Our Services Explained ...

A New Build Design on the drawing board

Initial Consultations: 

Upon receipt of your enquiry, we will be pleased to arrange an initial meeting with you to discuss your ideas and determine how your proposals might best be approached, particularly with regard to the current planning policies.

Because it is rather difficult to quote fees for a particular project by telephone, we will arrange an appointment with you to view your existing building or plot and perhaps take a few photographs.

We will offer you general advice and, before undertaking any drawing work, we will prepare a written fee quotation for you.          

All without obligation!                

Back to Top

Feasibility Studies:

Sometimes you may not be sure of the most practical way to improve your home, whether to add an extension or to convert a loft, for instance.

By conducting a Feasibility Study for you, we can fully investigate all options before preparing any detailed drawings for Local Authority approvals (ie: for Planning Permission and/or Building Regulations).

Our fees for such studies are based upon our very reasonable hourly charge and we will advise you fully during our first consultation.

We can also prepare and submit a Pre-Application Planning Enquiry to the Planning Authority upon your behalf (see below).

Again, before we start any work, we will provide you with written confirmation of our charges.

Back to Top

Measured Building Surveys:

Before embarking upon the preparation of detailed drawings for Local Authority approvals, we will need to measure up your property carefully and set out the information collected to create a set of accurate survey drawings that record the details of the existing building.

These drawings are a requirement of any application for Planning Permission or Building Regulations approval.

Our charges for this work will be detailed in our written fee quotation.

Back to Top

Pre-Application Planning Enquiries:

Where there may be uncertainty as to the Planning requirements for a particular development project within Pembrokeshire, the Planning Departments of both the Pembrokeshire Coast National Park Authority and the Pembrokeshire County Council operate systems that facilitate the submission of written enquiries prior to making formal Outline or Detailed applications.

Upon our initial consultation with you we can advise you fully as to the submission of such enquiries.

This is invariably an invaluable initial approach to many development schemes and there are currently no fees payable to either of the Planning Authorities in Pembrokeshire for submission of such enquiries.

For compiling the appropriate information and submitting a Pre-Application Planning Enquiry on your behalf, sometimes now including a preliminary 'Design and Access Statement' (DAS), we make a modest charge.

We will advise you fully during our first consultation and provide you with a written fee quotation for your acceptance before proceeding.

Back to Top

Outline Planning Applications:

An application for Outline Planning Permission is normally appropriate in the case of a vacant building plot, in order to determine at an early stage whether the erection of a new dwelling might be acceptable without the expense of fully detailed drawings.

Issues such as dwelling size and type, location, access and foul drainage facilities are assessed under an Outline Planning Application and appropriate information must be compiled, including a preliminary 'Design and Access Statement' (DAS).

Final details of design are usually assessed at a later date against a separate application for the consideration of 'Reserved Matters' (see below).

We will advise you fully upon our first consultation and provide you with a written fee quotation, including details of the fees payable to the Local Planning Authority.

Back to Top

Detailed Planning Applications:

Although certain types of development can be undertaken without Planning Permission under 'permitted development' rights, the majority of development projects require Planning Permission.

Particularly if your ideas are likely to have a significant impact on the appearance of your home, or involve a change of use, then it is imperative that an application is submitted.

Indeed, it is better to assume that you will need to apply for Planning Permission, rather than to assume that you might not. 

You are strongly recommended to seek advice!

Any Detailed Planning Application must include detailed scale drawings and any relevant supporting information deemed to be necessary, including a 'Design and Access Statement' (DAS), as appropriate, which we will compile as part of our service.

An application for the consideration of 'Reserved Matters' is, in effect, a Detailed Planning Application that is submitted following the issue of an Outline Planning Consent.

Approval of Reserved Matters must be sought before building work can be commenced.

We will advise you fully upon our first consultation and provide you with a written fee quotation, including details of the fees payable to the Local Planning Authority.

Please bear in mind that in all cases where Planning Permission is deemed to be necessary, you must not start any building works on site until formal Planning Consent has been granted and any imposed conditions are fully complied with!

Back to Top

Building Regulations Applications:

Whilst most building projects require Building Regulations Approval, some minor works may be exempt.

But you must seek advice!

In recent years, the Building Regulations have become increasingly stringent, particularly in respect of thermal insulation, ventilation, sound insulation and efficient lighting. Indeed, regulation updates are constantly being introduced to ensure that construction works cause minimal impact upon the environment.

Other important issues considered include fire safety, means of escape, means of access for the disabled and means of surface water drainage.

To demonstrate compliance of any project with the Building Regulations, fully detailed scale drawings must be submitted. Other supporting information, such as an Access Statement, Structural Calculations, a Radon Gas Report, Energy Rating Calculations, and Air Tightness Testing may also be required.  Also, under some circumstances, an 'Access Statement' may be required.

In some cases, where the proposed works are relatively small and elementary, it may not be necessary to submit a 'Full Plans' Application. Under such circumstances, a 'Building Notice' Application may be submitted without any detailed plans. In any event, the same fees are payable to Building Control.

We will advise you fully upon our first consultation and provide you with a written fee quotation, including details of the fees and charges payable to the Local Authority and any other consultants or agencies involved in the process of seeking approval.

Back to Top

Radon Gas Reports:

The composition of the sub-strata in the West Wales region is significantly granite and, although in very small quantities, radon gas is likely to be given off.

Hence the Local Authority Building Control Department usually require details as to the proposed method of protection against the gas percolating into a habitable building and how the gas will be collected and dispersed as appropriate.

A Radon Gas Report from the British Geological Survey will indicate the level of protection considered necessary for a particular location, usually determined by map reference or postcode.

We will order a Radon Gas Report as part of our Building Regulations Application service and advise you of the fee to be paid to the BGS.

For further information on Radon, visit www.hpa.org.uk

Back to Top

Energy Rating Calculations:

In the interests of energy efficiency and conservation, it is now becoming more important to demonstrate how compliance with the requirements of the Building Regulations will be achieved on many types of project.

In the case of a new dwelling Energy Rating Calculations (also known as SAP Assessments) are now a particular requirement, as indeed may be the case for any new extension in which substantial areas of glazing are proposed.

Indeed, SAP Assessments are now required for traditional barn conversions too.

We will order Energy Rating Calculations from a specialist consultancy on your behalf as part of our Building Regulations Application service and we will advise you of the fee to be paid to the consultancy.

Back to Top

After Care:

Although we do not offer a full project management service, we can offer what we might call a 'Monitoring Service', whereby we can arrange to visit your site periodically to cast an informal eye over progress of the works and report to you.  Also, we are always available to answer your queries by telephone or email.

In the case of a proposal to build a new dwelling, you should appoint a builder who is NHBC registered.  Or, in the case of a 'self-build' project, you should register with a Warranty Provider as a 'self-builder'.  Under such circumstances, the appointed Warranty Provider will arrange periodic site inspections to ensure the quality of the works.  These inspections may run in tandem with those made by Building Control.

 Please contact us and we'll be happy to discuss your ideas with you.          There's no obligation!

Please note that we do not accept commissions for commercial projects.

Click Contact for ways to get in touch!