Why do I need an Architect?

Your project is probably one of the biggest investments you’ll ever make so it’s important to get it right and know you’re in good hands.

When you hire an architect, you know where you stand, because all architects in the UK have to be insured and registered with the Architects Registration Board (ARB) which we are.

Of course you could get a builder to draw up some simple plans and get started, but if you really want to create something that inspires you then you’ll want to work with an architect.

Architects train for a long time and have honed their skillsets to ensure projects suit their context, environment and clients needs. They are creative, technically savvy, are excellent problem-solvers, and experts at transforming your dreams into reality.

So get in touch and let’s start.

How do I choose my Architect?

It’s not just about finding someone who has sound experience in the built environment, it’s also about finding someone who shares your aspirations and values.

Once you’re confident that they’re a good fit, call them, set up an initial meeting or go for a coffee with them. Think about whether you want to work with them. Do you get on? Do they listen? Do they ask questions? Are they flexible? Can they achieve your brief? Do they explain things clearly?

You’ll be working closely with each other so you need to enjoy their company and trust them.

So get in touch and let’s see whether we can work together.

What type of projects do you do?

Here at nest architecture we have worked on a number of building typologies for all kinds of clients over the years. We particularly love working with homeowners and small developers on residential projects hence why we set up nest architecture. We cover complete new builds on green and brown field sites, extensions (large and small), refurbishments and small masterplans.

So get in touch and let’s see how we can transfer your current nest into something remarkable.

How much do you charge?

To give you an idea of our fees we first we need to find out about your project as it all depends on the size and complexity of your project and which package you select. Typical our fees range from 3 to 15% of total construction costs. There will be other companies that charge less and others that charge more, the main thing is you know you are getting the level of service and design you want and are comfortable with. Good service will take the pressure off you and eliminate most of the worry from you during your project and good design is something you will appreciate every day, and for years to come. So get it right from day one by choosing a good Architect.

So get in touch and let’s start.

Do I need to appoint you for package 04 to start off?

You can appoint us for package 01 (our design service), package 04 (our tender service) or we can sort out a bespoke package if you require, it’s totally up to you.

How long will my project take?

This can vary depending on the size, complexity of your site and project. It can also depend on how quickly you make decisions, our order book, the performance of the local authority, availability of builders, the skillset and team size of builders and of course the lovely English weather. A small and relatively simple extension might take six months from start to finish and others take longer. A new-build house could take around two years to complete. What we suggest is contact us and we can advise you on this as we develop your project with you.

So get in touch and let’s start.

How much will my project cost?

It’s difficult to say until we know more about your project. So get in touch and we can advise. Once you’ve talked us through your aspirations as well as what you want to invest, we’ll be able to work out exactly what’s possible for you. What we would suggest is that it’s important for you to be honest with us about how much you want to invest in your project and we shall be with you. We will clearly explain the costs involved, our fees, consultants fees, planning application fees, building control fees and of course construction costs as we progress.

So get in touch and let’s start.

What is planning?

Planning ensures that the right development happens in the right place at the right time, benefitting communities and the economy. It plays a critical role in identifying what development is needed and where, what areas need to be protected or enhanced and in assessing whether proposed development is suitable.

What is the planning process?

Every planning application goes through the same planning decision making process. The majority of planning applications are usually determined by officers under delegated powers set out in our constitution.

However, more complex planning applications are generally determined at a planning committee meeting (every four weeks).

Application validated, checked and registered

First, the local authority (LA) checks that all the details submitted on your application are correct, all necessary documents and plans have been received and that the relevant fee has been paid.

The application will be considered valid from the date all the correct required information is received, where it will then be registered and uploaded to the LA system.

Following registration, you will be allocated a planning officer (case officer) who will be your or our main point of contact.

Application determination

Consultation and site visit

Following registration appropriate consultation/publicity may be required.  For example, the LA may put up a site notice which needs to stay for a minimum of 21 days; during this time the LA may also contact interested parties such as ward councillors and neighbours, giving 21 days to comment. 

A site visit will be carried out by your case officer to assess the application and its impact on the surrounding area.

Assessment and officer recommendation

Following the consultation period and site visit the case officer will make a recommendation on whether to approve, approve subject to conditions, or refuse your application. Most planning applications are determined by officers under delegated powers set out in our constitution.

More complex planning applications or those that have been called in by a councillor will be determined by Planning Committee rather than the case officer.

During the process, the planner may raise concerns about your planned works and will let us (as the agent) know. If this happens then we can alter your drawings as per the recommendation or request and / or contact the local authority for an additional fee.

A decision notice will then be issued and outline whether planning permission has been granted, possibly with conditions or whether planning permission has been refused.

What happens after gaining planning approval?

If the application has been approved development can commence unless the planning permission has been granted subject to planning conditions that require further details to be submitted or ‘discharged’.

Pre-commencement planning conditions are often attached to planning applications. It is the responsibility of the applicant, or any subsequent developer, to ensure that the terms of all conditions are met in full. Any conditions that need to be discharged should be discharged before development can begin.

Conditions are discharged by supplying further details to the local authority. Adequate information to discharge pre-commencement planning conditions should be submitted to and approved before any works start on site.

Do I need planning permission?

You can extend or improve your home in various ways without having to go through the full planning process by using your permitted development rights (PD). If your project doesn’t meet your PD rights then you will probably need planning permission. The planning portal has a very helpful interactive mini guide for this, so take a look and we can discuss when we meet.

So get in touch and let’s start.

How long does planning take?

If you require planning approval for your project then this should take 8 weeks for a minor application and 13 weeks for a major application but these are currently the shortest duration you can expect to gain approval. We would suggest you add another 2 / 3 weeks to these time scales. Once the application is validated (which can take 2 weeks), you will be given a decision date and we track this until approval.

What is the planning fee?

Local authorities currently charge £528 for a standard residential enlargement, improvement or alteration planning application. Please note, the fee is significantly more for new builds and flat conversions. This fee excluded from our fees and will be paid directly by you.

What are permitted development (PD) rights?

According to the Department for Communities and Local Government:

“permitted development rights allow householders to improve and extend their homes without the need to apply for planning permission where that would be out of proportion with the impact of works carried out.”

Put simply, everyone in England has the right to add to and improve their property as long as the work meets certain criteria.

A full list of permitted development rights can be found here on the Planning Portal, which has a number of helpful guides.

What is building control and do I need it?

Building control is a process that ensures building projects comply with building regulations. These regulations are designed to protect the safety, health, and welfare of people and the environment. Building control involves inspecting plans, inspecting the construction site, and ensuring that the work meets the required standards.

Building control helps prevent accidents, ensures buildings are suitable for their intended use, and contributes to a more sustainable environment.

Building control officers, also known as surveyors or inspectors, are responsible for checking compliance with regulations. They can be employed by local authorities or private, approved building control bodies.

A clients obligations under the health & safety act?

The Building Safety Act

The Building Safety Act 2022 has implications for all types of building projects, including domestic projects. While the primary focus of the Act is on higher-risk buildings, such as high-rise residential buildings, certain provisions and principles also apply to domestic projects. Here’s how the Building Safety Act impacts domestic projects...

Key Responsibilities of a domestic client under the act

• Arrange for the appointment of a

  • Principal Designer under the definitions of the Building Safety Act​

  • Principal Contractor under the definitions of the Building Safety Act​

• Assess the competency of the professionals appointed under the above roles

• Ensure design work is carried out so it is compliant with the building regulations, if the project was to be built, as appropriate to the stage of the project, through the appointment of competent professionals

• Ensure suitable professionals are appointed to address all areas of the building regulations as applicable to the project, and facilitate their opportunity to communicate and coordinate and share information

• Ensure arrangements are maintained and reviewed throughout the project

Key Provisions of the Building Safety Act for Domestic Projects:

1. Competence of Duty Holders:

   • Principal Designer and Principal Contractor: For domestic projects, the Act requires the appointment of a Principal Designer and a Principal Contractor if there is more than one contractor involved. These duty holders must have the appropriate skills, knowledge, experience, and organizational capability to manage health and safety risks effectively.

   • Other Duty Holders: Designers, contractors, and clients must also demonstrate competence in fulfilling their health and safety duties.

2. Health and Safety Duties:

   • Risk Management: Even for domestic projects, duty holders must ensure that health and safety risks are identified, managed, or eliminated where possible throughout the project life-cycle.

   • Design Considerations: The design phase should include considerations for health and safety, ensuring that any potential risks are addressed early on.

3. Information Management:

   • Pre-Construction Information: For domestic projects involving more than one contractor, pre-construction information must be gathered and provided to ensure all parties are aware of the health and safety requirements.

   • Health and Safety File: A health and safety file must be prepared and handed over to the homeowner upon project completion, containing relevant safety information for future maintenance and management.

4. Regulatory Compliance:

   • Building Regulations: Domestic projects must comply with the Building Regulations, ensuring that all construction work meets the required safety and performance standards.

   • Construction (Design and Management) Regulations 2015 (CDM 2015): The Act reinforces the principles of CDM 2015, which apply to all construction projects, including domestic ones. This means that even small-scale domestic projects must follow these regulations, ensuring safe design and construction practices.

5. Client Duties:

   • Homeowners as Clients: When homeowners take on the role of the client, they are responsible for ensuring that health and safety duties are fulfilled. This includes appointing competent duty holders and ensuring that the project complies with all relevant regulations.

   • Principal Designer and Principal Contractor Appointment: If a homeowner fails to appoint a Principal Designer or Principal Contractor when required, these duties automatically fall to the contractor in charge of the construction phase.

Practical Implications

• Single Contractor Projects: If a domestic project involves only one contractor, the responsibilities are simpler. The contractor takes on the role of managing health and safety, but they still need to ensure compliance with the regulations.

• Multiple Contractor Projects: For more complex domestic projects involving multiple contractors, the appointment of a Principal Designer and Principal Contractor is mandatory to ensure proper coordination and management of health and safety risks.

Summary
 While the Building Safety Act 2022 places greater emphasis on high-risk buildings, its principles and requirements also apply to domestic projects. Homeowners and other duty holders must ensure that health and safety risks are managed effectively, appoint competent professionals, and comply with all relevant regulations to ensure the safety and compliance of their projects. This ensures that even domestic construction work meets high standards of safety and performance.

The CDM Regulations 2015
The Construction (Design and Management) Regulations 2015 (CDM 2015) set out specific requirements for managing health, safety, and welfare during construction projects, and they apply to all types of construction work, including domestic projects. Here is an overview of how CDM regulations apply to domestic projects.

Key provisions for domestic projects

1. Definition of Domestic Clients:

   • A domestic client is an individual who has construction work carried out on their home or the home of a family member that is not connected to any business.

2. Responsibilities of Domestic Clients:

   • Transfer of Duties: Under CDM 2015, domestic clients are not expected to carry out the client duties themselves. These duties are automatically transferred to:

     • The contractor if there is only one contractor.

     • The Principal Contractor if there is more than one contractor.

     • The Principal Designer in relation to pre-construction phase duties if a Principal Designer is appointed.

   • However, the domestic client must make reasonable provision to ensure suitable professionals are appointed to undertake these roles, and sufficient time is allowed for safe completion of the design and construction works

​Appointment of Duty Holders

1. Principal Designer and Principal Contractor:

   • If the domestic project involves more than one contractor, the client must ensure that a Principal Designer and a Principal Contractor are appointed. If the client fails to do so, the contractor in charge of the construction work will assume these roles.

2. Competence and Coordination:

   • Duty holders must have the necessary skills, knowledge, experience, and organizational capability to perform their roles effectively.

   • The Principal Designer coordinates the health and safety aspects of the design work, while the Principal Contractor manages the construction phase to ensure health and safety.

Health and Safety Responsibilities

1. Pre-Construction Phase:

   • Principal Designer Duties: The Principal Designer must plan, manage, monitor, and coordinate health and safety in the pre-construction phase. This includes identifying and eliminating or controlling foreseeable risks and ensuring all designers comply with their duties.

2. Construction Phase:

   • Principal Contractor Duties: The Principal Contractor must plan, manage, monitor, and coordinate the construction phase to ensure health and safety. They must also prepare a Construction Phase Plan before work begins.

Information Management

1. Pre-Construction Information:

   • Relevant health and safety information must be prepared and provided to the designers and contractors to help them plan and manage the risks.

2. Health and Safety File:

   • The Principal Designer must prepare a Health and Safety File, which is a record of information that may be needed to ensure the safety of future work on the building. This file should be handed over to the domestic client at the end of the project.

​Practical Steps for Domestic Projects

1. Single Contractor Projects:

   • When only one contractor is involved, that contractor will manage health and safety and assume the client's duties, ensuring compliance with CDM regulations.

2. Multiple Contractor Projects:

   • For projects involving multiple contractors, the domestic client should ensure the appointment of a Principal Designer and Principal Contractor. These duty holders will take on the client's responsibilities and manage health and safety coordination.

Summary

CDM 2015 regulations ensure that health and safety are effectively managed in domestic construction projects. While domestic clients are not required to fulfill client duties themselves, these responsibilities are transferred to competent professionals (the contractor, Principal Designer, and Principal Contractor) to ensure that construction work is carried out safely and in compliance with the regulations. This framework helps maintain high standards of health and safety in all construction activities, including those in domestic settings.