Articles

Please note that these articles are intended to raise general issues and should not be relied upon when making decision on your own projects. In all cases you should seek professional advice for your specific project to be sure that you are following the correct course of action.

Are you gearing up for a home improvement project and about to dive into the daunting task of choosing the right builder? Don't let the excitement of a dream home blind you to the importance of due diligence. Selecting the right builder is as crucial as the design itself. Here are some key checks you should keep in mind when appointing a builder to ensure a smooth and stress-free construction journey.


  1. Check Company and Director Details: Before you get into the nitty-gritty, let's start with the basics. Head over to gov.uk and check the company and director details. It's like a sneak peek into their official credentials. Make sure everything aligns with what you've been told. Transparency is key!
  2. Verify the Business Address: Ever heard the phrase, "Location, location, location"? Well, it's not just for real estate. Verify the builder's business address to ensure it's genuine and matches the company details. Google Maps is your friend here; make sure you're dealing with a brick-and-mortar reality, not just a digital presence.
  3. Request Insurance Documentation: Building projects come with their fair share of uncertainties. Protect yourself by asking for a copy of the builder's insurance documentation. It's your safety net. You wouldn't drive without insurance, would you? The same principle applies to your home.
  4. Verify Accreditations: If your potential builder boasts about being accredited, that's fantastic! But don't just take their word for it. Check the accreditation on the relevant website or directory. It's like checking reviews before trying a new restaurant – you want to make sure it lives up to the hype.
  5. Scrutinise Guarantees: Builders offering guarantees are like superheroes offering protection for your home. Fantastic, right? But here's the twist – check if the guarantee is insurance-backed. If it is, find out who the insurer is. Go the extra mile and verify these details on the insurer's website. It's your home's safety we're talking about; leave no stone unturned.
  6. Ask for References: Think of it as a job interview for your builder. Ask for references from previous customers – people who have been in your shoes. And here's the kicker – actually follow up on those references. Arrange a visit if possible. It's like getting firsthand reviews before making a purchase; you wouldn't buy a gadget without checking the reviews, would you?
  7. Get a Detailed Quote Breakdown: Now, let's talk money. Ask for a detailed breakdown of the quote. It's your project's financial blueprint. At the very least, demand a clear schedule of payments with milestones. This way, you know exactly where your money is going and when.


Remember, choosing a builder is like choosing a dance partner – you want someone who can keep up with your rhythm and knows all the right moves. So, before you sign on the dotted line, make sure to waltz through these checks. Your dream home deserves nothing less!

Published 5th December 2023

I was asked today by a colleague whether permitted development rights are removed in all Conservation Areas or not. The simple answer is that it depo in what you are doing so I thought it would be useful to clarify this point for anyone else who is looking to extend their property in a Conservation Area (CA).


You may wonder why this is even an issue - why not just apply for planning permission? Whilst this may seem logical it is not necessarily that simple because CAs will generally have specific planning policies which protect them and often development is only permitted if it ‘preserves and enhances’ the CA. This wording is obviously vague and open to interpretation - probably intentionally - and it can be extremely difficult to convince a Conservation Officer that your extension, whilst important to you, is of value to the wider area and will enhance the appearance of the building .and its context. This means it is generally best to use permitted development (PD) rights wherever they exist in order to side-step the subtle nuances of planning policy which can be easily used to block development. 


However, getting back to our key question - PD rights are highly restricted in Conservation Areas and do not apply to side extensions, two storey extensions, ‘larger extensions’ (where PD limits are doubled subject to Prior Approval), loft conversions, or roof additions. They will be applicable for single storey rear extensions and porches unless there is an ‘Article 4 Directive’ which specifically removes the rights - this can be checked on your local authority website (search the ‘conservation’ section). In these cases we would always recommend submitting an application for a ‘Certificate of Lawful Use’ in order to ensure the proposed extension complies. This not only gives you assurance before you start work but will also probably be requested if you sell your property in the future. 

Published 29th September 2022

The standard permitted development rules allow for rear extensions to a depth of 4m for detached properties and 3m for all others. If your property is not on protected land (such as a Conservation Area or AONB) this allowance can potentially be doubled but all other permitted development criteria will still apply. This is subject to agreement with the neighbouring properties and if they object then ‘Prior Approval’ will be required and the Local Authority will assess the proposal in a similar way to a planning application. 


The process to deal with this is:

Apply to the local authority enclosing information as set-out in the guidance.

The local authority serve notice on all adjoining owners 

If no objections raised by the neighbours after 21 days then prior approval is not required (the Local Authority will confirm this)

If an objection is raised within the 21 day notice period then the Council’s ‘Prior Approval’ will be required. The Council will then consider the application and confirm whether the proposal is considered acceptable or not by either issuing or refusing ‘Prior Approval’.

If the Local Authority do not issue a notification of their decision within the 42 day limit, development can continue.

If the Council refuses ‘Prior Approval’ the decision can be appealed.


The application fee is £96 and the following information needs to be submitted to the Local Authority:

which specifically removes the rights - this can be checked on your local authority website (search for ‘conservation’ in the planning section).

A written description of the proposal including the length, eaves height and maximum height.

A plan showing the proposed development and any previous non-original additions that the extension will join onto.

Addresses of ‘adjoining’ properties to the front, side and rear (even if not physically attached).

The householders contact address and email.

Published 29th September 2022

In all cases where you are designing an extension to benefit from your property’s permitted development rights (PD) it is recommended that you submit a ‘Certificate of Lawful Use’ application prior to starting building work. This gives you formal written confirmation that the proposed development meets the PD criteria (for peace of mind) and will almost certainly be requested when you come to sell the property. 


The process of submitting a Certificate of Lawfulness application is similar to a standard planning application but is much more straight forward in that you just need to prove your proposal meets the rules as clearly stated, rather than having to satisfy slightly vague planning policies which are open to interpretation and subject to precedent. The application will typically be submitted via the ‘Planning Portal’ and the fee is half the usual planning cost (plus an admin fee) which is paid online. Once the application is received, checked and ‘validated’ the Council have 8 weeks in order to issue its decision notice. If the application is not determined in this timeframe or is refused you have the right to appeal. 


When making an application you need to submit sufficient information to prove compliance and this would typically include the following:

A site plan (@1:500 scale) and location plan (at 1:1250 scale) both based on an ordnance survey plan.

Existing plans and elevations at a scale of 1:100

We also usually recommend a checklist or supporting statement which summarises why the proposal meets the criteria.



The application fee is half the householder planning fee (£103 at the time of writing) and the application should be determined within an 8 week period. If it is refused you have the right to appeal in the same way that you can with a planning application.

Published 29th September 2022

In these financially challenging times, when the cost of both labour and building materials are spiralling ever upwards, how do you keep to a budget?

We have heard many tales of customers starting the design process only to find that by the time they get quotes for the building work all costs have gone-up and their project has to be scaled back. Builders are also not immune from this and some have been caught-out by getting tied into fixed price contracts, only to find their costs exceed what they are charging their customers. This is obviously not a great state of affairs and causes a lot of stress, anxiety and potential conflict between homeowners and builders.


Unfortunately there is no simple answer to this problem but one way you can avoid rising costs is to speed-up the design process: Many projects can drag-on, whether it is because of indecision, getting distracted with other things, or delays caused by external factors such as planning. To avoid this we advise getting everything lined-up at the beginning so that when you press 'go' the design process moves quickly, enabling you to get quotes and start within as short a time frame as possible. Simple ways of improving your chances of achieving this are:


  • Work to permitted development rules if you can - this means you avoid the uncertainty and delay that can be caused by the planning process
  • Get the building regulations drawings prepared and submitted whilst the permitted development application is being considered - this means you can be ready to build as soon as you have your certificate.
  • Engage with a builder as early as possible in the process and start negotiating prices from the first draft of your designs. This should give you a good idea of where the budget is going and it's less likely that you will get a nasty shock when the final quote is confirmed.


To ensure the design process goes as quickly as possible you could:

  • Get your brief clearly worked out in your mind before you engage with an Architect
  • Respond quickly when drawings are issued and try to be decisive 
  • Make speed one of your criteria when assessing who to appoint
  • Ensure your architect is 'on top of' the application process


These are of course all features of our service so we would be happy to help you fast track your project to beat the rising prices!

Published 28th October 2022

Share by: