3 Bed Semi Detached Property.
Otford Close CASE STUDY
Otford Close, Bromley
Type of property:
1940 Semi Detached
Description of proposed work:
Single Storey Rear Extension and Garage Conversion
Type of planning approval required for the project:
Clients requests and concerns:
The client wished to have a new open plan kitchen and dining room space including converting their garage into a kitchen. The client was worried about removing the existing beams and the large expense that they may incur for this. There was also a low ceiling in the garage and the drainage running under the new extension area was a concern.
Services client requested:
Stage one: Architecture
Stage two: Building Consultancy
Stage one: Architecture
Foreseeable problems and concerns during the site survey and designs consultation:
No problems found during the survey
How my clients concerns and problems were resolved:
By advising the builder to dig trial holes weeks before excavating the foundation trench to locate problematic drainage. There were no problems with drainage. Also managed to keep existing beams by working with an experienced Structural Engineer. Increased head height by slight roof alterations to the flat roof and new open plan space formed.
Problems with Planning approval:
We submitted two Lawful Development Applications (Permitted Development). One for the Single Rear Extension and one for the Garage Conversion. Reason for this was because if one failed it would not affect the other. Leaving the client to start works. Both applications were approved first time.
Stage 2 Building Consultancy:
Providing continued advice throughout, including setting up and defining your building project.
Compulsory third-party services set up for the client:
CDM Health & Safety:
We ensure the building contractors take full responsibility of the Health & Safety. Making all injuries and fatalities during the construction, the building contractors’ responsibility and not the clients.
We use a private Building Control company on the project due to the good quality service they provide. You have the officers’ mobile and office contact numbers and they provide 24 hour, 7 days a week contact. The company supplies an experienced Building Control Officer to attend site at certain points of the building stages to ensure certain elements of the building project have been completed to minimum building regulation standards. Building Control will sign off your building project and issue you with the completion certificate.
We set up Structural Calculations with one of our recommended experienced Structural Engineers. We work with a few selected Structural Engineers and put together the right Structural Engineer with the right client’s proposals.
Thames Water build over agreement:
We set up Build Over Agreements. This involves sending drawings that show existing and proposed drainage to your local water authority confirming the drainage proposal are to go in relation to the new proposed designs and foundations. Once the designs have been confirmed by the local water authority, we set up the Agreement. Building Control need this information for project sign off.
Party Wall Act / Surveyor
As my client fell within the Party Wall Act, they needed to address this. They did this by speaking with their neighbours and agreed that my client could proceed with the building works without the need of employing a Party Wall Surveyor.
Providing continued advice and support:
Gave support in finding the perfect reliable builder.
Made sure all the right questions were asked before work started so all parties knew what to expect from the outset. This is done by using our unique “Builders Questionnaire” Pre-construction phase plan.
Made sure all those awkward conversations with the builder were answered before the work started.
We put in place fair and transparent work schedules and payment plans, ensuring no large upfront deposits and payments are made for works not completed.
We carried out weekly site visits whilst the work was being carried out to make sure the works and payments stayed on track.
Stayed working with the client right up until their build is fully completed.
Building Works Completed:
Building works completed on time and on budget.
“Terry produced a set of designs/plans that subsequently got planning permission and building works went ahead as planned with no issues.”