry date.

When is a HHSRS Risk Assessment Undertaken?

A Housing, Health and Safety Rating System (HHSRS) is undertaken by the council within five years of receiving a licence application. The council must be informed if either the landlord or tenant makes changes to the house in multiple occupation, or if a tenant’s circumstances change – for example if they become disabled.

A Place to Call Home

Houses of multiple occupancy provide vital shelter and accommodation for people at various stages of their lives. Here at EDG Architecture, we support developers who are looking to produce housing of this nature. We often work alongside homeowners who wish to convert or change the use of their existing property.

Please feel free to get in touch with us to discuss your initial thoughts; we can help with dividing the space, produce viable drawings to submit to planning authorities and guide you through the various regulations and directives.

Everyone needs a place to call home.

Is a Change Under Permitted Development Rights Set to Cause a Stir?

The BBC have recently published an article on homeowners being able to add two more floors to their houses without needing full planning permission and allowing commercial premises to be demolished in favour of residential development. The main principle behind the changes are to provide more bedrooms, and to create additional apartments under permitted development

The article cites a government report about the quality of changes from commercial to residential property which have already taken place under ‘permitted development rights.’

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July 2020 Report

The report states that the government consider the planning system as a ‘block on economic growth’ and this view is generally echoed among the property industry. However, if we remove the control afforded to local authorities, are we opening up opportunity for sub-standard design, and poor build quality?

Looking at the report, we can understand some of the advantages and disadvantages that such changes have had. The report sets out its main findings in the ‘Executive Summary’ (page 9). It compares changes operating under full planning consent and those made under permitted development.

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Impact on quality of design?

The publication documents evidence from numerous case studies undertaken across England, reflecting a cross section of developments in diverse locations.

The results of the report showed that there were no significant differences between design changes made under full planning consent and those made under permitted development rights. The benefit is that under permitted development changes were able to be made swiftly, reducing the time waiting for full planning permission to be passed.

Where issues existed, they were summarised in the report as follows:

·         In some cases, conversions led to limited space for owner occupancy under permitted development.

·         There was concern too over a lack of natural light into a number of converted dwelling units.

·         Notably, for larger scale conversions the access to amenity space was restrictive.

·         Local authorities were inconsistent when handling prior approvals, and the submission of supporting documentation - specifically, floor plans with prior notifications were lacking.

However, socio-economic influences come into play when considering size of space and amenity levels. Land is costly; planners and developers have complex issues to address. The report indicates that a higher specification of materials used will protect the long-term resale value.

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Removing the Red Tape

Using the government report as a backdrop, the issues highlighted in the BBC article are:

1)      the move to let homeowners add two more stories to their properties

2)     the ability for businesses to change the use of their buildings for residential use under permitted development rights.

The government’s stance is to remove the red tape, thereby allowing businesses to respond to current market needs and homeowners to be able to provide more bedrooms and space to accommodate their growing family needs – children and / or elderly relatives. The Housing Secretary, Robert Jenrick was reported saying he wished to “transform boarded-up buildings into safe, high quality homes.”

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The Merits of Full Planning Permission

Evidence is highlighted in the article from a local housing official where assurances are given about the merits of full planning permission being obtained. With this type of planning permission, local residents and the council have the chance to ensure plans do not impact negatively on the area’s amenities, visual aspect and surrounding environment by commenting on applications. Where these comments are founded on planning policy they will be taken into consideration with any determination.

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The Alternatives to full permission

Where there were negative connotations under ‘permitted development rights’, this was attributed to the lack of a detailed plan. It remains the developer or subsequent owner’s responsibility to check that the necessary planning approval is in place and / or conditions have been fully met.

To do so it is still possible to seek confirmation that a development is permitted using the following means:

1. A householder planning check - this will simply tell you if you need permission for your proposed works and what design considerations you need to comply with. This does not confirm that what you then build is definitely permissible.

2. Lawful Development Certificate - this can be used to formally confirm that the works completed do not require an application and are in fact lawfully completed in accordance with permitted development rules.

3. Prior notification - this can be used on certain developments to obtain ‘permission’ subject to certain criteria. For example on a Class Q barn conversion you would submit this, and you would then need to confirm that your floor area does not exceed 460sqm as one of the criteria.

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In Conclusion

Floor plans as well as elevations, utility, and environmental plans are important considerations for any development. After all, permitted development rights come with their own restrictions and / or conditions.

Certain areas and buildings are protected and cannot be subjected to permitted development rights. Indeed, if the fabric of the building is to be altered in any way then there are stringent building regulations to satisfy. Careful attention to detail within technical drawings are vital – ask any architect! Where space is at a premium, an architect will help with creative design features and the planning negotiations for proposed permitted development rights. This all saves both developer and property owner cause for concern.

Architects in Harrogate

How to Choose an Architect in Harrogate

Choosing an architect is a significant decision with permanent implications. You wouldn’t go into an important exam without putting in some hard work and revision first; similarly, the success of your building project stems from the planning stage. Therefore, it’s important to know what to look for when choosing the right architect for your project.

Here’s our top tips to help you to decide who is the best architect in Harrogate for your needs.

Accreditations

First of all, you need to look out for professional accreditations that will help you to establish the credibility of an architects’ practice. EDG Architecture is a RIBA (Royal Institute of British Architects) chartered practice, and we are bound by their code of conduct. We are also accredited with the ARB (Architecture Registration Board) for the maintenance of professional standards.

The title of an ‘Architect’ and the word ‘Architecture’ are protected by law in the same way that you cannot call yourself a doctor without having the appropriate qualifications.  There are, however, others who use the phrases ‘architectural’ in their company name.  This usually refers to ‘architectural designers’.  These are individuals who produce designs without the RIBA qualification, and are therefore not able to call themselves an Architect. 

Whilst this does not mean they are not capable of designing a building, it most likely means that they are not trained in design.  There are some excellent architectural designers around but please ensure that they have Professional Indemnity Insurance etc before you employ them.

Exceptional Service

Get a good feel for the businesses you are considering. Check their customer ratings and feedback on Google and Facebook; look through their website and read their literature. Does the business show itself as a true expert in its field? Can you find the information you require? How easy is to make an enquiry?

Here at EDG Architecture, we pride ourselves in providing exceptional customer service – from your first interaction with us throughout the duration of your project. We achieve this by carefully listening to each of our clients, before advising and delivering on specification and plans. This is evident in our 5* google reviews as well as our testimonials from former clients.

Our website offers several free guides to help you through the process and we try to keep the advice within these as independent as possible.  Our blog series is also aimed at answering the common questions that our clients and consultants raise.

Quality Counts

Customer service is one thing, but ultimately the final result of your project needs to deliver. A generic or rushed approach may save you money, but it is unlikely to service your individual needs. For a truly tailored project with an exceptional end result, look out for an architects’ practice that takes real pride in their craft and takes the time to consider your specific needs.

At EDG Architecture, we are very proud of our business and its offering. Our customers tell us that they value our architectural design, which optimises available space and makes this space work for the individual’s needs. We have brought this service to a range of different projects over the years, showing adaptability as well as consistency.

Throughout our experience, we have made valuable partnerships with expert contractors who have shown their reliability and professionalism. We are therefore very proud to be able to offer our on-site contract administration services which rely on a good relationship with builders and clients alike.

When there is so much information and activity to control, it makes sense for one expert to be at the helm throughout; from drawing project plans and writing the technical specifications, we can follow through on your brief from conception to completion.

The Right Architect for Your Needs?

Have you ever heard the phrase ‘Horses for courses’?  The concept is simple, you wouldn’t put a dressage horse into a race at Cheltenham, or a jump racing horse into a race on the flat, so why would you employ an architect specialising in retail projects for your house extension?

My point is that it’s important to recognise that not all architects provide the same services. Understand exactly what an architect offers and where their particular expertise lies.

At EDG Architecture we specialise in residential design.  We are pleased to offer our services for renovations, extensions and new build projects, as well as feasibility studies and master-planning for new housing developments.

We can also offer 3D visualisation of finished works; sketching for newly proposed houses; investment trust development schemes; marketing proposals; Land Registry and Title planned drawings.

We aim to add design flair to the architectural planning. Our knowledge, experience and technical expertise allows us to be adventurous, practical, inventive – even luxurious in the detail. We like to show our customers new and exciting possibilities within their brief and often thrown in that ‘curve-ball’ idea that would really add the ‘wow-factor’.

Clear Fees Structure

It’s important to understand how an architect charges their fees. To avoid unexpected fees, look out for full transparency and an honest approach to pricing.

At EDG Architecture, we operate a crystal-clear fixed fee approach which gives our customers complete security and peace of mind. Furthermore, we are absolutely committed to delivering excellent value for money in all we do - cutting no corners and only suggest trusted tradespeople.

Our customer knows exactly where they stand financially at every juncture of the project. If the price does need to be adjusted at any time, we will openly discuss this.

With our services, you get what you pay for - but crucially you get more.

The Best Architect in Harrogate?

Our experience and client feedback suggest that we tick all of the boxes. We are truly committed to doing the very best for each of our clients and are always looking for ways to further develop our offering.

If you are planning a project and we aren’t the right people to help, then you can rest assured that we will put you in touch with the company that is the right fit for you

We would welcome the opportunity to reveal the architectural possibilities in your project. Contact us here to book your free consultation.

What is Building Regulations Approval?

Building regulations are the minimum application standards for the design, construction and alteration of buildings. They apply to new build schemes or extensions / changes to the structure of an existing building.

Building regulations are created by the UK government and approved by Parliament. Approval, therefore, is granted in the form of a document which states the build has complied with these minimum standards. Since 2010, there have been supporting ‘Approved Documents’ for building regulations; they cover the construction and extension of buildings and give details and practical guidance to follow.

Building regulations approval is different from planning permission. Planning rules determine whether you can go ahead with a building project and are focused on the appearance and use of the building.  Where Building Regulations differ is that they consider the performance of the building in terms of thermal efficiency, structural stability, fire safety etc.

Both planning permission and building regulation approval may need to be sought for projects. Applications are taken by the building control department at a local authority or by an Approved Inspector for building regulations approval.

There are many limitations and specifications to adhere to. Here at EDG Architecture, our experienced, competent and friendly team are well placed to handle this process as part of our service.

The Building Regulations

In the Building Regulations, the following technical ‘parts’ have the aforementioned Approved Documents to support them:

A.      Structure - guidance on structural stability/integrity and safety

B.      Fire safety*- means of escape, isolation of fire, firefighter access, warning systems

C.      Site preparation and resistance to contaminants and moisture - protection from bad weather and dangerous substances

D.      Toxic substances - guidance on providing a barrier in a cavity wall to prevent harmful fumes from entering a property

E.       Resistance to the passage of sound - in homes, schools and flats

F.       Ventilation - building air quality and preventing condensation

G.      Sanitation, hot water safety and water efficiency - drinking water, preparation areas

H.      Drainage and waste disposal - foul and surface water, sewage structures

I.         Combustion appliances and fuel storage systems - boilers, chimneys, flues, fuels

J.        Protection from falling, collision and impact - doors, windows, risk of being trapped

K.       Conservation of fuel power - insulation, lighting, insulation, solar emissions

L.       Access to and use of buildings - ease of movement, disability access, toilets and bathrooms

M.    Electrical safety - injuries and fires

N.      Security - unauthorised entrance

O.      Physical infrastructure for high speed electronic communications networks - connections to broadband network.

Approved Inspector Scheme

Building regulations apply to virtually all building work. Approval is needed for the work to be officially signed off on completion with accompanying documentation to certify its compliance with the rules.

The responsibility for checking that the regulations have been met falls to building control bodies. This can be part of a local authority (LABC) service. Alternatively, the ‘Approved Inspector Scheme’ allows independent approved inspectors from companies or individuals authorised under the Building Act 1984 to carry out certifications in England and Wales.

Types of approval

There are two types of Building Regulations approval that can be sought.

The first, and most common for building works is a ‘Full Plans Approval’.  In this option the Architect is required to undertake a technical design package of drawings to show the proposed construction methods, and materials to be used.  This is often accompanied by a written specification that will include U-Values (thermal efficiency) targets for the construction among other things. The full plans option will also require proposed electrical and mechanical layouts to be presented so that the Inspector can assess the scheme against fire safety regulations etc. Lastly, the Inspector will also require a package of drawings and calculations from the Structural Engineer to show that the building will be structurally sound.

This method offers the peace of mind that an approval has been granted before works commence on site.  During the works with Inspector will still complete visits at certain stages to ensure that the approved drawings are being followed.  If not, they have the power to request works are taken down and rebuilt correctly.

The alternative is to apply using a ‘Building Notice’.  This is only suggested for smaller works, where a highly competent builder is appointed.  We would rarely recommend this option.  In this, no plans are submitted.  The Builder assumes responsibility for complying with the regulations and the Building Inspector will regularly visit to check the work being completed.  We do not recommend this as if something is incorrect, the cost to the client of remedial works is often well in excess of the cost to have the drawings completed to begin with.

This does also impact on our role as the contract administrator during the works.  Without an approved package of drawings, we are less able to hold the builder accountable and as such would not be able to take on an overseeing role for the project. Further, the contract that you sign will be purely based on the builder delivering ‘an extension for x amount’. Where the drawings usually become part of the Contract Documents, you will not have this which leaves you vulnerable should a problem arise.  

Contact Us

If you are considering a project of your own which will require Building Regulations approval then we strongly advise that you speak to a professional prior to building works commencing.  We would welcome the opportunity to work with you, and would be happy to have a free, no obligation chat through the options.

Do I Need Planning Permission?

The requirement for planning permission on a building project is usually straightforward to discern. However, every project is unique, and as a chartered architect practice, this question would be ours to deal with on your behalf.

It is true that certain home improvement projects now forgo the need for planning permission. However, many come with limitations and stipulations which must be followed. It is therefore always better to have professional advice from the beginning of a project. This will help prevent the need for remedial action, or indeed the prospect of prosecution.

It is worth remembering that architects can help you to see alternative approaches and look objectively at building and design development. At EDG Architecture, we can take care of planning permissions, obtain details on building regulations and source the necessary documentation. So, whether you would like a loft conversion, extension, new kitchen or the reworking of internal space, we can help you to make it a reality.

What is Permitted Development?

Permitted Development is any project where planning permission is not required. For example, when internal walls need repositioning or taking down or where replacement ceilings and floors, doors and windows or heating and plumbing are required. Ultimately, any proposed changes to the inside of the property are usually classed as ‘permitted development’.

The rights afforded to homeowners are extended to house extensions also. This includes both single storey, and double storey extensions to both the rear, and side of a property. There are conditions to these rights that include the scale, eave and ridge height, roof form, and the use of appropriate materials.

Where new windows are to be fitted, such a project would be a permitted development providing that it is in keeping with the original build. However, the addition of a bay window may require planning permission as it involves an alteration to the external appearance and may be classed as an extension.

The installation of a dormer window, or indeed a rooflight, would be permissible in some circumstances providing that restrictions are not in place for the property.

The introduction of solar panels is also considered permitted development with government backing. That being said, there are guidelines to follow as to the size and positioning of the panels. Therefore, professional guidance is recommended.

All works need validation at the end of a project. So, any shortcuts taken could result in problems in the long term. Should you come to sell your property, official evidence of ‘ticking the boxes’ is critical, as such evidence needs to be produced for the consideration of prospective owners. Ultimately, the overall safety of a build or development is the essential consideration of any structural change.

Article 4 Direction

Article 4 Directions are, in simple terms, restrictions to remove the Permitted Development rights afforded in normal circumstances. Some Local Authorities may issue an ‘Article 4 Direction’ to prevent house extensions, replacement windows, or to implement smoke control areas if, for example, it would spoil its appearance in relation to the neighbouring properties. Article 4 Directions form restrictions on developments and additional buildings in certain places.

Works that Often Require Planning Permission

All works outside of the limitations of permitted development require planning permission.

Common examples are:

•     External demolition work

•     Change of external appearance of a property

•     Extensions

•     Changes to flats or maisonettes

•     External walls and fences

Conservation Areas and Listed Buildings

For properties which are in conservation areas or are ‘Listed’ (meaning the buildings have a structure that is of a special architectural or historic interest), planning permission needs careful thought and application. An architect’s knowledge and expertise in such cases is invaluable. These primarily occur in places such as:

•   National Parks

•   Areas of Outstanding Natural Beauty

•   World Heritage Sites

•   The Norfolk and Suffolk Broads

Navigating Your Way Through Planning Permission

It is really satisfying to develop a property to suit your needs and create a space that work for you. At EDG Architecture, we can help you to make it happen; with our help, you can ensure that all of the planning permissions, building regulations and necessary approvals are sought.

We can help with all of the formalities, allowing you to create the perfect living space. Why not give us a call? We would be delighted to talk through the possibilities.

You can also check out the interactive guides provided by Planning Portal by visiting the link below. These are useful for design guidance, as well as policy guidance to determine what requires planning permission. (https://www.planningportal.co.uk/info/200234/home_improvement_projects)

What Does an Architect Do?

To those not involved in construction or development, the work of an architect is a little enigmatic. Whereas the roles of builders and electricians are clearly evident, an architect’s working life is less obvious.

Put simply, an architect helps building owners or developers to realise the building or adaptation of a property, with due regard to its style and purpose. A good architect will carry their work with efficiency and honesty.

However, there are several different aspects to the role of an architect – all of which we cover in this simple guide.

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Concept Design

Here, the outline for the design is drawn up, with due regard to the brief. The initial design brings the brief to life, before becoming more detailed (this should incorporate both functional and practical considerations). In this initial stage, architects must also consider the wider impacts of the project, such as implications for the surrounding built and natural environment.

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Developed Design

The development of the design follows. Here architectural, structural and practical considerations for the design build come under investigation. RIBA (the Royal Institute of British Architects) have recently called this process ‘spatial coordination’. Approximate costs, size, shape, location, tolerances and other such capacity and control systems are considered here to enable specifications to be configured.

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Planning Applications

Architects often apply for planning permission on behalf of their client from the local authority.  For the large element of this, they will submit plans and drawings, but this will also include the completion of forms for the application, and associated documents where required.

Permissions may carry planning conditions restricting the use of a site or ask for additional approvals for specific parts of the proposal.

If the application is refused it may be possible to appeal or adapt the plans.

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Tender Drawings

Tender drawings show the technical side of a design and are prepared to obtain a price from Principal Contractors. They show the design workings at functional level as well as the design’s construction. Plans, cross-sections, elevations and even visualisations may be produced as well as schedules and specification documents.

This package of drawings will also contain information required for the Health and Safety file.  This is a requirement of the Construction, Design and Management Regulations (2015).  Under these regulations the Architect is often considered as the Principal Designer. This is one of the ‘duty holders’ who are responsible for ensuring the safe construction.  Other duty holders include ‘Designers’, ‘Principal contractors’, ‘Contractors’ and  ‘Employers’.

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Building Regulations Application

Building regulations applications seek approval from the building control department of the local authority or from an approved inspector. In either case, a fee is payable (this will be in line with the proposal and the cost of the development). However, it is now possible on some relatively small concerns for tradesmen to self-certify their work, such as electricians and plumbers.

Generally, on large scale projects a ‘full plans’ application will be made. This means that the drawings and specification are approved prior to works commencing.  The Building Inspector will still make periodic visits to site.

On small projects such as an alteration to an existing property, a ‘building notice’ can be given. A building inspector then approves each stage of the project’s completion as it progresses.  This is usually more risk for the Client as you do not know if a specification will be approved until it is built. This can be costly for corrective works.

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Construction Drawings

These are working drawings which provide information such as dimensions, materials, and construction details to be used by the contractors to bring to life the design. Construction drawings are also used by suppliers to make elements of the proposal or to assemble or install components, such as kitchens, stair cases etc.

Often during the construction process additional drawings become required to detail particularly tricky areas, or when specialist sub-contractor’s design elements become available.

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Contract Preparations

Architects often prepare contracts to outline the intent, rights and responsibilities for the two parties involved. The contract’s legality will depend on its type and form. Whereas a ‘gentleman’s agreement’ is usually a verbal understanding (but can be written), a binding agreement takes the form of a legal contract and there are rights and obligations for both parties.

Each party will receive a copy of the ‘contract documents’.  This will include the contract itself, all drawings, specifications, and any nominated subcontractor information, as well as a copy of the tender sum, the programme of works and the Principal Contractor’s insurances.  This package will also include details from the structural engineer, as well as a pre-construction health and safety file to be continued by the Principal Contractor throughout the build.

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Contract Administration

Architects can act as the contract’s administrator. In this capacity, the architect acts on behalf of the client to ensure that any certifications, assessments or decision-making is carried out with the utmost integrity. Contract administration also includes the following responsibilities: preparing documentation for execution; preparing reports; agreeing testing and commissioning procedures; issuing certificates; making good defects and issuing the final certificate of completion.

As Contract Administrator our primary role is to play the part of the impartial adjudicator.  Should a disagreement arise it is our role to placate the situation and to advise who is liable or at fault in accordance with the contract document. The key to this is to ensure both parties are upfront about issues, and the financial implications of these so that these can be dealt with amicably.

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Our Approach

We have experience across all stages of the design and construction phases and are well versed in finding solutions to unforeseen issues that may arise.  Often when ‘opening up’ the existing fabric it is discovered that defects were previously concealed.  In these scenarios we work to prioritise finding a cost-effective solution whilst maintaining relationships.

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Consult Us

EDG Architects are a friendly, experienced Chartered Practice based in Harrogate, North Yorkshire. We help homeowners and developers add value to their property. We would love to hear about your project; call us on 01423 705077 or fill in our web form to arrange a consultation.