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SCHEDULING BUILDERS TO BEGIN THE PROJECT PRIOR TO BUILDING CONTROL APPROVAL IS NOT ADVISED  

The construction Stage is the most complex area to be reviewed seriously

Clients can face difficulties when they are unaware of the necessary steps before construction begins. If they make decisions independently or heed advice from builders eager to kick off the project, they often encounter complications. This is when we typically receive calls to help them out of these predicaments.

"We have received a visit from the Building Inspector, and we need to make changes to the design"

This article has been put together to address all the potential problems that can occur when not following specific procedures when deciding to go for stage two, which is the CONSTRUCTION STAGE. Clients misjudge our role. The fact that Discount Plans created all the drawings means that they think that we are responsible for managing their project from start to finish. This is not the case as initially, we signed up with the client for either a planning design pack to be issued to the planners for approval or for a building regulation design subject to approval with building control (B.C.). 

 

No hiccups generally arise when clients approach us for the Building Control service as they are constantly with us and in the loop on what is needed in the next stages before registering with B.C. However, the clients that get their plans approved by the council sometimes we do not hear back from them, although informing them of the stages needed to take if and when they decide to go for construction.

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The aspects that require attention if a proposed Extension Project is being undertaken once Planning is Approved are as follows:

1. Planning Drawings upgraded to Building Regulation Drawings

Only if your design proposal is of a complex nature would we suggest the production of planning drawings, as these drawings would be easier to amend in the likelihood that the planners request amendments. Once approved, these planning drawings will need to be upgraded to more technical drawings to comply with all areas of building control regulations. Our drawings will include the Specification of materials, fire safety, ventilation, insulation, Stair design, soundproofing, Material makeup, floor design, and floor and ceiling joist requirements. 

Areas that need to be ADDRESSED to Complete the final DESIGN

2. Drainage Survey to produce a DRAINAGE DESIGN

A Drainage survey will be carried out by the utility company to asses the exciting formation of the drainage. Invert levels, types of drainage, flow, and setting out are taken for a drainage design to be mapped out for existing and proposed runs, which are then issued to Thames Water for approval. Once TW approves the design, then, the drainage drawings are added to the BR drawings for the engineering to work from.

3. SAP Calculations are needed if Glasing exceeds the 25% rule

An SAP assessor is hired to calculate the new proposed glazing area and, if deemed over 25%, will then provide an SAP calculation based on the Building Regulation drawings provided. If the U-values were to be under the minimum requirement, then the drawings would need to be adjusted to the SAP assessor's recommendation. That is why it is crazy to purchase any doors or windows prior to this stage, as the design can change at any moment.

Now that the windows and doors have been finalised, this information will be added to the combined Drainage and Building Control drawings.

4. Tree information needed and surveyed by an agriculturist

Any trees within a 25-meter radius of the new proposed development need to be jotted down on a floor plan to be given to the structural engineer for the assessment of the foundation type. A foundation cross-check and calculation from the NHBC tabes is carried out, and an evaluation of special foundations is prepared. Foundation design will be included within the engineer's work schedule. Still, suppose the tables highlight the foundations falling deeper than 2000mm. In that case, special foundations will be needed, and a recommendation to a specialist foundation company will be offered to the client to resolve an independent foundation to be designed.

5. Structural Calculations are then designed for the final drawings

The engineer will pick up all the information from the added elements and work off the final drawings for the structural design to be prepared. New structural fabrication detailing drawings and beam-column sizes will be produced alongside engineering calculations in a document fashion. Drawings and Calcs. will then need to be checked by B.C.  

Registration with Building Control will take place.

DISCOUNT PLANS offer a Submission service with discounted rates

Our design team has partnered with the same building control company for the past fifteen years, employing only the finest inspectors to oversee your construction. All plans and calculations are reviewed by in-house plan checkers, and we offer unlimited site inspections to give you peace of mind, ensuring that your project is being properly overseen. By using our team to register your application, you can benefit from the discounted rates that the building control service offers to the public. So why wait?

Contact us today to register your project.

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We hope this article was useful in understanding the process and stating why it is so important to get it right before the construction stage.

Regards, John Domomenech.

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07838135957

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