New and Current Projects:
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're working on existing views of the Reception Room wing.
We contemplated the layout proposals for the Phase 1 (Workshop Extension) and sent initial outline sketches to our Clients, who indicated their approval.
Our proposal drawings for Phase 1 are now complete and we emailed scans of these to our Clients, who say we interpretted their requirements exactly.
The Ecologist who prepared a Bat Survey Report for the previous scheme by others is now considering these new additional proposals in respect of any potential update of her report.
As soon as we can pull everything together, we must prepare and submit a formal planning application to Pembrokeshire County Council.
Being interior works only, this project does not require planning permission and the works can be undertaken against a Building Notice, without fully detailed working drawings. Though it will need input from a Structural Engineer.
Having instructed us to proceed with the preparation of layout design drawings only, our Clients have provided us with copies of previous plans drawn by others, to assist us in conducting a brief selective Measured Survey. As the property is a holiday let, we had to wait for a gap in the letting schedule, but we have now conducted the essential survey.
We have created our provisional drawings for the proposed alterations and sent copies to our regular Structural Engineer to provide his structural design as a matter of some urgency. Builders are already booked to turn up on site in ten days time!
A Building Notice Application will be submitted in good time.
Having received a written response from PCC to a self-submitted Pre-Application Planning Enquiry, our Clients have 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 has begun a full Bat Survey, commencing with a dusk observation and a dawn observation scheduled for mid September. She will then produce her full 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.
PCC Development Management have requested a Structural Survey Report to accompany a full planning application and we've appointed our regular structural engineer to conduct this shortly.
We met with our Clients to discuss the interior layout design concept in detail and resolved a workable scheme.
We began preparing drawings for formal planning submission and emailed scans of our provisional outline floor plans and a sectional view to our Clients. A few specific design queries arose for discussion and our Clients are happy with what we've outlined so far.
Our proposal drawings are now almost complete and we emailed scans of them to our Clients for perusal, pending receipt of the Bat Survey Report.
Soon we will be able to send plan copies to our regular accredited Energy Assessor to request his fee quotation for producing SAP Calculations and recommending insulation specifications.
We are drafting a Design & Access Statement for inclusion with a planning application, as the use of the building is being changed to habitable units.
An external lighting scheme has been agreed with our Clients, aided by advice from our Ecologist.
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 privately owned and we met the owner whilst we were on site with our surveyor. In this knowledge, our Clients will contact the owner to discuss their proposals and seek his agreement to access.
We have prepared an Existing Site Plan based upon the Topographic Survey and will develop a proposal version presently.
We have 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 took advantage of a couple of fine February days to carry 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.
Following evidence being found during a Bat Scoping Survey, a Full Bat Survey was undertaken (sooner than expected) by our regular Ecologist, with two dusk emergence observations (rather than a dusk and dawn) that showed bats leaving roosting sites in outbuildings and from the house roof near the chimney stack. The Ecologist drafted her Report and made mitigation recommendations in advance of an application being made to Natural Resources Wales for a Development Licence.
Having assessed the bat mitigation scheme, we updated our proposal drawings to accommodate the requirements and we have received the Ecologist's final Report.
A planning application has been submitted to PCNPA, which we understand has been validated and registered.
Given the existing unauthodox drainage arrangement at this location, our Clients are seeking advice from professional sources as to appropriate improvements, as is the case with their neighbours.
Our Clients researched the concept of installing an air source heat pump to power underfloor heating, which was included on the Planning Drawings. A separate planning application will be submitted at a later date in respect of PV solar panels on the south-facing front roof slope.
Our Clients agreed to appoint our regular accredited Energy Performance Assessor and his initial Assessment Report has been received. It will be included with a Building Regulations Application in due course.
Projects under construction or pending:
Following a free initial consultation with our Clients, we were instructed to proceed with resolving a scheme for seeking planning Permission.
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 for this project and his SAP Report has been received indicating that no mitigating works need to be carried out on the existing house. The report has been submitted to Building Control.
Our regular Structural Engineer has supplied structural design information and we've drawn a Structural Ridge Detail to clarify the steel connection and the roof insulation specified. However, some three months after submission, Building Control have raised some concerns, upon which we have now received clarification that further information is 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 presented to Building Control for approval.
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.
Firstly, we carried out a feasibility study to determine whether a detached double garage might work satisfactorily in the chosen location. We also conducted further surveying to enable us to create a new Existing Site Plan.
Our Clients initially showed an interest in buying a set of fully detailed plans from an online company that specialises in detached garage designs. However, our discussions determined that a bespoke design would prove more appropriate, given current site layout factors.
Following further 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. The blockwork cavity walling has been erected to wall plate level and bespoke timber roof trusses are in place. Work is progressing on the roof covering.
Having taken exterior photographs on a second consultative visit, we conducted a selective Measured Survey, aided by historic plans.
We appointed an 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, as the building is 'tight' and does not present any access opportunities.
Survey Drawings completed, outline proposal sketches discussed with our Clients and proposal drawings prepared, we submitted a Planning Application and Planning Approval was granted by Pembrokeshire County Council.
Our Clients have sought advice from drainage professionals as to the most suitable arrangement and it would seem possible to resolve the matter without difficulty. So we updated the drainage details and supplied copies of the proposal drawings to builders for quoting.
Also, as the gross area of external openings in the extension will greatly exceed 25% of its floor area, we have appointed our regular accreditted Energy Assessor to provide SAP Calculations to satisfy Building Control, which we have now received. The Assessment shows that no additional mitigation measures will be necessary.
A Building Notice Application will be submitted to Pembrokeshire County Council soon.
Sorry, but we cannot accept commissions for commercial projects.
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