Stage 4a Building Regulation Compliance
This stage provides the basic information to facilitate the build and to comply with current Building Regulations.
Once the planning application has been submitted, the next step following approval is to gain Building Control Approval (or Building Regulation Compliance). This ensures that what is built is in line with the current building regulations; these are concerned with structure, insulation levels and drainage rather than the form or the design.
This stage offers “light” technical information only, this is suitable for “typical or standard works” with no unusual materials/elements or design features. This provides a drawing package for “full plans” submission to Building Control. Two rounds of minor scheme amendments are included if necessary. This also includes acting as principal designer for the pre-construction stages required by CDM 2015 (health and safety legislation).
What to Expect - Detailed Drawings
As well as developing the architectural drawings, our role also involves co-ordinating the other professionals who may be required for your project.
Structural Engineering:
The stage 4a drawing package illustrates Building Regulation Compliance. As part of the information, structural calculations may also be required, for example the sizing of any structural details, foundations, lintels etc. We can engage a local structural engineer (their fees would be payable separately) to quote, consult and provide specification and structural calculations required.
Depending on the type of project, a trial pit may be required by the engineer. This is important when extending existing buildings, particularly those built pre 1974 to understand the existing foundations and soil. You can dig this yourself or request a contractor/builder to dig a small excavation. The engineer will confirm if this is required, the location and size.
Timescale:
We recommend clients wait for Planning Permission to be granted prior to Stage 4a. Otherwise, a large amount of work can be undertaken to draw a detailed information package for a design that has not yet gained approval. However, sometimes we can start work on Stage 4a during the 8-week planning decision period at your request (there is a degree of risk; please mention if this is your favoured route).
Sewers:
If the project requires building work within 3m of a shared sewer a “build near” or “build over” agreement with Wessex Water or other local water supplier may be needed. A fee applies of £325 for their inspection and approval. It may be necessary to undertake a CCTV survey regarding the location of public sewers that fall within 3m of the proposed building works. Fees for this are payable directly to the Local Water Authority.
Conservation Areas:
For work within Conservation Areas, even if planning permission is not required for the proposed building, it may be required for the demolition, known as “relevant demolition”. For example, to demolish any gate, fence, wall or other means of enclosure with: a height of one metre or more if next to a highway (including a public footpath or bridleway), waterway or open space; or a height of two metres or more elsewhere.
Building Control:
Once this package is complete, it can be submitted to either the Council’s Building Control department, or an independent Building Control Company. The costs are very similar, but the private companies tend to be much quicker and more proactive, we strongly recommend this route. We have used Total Building Control in Bath with some regularity. It typically takes 2-3 weeks for the detailed drawing package to be checked by Building Control. On a minimum timescale, once this package is approved, construction on site can begin (assuming there are no pre-commencement planning conditions).
Drawing Board and Instagram Feed
Every residential architecture project at Lacey Architecture kicks off with a dedicated day to truly understand you and your home. I carry out a measured survey and have a really thorough discussion of your brief. It`s key for me to know what your critical items are, then your `would like to have`s, and finally, your `in a perfect world, I would`s.
This deep dive helps me understand your priorities and ensures I`m perfectly aligned with your values. It means I can design proposals (multiple options, usually!) that all genuinely meet your brief, helping you make the most of your home. As an approachable architect, I really listen!
Starting a new home renovation & extension project, I recently enjoyed the purr-fect company of this lovely chap! He was a very friendly boy, but once he saw I wasn`t constantly offering pets or treats, he was perfectly content to cuddle up in his veg basket bed. (And don`t worry, a dedicated cat bed with space for a scratch post is in the brief – never fear!)
Looking forward to making a start on this home extension project in Bath! Already thinking about sketch options and how I can most thoughtfully meet the brief and create truly inspiring spaces for this family home.
#ResidentialArchitecture #HomeRenovation #HomeExtension #HomeDesign #BathArchitect #ApproachableArchitect #DesignStudio #FamilyHome #HomeImprovement #Renovating #DreamHome #laceyarchitecture #wiltshirearchitect #somersetarchitect
Wiltshire Renovation: A Complete Reconfiguration!
Swipe to see the incredible before and after journey of our Wiltshire project. This was a fascinating challenge that wasn`t about adding an extension, but rather about completely reimagining and optimising the existing footprint. We even removed an old conservatory that notoriously overheated and obstructed those lovely garden views – a fantastic win for light and space!
While it`s tough to pick favourites, I have a real soft spot for these trickier "reconfigure this footprint" projects. They demand even more creativity and clever home design to truly meet the client`s brief without the luxury of adding new square footage.
However, the results speak for themselves! We`ve crafted the most beautiful and versatile kitchen, dining, living space. Complete with discreet pocket partitions for when a more intimate feel is desired, this area now maximises the amazing garden views. It`s truly a homely space, yet perfectly set up for entertaining friends and family.
The original house didn`t make the most of its floor area, suffering from dark, rather pokey rooms and a long, gloomy corridor at the rear. But we saw the immense potential, the clients trusted us, and we were thrilled to help them bring their vision to life.
Now, our clients are enjoying a much warmer, very well-insulated home, benefiting from underfloor insulation throughout and abundant glazing that floods the space with natural light. They have the best of both worlds: practical, sensible separate rooms (a dedicated utility and comfortable home office) alongside a wonderfully open main space that enhances their lifestyle.
Thinking of a home remodel or a renovation in Bath or Wiltshire? Let`s discuss how we can help you make the most of your home`s potential.
We`re seeing fantastic progress on site with @aligned_property_solutions ! This unique home renovation project near Matlock, reworking an old conversion of a historic Forge/Foundry building, is a perfect example of how we love to listen to our clients and truly make the most of their homes.
These older properties often present quite the puzzle – multiple staircases, confusing routes, and spaces that just don`t quite flow. These "resolve the layout" projects are incredibly engaging for us, as they allow for creative problem-solving and a truly personalised approach to design.
Our clients are now making excellent strides with the team on site. By introducing one new staircase, we`re not only improving the functionality of their home but also creating much-needed space for a spacious family bathroom and a more efficient home office. The new staircase, crafted from beautiful oak with newel posts to match, is set to be a key feature, bringing both practicality and charm.
We`ll be sharing more updates on this exciting building renovation soon!
Easy finishing touches with @corstonarchitecturaldetail this weekend.
Having been absolutely floored by a heavy cold last week and over the bank holiday, I was too unwell to venture far from the house! Instead, I tackled some easy DIY: finishing the new living room wallpaper with replacement socket fronts.
These from Corston Architectural provided the perfect finish, ensuring sockets in key locations no longer interrupt the run of our Summer Harvest wallpaper.
Sometimes, home improvements can be as simple as updating furniture, paint, and paper, alongside investing in quality finishes. I was pleased to have the time for these small home improvements.
Clear, detailed, honest, and straightforward – that`s how we approach every project! ✍️
Paul`s feedback highlights our commitment to collaboration and understanding your needs. Whether it`s a kitchen extension, a whole house remodel, or a renovation project, we`re here to guide you through every step.
Get in touch to discuss your vision!
#HomeImprovement #ArchitecturalDesign #ClientFocused #extension #BathArchitect #Renovating #renovationproject #LaceyArchitecture
