New and Current Projects:
Upon receipt of emailed instructions to proceed on the project, we ordered Location and Block Plans from an online O.S. Map Agent.
We have already booked our regular Land Surveyor to carry out a basic GPS Site Survey as soon as the weather allows and we have a fee quotation from our regular Structural Engineer for evaluation of ground conditions, once trial holes have been dug.
We'll take a set of site photographs shortly, but in the meantime we sketched up an outline design for our Clients' perusal and, follwing discussion of the geometry of the roof, we are progressing formal drawings.
Upon receipt of instructions to proceed with this phased project, we met with our Clients to establish their design brief in detail.
We took photographs and conducted a selective Measured Survey, including a few spot ground levels
Although plans for the property and a separate, recently approved scheme drawn up by others are available for general reference, we cannot rely upon their accuracy and, indeed, we have found them to include some fundamental errors. Hence, the need to check all relevant principal dimensions ourselves!
We prepared Survey Drawings showing the existing views of the Garage and we've done some work on existing views of the Reception Room wing.
The Ecologist who prepared a Bat Survey Report for the previous scheme by others supplied an Addendum in relation to Phase 1.
We submitted a Planning Application to Pembrokeshire County Council, which was validated and registered. The consultation period has expired and we have requested a status report from the Planning officer.
We recently attended another meeting with our Clients to establish a design brief for Phase 2 (Dining Room Extension) and we've begun working on outline proposal drawings.
Upon receipt of a written response from Pembrokeshire County Council to a self-submitted Pre-Application Planning Enquiry, our Clients instructed us to proceed with their project to seek formal planning consent for converting this agricultural storage building into two habitable units.
Our regular Ecologist conducted a Full Bat Survey, with dusk and dawn observations and produced her Draft Bat Survey Report.
Having conducted a Measured Survey of the building, we prepared a set of Survey Drawings to record the details of the building and site layout.
We met with our Clients to discuss the interior layout design concept in detail and resolved a workable scheme, followed by preparing formal planning drawings with which our Clients were delighted. We also agreed an external lighting scheme with our Clients, aided by advice from our Ecologist.
Having finalised a Design & Access Statement and received our Ecologist's Final Bat Survey Report, we submitted a Planning Application to Pembrokeshire County Council, also including a Structural Report. After a delay, due to the application being 'mislaid' in the Planning Department, it was located and validated.
Soon we'll send plan copies to our regular accredited Energy Assessor to request his fee quotation for producing SAP Calculations and recommending insulation specifications.
Our Clients wish to seek Pembrokeshire County Council Outline Planning Permission to allow them to place this plot on the market.
Our Clients accepted that a Pre-Application Planning Enquiry would probably be a wise first step.
Upon instructions to proceed we appointed a Land Surveyor to conduct a Topographic Site Survey, which was completed and the plotted survey was received.
Having obtained DCWW Sewer and Water Plans and summising that there may be difficulties in connecting to the main sewer, we submitted a Pre-Planning Application to DCWW in early July and we received a detailed written appraisal that is generally favourable, subject to further onsite investigations.
It has been determined that the access track is a recognised Public Right of Way, though a local resident claims ownership of the track. In this knowledge, our Clients will need to agree a right of vehicular access.
We prepared an Existing Site Plan based upon the Topographic Survey along with a proposal version.
We attended a strategy meeting with our Clients, at which we agreed upon going ahead with the preparation and submission of a Pre-Application Planning Enquiry to fully explore the feasibility of planning success and whether an Outline Application might be acceptable, or whether a Full Detailed Planning Application may be required. (We suspect the latter may be the case.)
We also researched the planning history of adjacent properties.
We submitted the Pre-Application Planning Enquiry to Pembrokeshire CC, receipt of which has been fomally acknowledged, so we await a written appraisal shortly.
Projects under construction or pending:
Having resolved a workable scheme design, Planning Permission was received from Pembrokeshire County Council at least three weeks early!
We submitted a Building Notice Application to PCC Building Control, combined with the Garage project (see below), which was accepted and registered.
An accreditted Energy Performance Assessor was appointed to provide a SAP Report, which indicated that no mitigating works are necessary on the existing house. The report was submitted to Building Control and our regular Structural Engineer supplied structural design information.
However, some three months after submission, Building Control raised some concerns, upon which we received clarification that further information was required to verify wall stability, given the length of the structure.
A foundation scheme design has been received from a new Structural Engineer, which has been approved by Building Control.
Our Clients appointed a ground worker and a local builder and our Clients are in charge of project management.
A second project for our Clients near Rosemarket.
We carried out a feasibility study to determine whether a detached double garage might work satisfactorily in the chosen location and we conducted further surveying to enable us to create a new Existing Site Plan.
Following discussions on the most efficient layout, we agreed a satisfactory scheme, completed formal drawings and submitted a Planning Application, which was approved surprisingly early - just two days after the end of the consultation period!
We submitted a Building Notice Application to PCC Building Control to cover this project and the proposed Garden Room extension (above), which was accepted and registered.
A design for a raft foundation was supplied by a Structural Engineer, but the Building Control Officer did not feel that a raft foundation was necessary and the build began with conventional concrete strip foundations and floor slab. Work has progressed to an advanced stage.
Having carried out a Measured Survey, including critical levels around the cottage, we determined that the external concrete paths are significantly higher than the inside ground floor level, partially explaining severe damp problems.
A Full Bat Survey was undertaken by our regular Ecologist, with two dusk emergence observations that showed bats leaving roosting sites in outbuildings and from the house roof near the chimney stack. The Ecologist provided her Report with mitigation recommendations prior to an application being made to Natural Resources Wales for a Development Licence.
A planning application has been submitted to PCNPA, which was validated without difficulty and duly registered. After the end of the consultation period, a status report from the Planning Officer indicated that no objections had been lodged and Planning Permission has now been confirmed.
Given the existing unauthodox drainage arrangement at this location, our Clients have sought professional advice as to appropriate improvements, as is the case with their neighbours.
An air source heat pump was included on the Planning Drawings and a separate planning application will be submitted at a later date in respect of PV solar panels on the south-facing front roof slope.
An Energy Performance Assessment has been received from our regular accredited Energy Assessor, which will be included with a Building Regulations Application in due course.
Following a selective Measured Survey, aided by some previous plans, we created Survey Drawings.
We appointed our regular Ecologist to conduct a Bat Scoping Survey at an early stage and she confirmed that a Full Bat Survey would NOT be necessary for this project.
A Planning Application was approved by Pembrokeshire County Council and copies of the proposal drawings have been issued to builders for quoting.
As the gross area of external openings in the extension will greatly exceed 25% of its floor area, we appointed our regular accreditted Energy Assessor to provide SAP Calculations to satisfy Building Control, which we have received. The Assessment shows that no additional mitigation measures will be necessary.
A Building Notice Application will be submitted to Pembrokeshire County Council when our Clients feel ready.
Following the granting of Planning Permission and the start of building works, we have been asked to help with coordinating Planning, Building Regulations and Ecological matters, due to the project having been left in disarray by the previous agent.
The scheme design did not seem to properly respect the structural requirements or the recommendations of the Bat Survey Report for the proposals.
Although a Full Plans Building Regulations Application had been submitted, copies of the approved drawings had not been issued to the Client's chosen builder and no structural engineer had been appointed.
Building Control helped us with accessing the drawings and we have brought our regular Engineer in to resolve the steelwork, etc., required and we have attended a site meeting to resolve construction methodology.
We have also taken on the responsibility of liaising with the Project Ecologist on behalf of the Client and we'll meet her on site shortly.
Proposed Barn Conversion near Sardis, Rosemarket.
We attended a free initial consultation and concluded that the remains of the structure are too dilapidated to save, so a replacement building is being considered, for which we have submitted our Fee Estimate.
Proposed Interior Alterations to a Grade II Listed post-Georgian house near Solva.
We attended a free initial consultation and have submitted our Fee Estimate.
Building Regulations Submission only for a proposed conversion of two dwellings into a single dwelling, with planning consent already secured by others. Pembroke.
Given the complexities of picking up on someone else's work, we initially provided 'ball-park' figures and we attended a free initial consultation to discuss matters fully. An amended scheme will need to be submitted for planning approval, as parts of the existing approved scheme do not work! This may be undertken by the original designers. Submission of our Fee Estimate remains in abeyance.
Proposed Renovation and Extension of an Airey PRC House in Roch.
We've already visited the properrty to take exterior photographs and we've provided the owner with initial advice and our outline Fee Estimate.
Proposed Alterations to a former stone farmhouse, plus Detached Single Garage, Templeton.
Having attended an initial consultation and offering Planning and Building Regs advice on site, we are drafting our Fee Estimate.
Proposed Interior Remodelling and External Alterations to previously converted Stone Buildings near Roch.
We attended a free initial consultation and submitted our Fee Estimate.
Sorry, but we cannot accept commissions for commercial projects.
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