Question 2: Consequences

Review the potential consequences of changing the size of windows at this late stage. - The Employer impeding or preventing

Consultations will need to take place between planning and architectural design teams to ensure the building meets the appropriate specification and planning requirements. This will impact the door and window schedules of the design team, the reapplication for planning permissions with respect to public facing facades and the assurance of consistent updated drawings across all parties.

Additionally, MEP and M&E engineers will need to be consulted to ensure the building meets the same internal and external environmental standards as per the ‘Employer’s Requirements’, to minimise the effects on building performance. ‘Relevant Matters’ are issues “for which or materials

Environmental effects of the reduced window size include alterations in U-Value & Thermal Performance, Acoustic Performance and Solar Gain. External cladding will also need to be reconsidered. The reduced sizes will result in increased quantities and cost, together with additional orders to ensure the project meets the original deadline. Changing these dimensions during the construction stage will alter the original aesthetics and structural considerations, impacting on the project timescale.

In certain circumstances, contractors can apply for an “Extension of time”, which is an “additional period (whether in days or weeks) that is added to the duration of the project” (Heming, 2020). Circumstances that allow time extension are referred to as Examples of ‘Relevant Events’ include;

- Variations to the Contract “ - Instructions issued by the Employer - The Employer deferring possession of the site - Exceptionally adverse weather conditions the works in any way - Force majeure - Suspension of the Works (Heming, 2020) “ the client is responsible that materially effects the progress of the works.” (Designing Buildings, 2018). Examples of ‘Relevant Matters’ include; - Discrepancies in the “ contract documents. - Disruption caused by works being carried out by the client. - Failure by the client to supply goods ‘Relevant Events’ and ‘Relevant Matters’.

- Instructions relating to variations and expenditure ofprovisional sums.

(Designing Buildings, 2018)

This case does not constitute a ‘Relevant Event’ or ‘Relevant Matter’ as the responsibility falls on the contractor due to the misinformation from the subcontractor’s suppliers. These alterations could be considered as ‘non material amendments’, which is;

a very small change to the development “ (Trafford Council, n.d.) already granted planning permission. “ Although planning drawings will need to be updated, it does not require a separate planning application. An example of this form of amendment was in the redevelopment of Urmston Town Centre (Fig.4) where;

changes to the windows, removal of “ balconies and changes to materials used have been agreed for the residential (Trafford Council, n.d.) upper floor ofthe second phase. “ In order for these planning amendments to be made, the contractor must produce a revised notice via the planning portal (Fig.5).

Fig.4 Urmston Town Centre (North West Place, 2008)

Applications to be made via the standard application form on the planning portal website. (Refer to appendix for NMA info) Two copies of relevant, plans, sections, elevations and window schedules showing amendments to be submitted.

The fees for NMA applications for household applications are £34. In the case of this development, the price is agreed upon.

Design and Access statement is not required for a ‘Non Material Amendment’ application.

More than one application can be applied for on one application form.

Under NMA provisions, the Local Planning Authority are not required to carry out publicity as part of the amdendment.

Fig.5 Non material amendment summary (Information courtesy of Trafford Council)