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Design & Build, FAQ

1. Is it necessary for us to employ an Architect?

No, our highly experienced in-house staff ensure that this additional cost is not necessary.

2. Is it necessary for us to employ an Engineer?

No, our highly experienced in-house staff ensure that this additional cost is not necessary.

3. Is it necessary for us to employ a land Surveyor?

No, our highly experienced in-house staff ensure that this additional cost is not necessary.

4. Is it necessary for us to employ a solicitor?

Yes, this would be essential at contract stage or for the purchase of a plot

5. What are the first steps we should take?

Plan ahead and work out what your budget is, there may be costs involved that you have not considered. This would avoid disappointment at a later stage.

6. Can you sell us a plot of land?

No, Unfortunately we cannot provide this service

7. How do we go about finding a plot of land?

Check property market. Look on the internet, generally keep your eyes/ears open, or you could advertise in the local paper.

8. If we had a plot in mind but had not actually bought it would you design a house for us?

No, because there are no two plots the same, any work carried out may be abortive therefore we would not do this.

9. If we find a plot of land, will you get planning permission for us?

Yes, We will be happy to look at the land and give you an opinion on the chances of getting permission. We can never guarantee that permission will be given – because that depends on consultations and judgments that will be made by the relevant council – but, if we think there is reasonable chance of success, we will apply for permission as your agent. Normally, we would suggest applying for what is known as ‘outline consent’ which is a means of establishing the principle of allowing a house on that site. If outline consent is granted we will discuss with you any conditions the council have attached to the consent and, if you wish to proceed, we will prepare a detailed application to your requirements.

10. How much will that cost?

In the case of an outline application we will do the necessary form filling, notifying neighbours and site location plans. All we would expect you to pay for is the council’s fee for processing the application which, for a single house, would be £260 (correct at March 2007)

11. How long will it take to get planning permission?

Following the usual procedure of getting outline permission then detailed permission, two consecutive applications would be involved and it is difficult to predict how long that would take. Strictly speaking, planning authorities are supposed to process 80% of all applications within two months but the performance varies considerably from one authority to another. Unfortunately, once the application is submitted the processing time is entirely within the hands of the council.

12. Is there no way to shorten the process?

Yes, It is possible to go straight to a detailed application but this has higher risk of abortive costs as a result of preparing detailed plans which might be wasted if the application is not approved. If, on the other hand, you have a site which already has outline consent or the planning case looks particularly straightforward this procedure could be worth considering. On the assumption that you would, in this case, have a contractual agreement with our Company to proceed if consent is granted we would bear all of the design and submission costs. If, after we obtain consent you decided not to proceed, we would expect you to reimburse the costs we had incurred up to that point.

13. I have had my ideas for a house drawn up by an architect. Will this reduce the cost of the project?

Probably not, but it would depend on a number of factors such as (a) how detailed the design is, (b) whether it complies with current building regulations, (c) whether it is easily adaptable to our construction methods. Also, does your design have a detailed planning permission? If it does not, the planning authority may expect the proposal to conform to the design characteristics and finishing materials exhibited by other buildings in the area. This might mean, for example, raising the roof pitch, using slates rather than tiles, wet dash external rendering etc, all of which will have a bearing on the construction costs.

14. We are interested in one of your designs but we would like some alterations to suit our requirements, is this possible?

Yes, Our house designs are flexible providing they are not structural and comply with Building Warrant regulations. Our design team would be happy to make amendments to suit your needs.

As a general principle, our design charges would be proportionate to the amount of time involved in drawing up a proposal to your requirements. There would, for example, be no design costs at all if you select ‘a standard’ house type or require minimal changes.

15. If none of the designs suit us can you design a special house to our requirements?

Yes. Our designers have considerable experience of creating “one-off” designs to suit individual requirements. From your description of accommodation, size and style we will be able to advise you on what is possible on your chosen site and give an opinion on how all the elements could be brought together in a way which would be likely to get planning permission and the necessary building warrant.

16. Are all of your house designs copyrighted?

Yes.

17. What is included in the basic price?

Please see specification sheet.

18. Is VAT charged?

No, VAT is not charged for new build houses.

19. We have read about SAP ratings and Carbon Index Ratings will this affect our house and what are they?

They are a way of rating the efficiency of each house in the country. It will affect your house because the government has set down figures that all buildings must meet before they will give necessary approvals to build them.

20. How long will it take to construct my house?

On receipt of the necessary consents and dependant on the size of the project and weather conditions, from past experience average timescale 14-18 weeks.

21. What size does the plot have to be?

There are no hard and fast rules about the size of a plot but in Perth & Kinross, for example, the Planners have unofficial guidelines which suggest: 1. The footprint of a house and its garage shall not exceed 25% of the area of the plot. 2. A minimum area of 100sq metres of practical private amenities space with the shortest side being a minimum of 9 metres in width or length shall be provided within the rear of the plot. 3. The windows of habitable rooms (i.e. lounge, kitchen and bedrooms) within the house shall be a plot boundary, unless the angle between such windows or the presence of an intervening wall, fence of landscape (whether existing or proposed) does or can provide adequate screening between such windows. We would be happy to give you an opinion free of charge, on the size and planning context of the site you have in mind.