The concept 360
planning guide
Big plans?
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Contents 03 Introduction 05
Do you need planning permission?
07
Preparation is key
08
Applying for planning permission
11
The planning process
13
Appeals and complaints
14
How does a structural engineer fit into my home project?
16
Design and conservation
19
Avoid deep-rooted problems
21 Insuring your property during refurbishment/construction/ extensions 23
Building control
26
Appointing a designer
30 Enforcement 31
The enforcement process
32
Renewable energy
35 Ziptap 36
Case study: Richmond Villa
48
Case study: Jardin Des Buttes
40 Directory
Concept 360 Limited Homeside Warehouse Pitronnerie Road Industrial Estate St Peter Port Guernsey GY1 2RG Phone
+44 1481 736360
Email acounts@concept360gsy.com THE CONCEPT 360 PLANNING GUIDE | 01
Before
After
Interior
Exterior
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Introduction We’ve created this planning guide as a support to anyone who is undergoing building work. Whilst this is all second nature to us at Concept 360, we understand that for clients, building work can feel like a minefield of daunting tasks that can be difficult to navigate, particularly with the added complication of planning permission and building control! This is why having a great team working on your project is essential, for both the best results and your own peace of mind, knowing that you’re putting one of your biggest investments in the right hands. This planning guide takes you through the process of building or refurbishing property and the many processes that happen along the way, giving you a better understanding of what goes on and when. So we’ve shared some of our knowledge with you to
give you the best heads up when starting or considering a building project in a way that’s easy to understand. We’ve also joined forces with many of our local partners for this guide and there’s a handy list of their contact details in our directory at the back. You’ll be able to read about some of the pioneering building work we have been doing in Guernsey, including a full house renovation we efficiently future proofed with the latest technologies. We hope this guide aids some of your building decisions but don’t hesitate to get in touch if you need any further advice because our 360 ‘concept to completion’ approach really works. James
THE CONCEPT 360 PLANNING GUIDE | 03
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Do you need planning permission? Most development requires planning permission. “ULTIMATELY THE BUILDING OF A PROPERTY IN GUERNSEY WILL NEED PLANNING PERMISSION AND BUILDING CONTROL APPROVAL�
Development includes building, mining, engineering and other operations in, on or over land and the making of a material change in the use of any land or buildings. That said, there are some minor works that do not require planning permission, such as a repair to a building. Essentially the building of a property will need planning permission and building regulation approval. Internal works that do not affect the outside of a building usually do not (you may however require building control for internal renovations) but if the property is a listed building then consent or planning permission may be required even for minor work. The erection of walls, fences, porches and house extensions, making alterations to an existing house, demolition of the whole or part of a building, hedge or earth bank, rebuilding and works such as laying a drive or patio could all potentially be a development in a domestic context. Minor gardening operations are not development unless they are substantial enough to amount to engineering works, such as digging a pond or altering ground levels.
In addition, minor operations such as the installation of a flue or a rainwater pipe are too small to qualify as a development, unless of course it is a protected building. The use of any land within the curtilage of a dwelling house for any purpose relating to the enjoyment of the dwelling house is not development. A change of use will however be required if you wish to operate a business from your home or if you wish to create a separate dwelling for multiple occupancy. If agricultural or horticultural land is being purchased with the wish to incorporate it into a private garden then planning permission will be required. Ultimately the building of a property in Guernsey will need planning permission and building control approval. There is a good deal of legislation that defines what can be done under permitted development. If you have any doubt you should look at the planning portal website gov.gg/do_i_need_permission or contact the States of Guernsey.
THE CONCEPT 360 PLANNING GUIDE | 05
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Preparation is key Planning home improvements can require substantial investment in your property. How can you be sure your biggest financial investment is protected? We want to get the work underway and completed on time by reliable contractors and tradespeople. Here are some suggestions to avoid risks:• Ask for several recent references from previous clients. Most reputable traders will be more than happy to show off their previous work and whilst you’re there you can get a personal reference from a satisfied customer. • Check the contractor/ tradesperson is fully insured for any damages or claims that may arise from the work they will be carrying out. • Always get more than one quote and ask for a breakdown of labour and materials so you can compare prices.
• Check what is included - a quotation should be very intricate and have a breakdown of each section of the work required including materials and labour. Be wary of brief quotations, as they will not make clear exactly what you are getting for your money. • Ensure details are in writing and a contract is made. A contract should outline what work is to be done, start and completion dates, security, site safety, cost, payment plans, services (electricity, lavatories and water) arrangements, hours of work, cleaning up and waste materials. Most reputable contractors/tradesmen will have a standard contract covering all of this.
“BE WARY OF BRIEF QUOTATIONS AS THEY WILL NOT MAKE CLEAR EXACTLY WHAT YOU ARE GETTING FOR YOUR MONEY”
• Avoid paying cash – you will not have a valid contract if there is no proof of payment. • Check the contractor/ tradesman has the required professional qualifications. • Prepare a brief - this is your project and your investment so make sure you get exactly what you want. Produce a written brief, include detailed drawings where possible and give a copy to your contractor/ tradesperson.
THE CONCEPT 360 PLANNING GUIDE | 07
Applying for planning permission We’ve created this planning guide as a support to anyone who is undergoing building work. “THE ALLOCATED CASE OFFICER WILL THEN CONSIDER THE APPLICATION IN DETAIL WITH A VIEW TO A DECISION BEING REACHED WITHIN EIGHT WEEKS”
How to make a planning application If you have not yet made a planning application, you can request written advice from the States of Guernsey Planning Committee regarding any planning exemptions, whether planning permission is required and whether your application is likely to be acceptable. This pre-application enquiry service is free and a copy of the form can be found by either calling the Planning Duty Officer on 01481 717200 or online at gov.gg/ do_i need_permission. Applications for full planning permission normally require: 1. Site or block plan showing the proposal in relation to the existing buildings on site, site boundaries and any adjoining properties at a scale of no less than 1:500 or 1/200 2. Existing and proposed floor, elevation, roof and sections drawings
and submitted to the States of Guernsey together with the relevant fee. Processing the application Once the States of Guernsey receive the application it is checked to ensure it meets all the requirements and the appropriate fee is included. It is then registered and the relevant departments, including the local parish, are consulted. The allocated case officer will then consider the application in detail with a view to a decision being reached within eight weeks. The role of the case officer is to: • Consider any comments received from any other relevant departments • Consider any comments received from neighbouring properties, the public and the parish
3. A design and access statement which explains and justifies your proposal in planning terms
• Consider whether the application is acceptable in terms of previous site history and local development policies
Your architect will be able to assist you with all of the above.
Publicity requirements for planning applications
Once it has been decided which kind of application is required the relevant form must be completed
All new applications will be advertised weekly in the Guernsey Press and the listing
08 | THE CONCEPT 360 PLANNING GUIDE
will show the date by which any comments should be received. In addition to this, the applicant will be requested to put up a site notice for 21 days as part of the application process. Application fees Fees are set out by the States of Guernsey and are payable for most applications, charged in accordance with the Land Planning and Development (fees) (amendment) Regulations, 2015. This document can be found online at gov.gg/planning_building_permissions
“THE DECISION LETTER WILL OUTLINE ANY CONDITIONS AND WHY THEY ARE NECESSARY”
The fee is designed to assist the States of Guernsey in meeting the costs of administering the Planning Control service. The fee amount varies with the type of application and is not repayable in the event of an application being withdrawn or refused.
THE CONCEPT 360 PLANNING GUIDE | 09
Conditions
The Decision
In some cases the States of Guernsey will grant planning permission but will include some conditions, which the applicant is required to meet. The decision letter will outline any conditions and why they are necessary. Conditions might require that certain details of the development need to be agreed with the States Planning Department prior to that part of the work commencing.
If planning permission is granted, you will normally have to start work within three years. The States of Guernsey can set a longer or shorter time frame if appropriate and will explain reasons on the decision notice. If the development is not started within this time limit it will be necessary to reapply for permission.
Where these details are straightforward the States Planning Department will usually decide whether the proposal is suitable within 15 days.
10 | THE CONCEPT 360 PLANNING GUIDE
If the States Planning Department refuse the application it is open to the applicant to ask what changes could be made, if any, to assist a revised application being approved. Another fee may not be charged if a revised application is made within a year for the same proposal. Alternatively the applicant can appeal to the Planning Department. (See appeals section on page 13).
“IF THE DEVELOPMENT IS NOT STARTED WITHIN THIS TIME LIMIT IT WILL BE NECESSARY TO REAPPLY FOR PERMISSION�
The planning process Pre-application discussion
Submit application
Application checked
If application complete, it is registered and acknowledged
Site visit
Notify people who may be affected
Consultation with other interested organisations
Negotiate if necessary Further consultation participation if necessary Report prepared with recommendation
Application considered by Planning Committee
or
Decision made by officers under delegated powers
Application approved or refused
Decision notice issued
If application is refused, applicant can appeal to the Secretary of State
Submission made where necessary to clear planning conditions
THE CONCEPT 360 PLANNING GUIDE | 11
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B E A U T I F U L K I T C H E N S & B E D R O O M S B E S P O K E G R A N I T E W O R K T O P S
Appeals and complaints “THE APPEALS SYSTEM GIVES DISAPPOINTED APPLICANTS THE OPPORTUNITY TO HAVE THEIR PROPOSALS REVIEWED AGAIN BY AN INDEPENDENT PARTY”
The Appeals System If you think the States of Guernsey have made the wrong decision on your application, or if you have not been provided with a decision within eight weeks (13 for larger schemes), you can ask a Planning Inspector to consider your case. The appeals system gives disappointed applicants the opportunity to have their proposals reviewed again by an independent party. If you decide to appeal, the planning inspector will have to consider your proposal from scratch. They will look at the same matters as the States, including the Island Development Plan and all other relevant matters. It is an inspector’s responsibility to ensure all matters have been considered. For what reasons can I appeal? You can appeal to the Planning Committee if: • Your planning application has been refused • You have been granted permission with conditions that you deem unreasonable • Details have been refused that were previously granted outline permission • Your planning has been refused to meet a condition • Your application has taken longer than eight weeks (13 weeks for larger schemes)
You must send your appeal to the Planning Department within six months of the date of notice giving you the Department’s decision. If there was no decision, send your appeal within six months of the submission date. The relevant forms for the appeal process can be found on gov.gg under planning and building permissions. What’s the chance of success? Nationally, about one third of appeals succeed; a lot depends on how your proposal relates to local and national planning policies. Appeals, like applications, must be decided in accordance with the Island Development Plan unless there are very good reasons as to why not. Each appeal is decided independently and dealt with on a case-by-case basis. You will not have to pay for an appeal but you are expected to pay for your own costs. How will my appeal be handled? Your appeal will be decided on the basis of written statements from you, the States and any thirdparty interests. The site is visited by inspectors (usually three) and if you or any other parties wish to be heard by an inspector an informal hearing will take place. A hearing is more relaxed and usually involves an open discussion led by the inspector following written submissions. These hearings are usually held at Les Cotils.
THE CONCEPT 360 PLANNING GUIDE | 13
How does a structural engineer fit into my home project? Whether you are planning to build a new home or perhaps modify, extend or refurbish an existing property, you will have great hopes and aspirations for a successful project and CBL can help... “STRUCTURAL ENGINEERS WORK ALONGSIDE ARCHITECTS, SURVEYORS, INTERIOR DESIGNERS AND LANDSCAPE ARCHITECTS TO PLAN YOUR WORK”
The construction industry in Guernsey is complex and legislation constantly changin. You may be feeling at least a little daunted by all that will be involved in achieving your dream. It is vitally important on any project, regardless of budget, to select the right team in order to obtain the best professional advice. Involving a structural engineer from the outset will help to make your plans safe, secure and realistic. Structural engineers work alongside architects, surveyors, interior designers and landscape architects to plan your work prior to a builder starting on site. They are creative problem solvers who shape all aspects of our built environment, developing innovative solutions to allow construction in the most challenging environments. They are the guardians of safety on your project, and can also anticipate and propose simple solutions to potential issues. A structural engineer is a designer, competent to advise on alterations to the structure of existing buildings and to design the structure of new buildings or extensions in accordance with regulation and legislation. Many structural engineers also have specific expertise in assessing and advising on the reasons for, and solutions to, structural defects occurring to a property.
14 | THE CONCEPT 360 PLANNING GUIDE
The States of Guernsey Development and Planning Authority requires a separate structural engineering submission form to be completed when discharging conditions applied to a Building Regulation Approval with respect to specialist engineering details. You should consider hiring a structural engineer: • If you’re planning alterations to, or removal of, any existing structure including walls, chimneys, floors and roofs • If you’re planning the addition of new structure, either as a completely new building or an extension to an existing property • If you’re planning on remodelling the interior layout of a property • If you’re planning to change a building’s use, or making changes to contents, fixtures and decorative materials that will alter the loads or impact on the structure • When checking the safety of a building that is old or in poor condition • When you have concerns about your property: significant cracking or movement, doors or windows continually sticking etc. • When you are concerned over the safety of a building impacted by a severe event (e.g. a flood, fire or collision)
A good structural engineer will devise an overall solution that will meet your particular circumstances, balancing the physical capability of materials, legislative requirements, site constraints, personal objectives and financial constraints. In monetary terms, the fee for a structural engineer is likely to be small compared to the wholelife cost of your project. Through clever design, a good structural engineer may help you achieve financial benefits that far exceed the cost of their service. Most of all structural engineers provide peace of mind - It should be remembered there have been instances of partial or complete collapse of buildings as a result of alterations being carried out without proper or adequate structural advice. It is also worth being mindful that inappropriate alterations to a property may invalidate a building’s insurance. Professionally qualified When selecting a structural engineer, it is recommended they are members of the Institution of Structural Engineers or are Chartered Engineers or Incorporated Engineers of another institution such as the Institution of Civil Engineers (ICE) and are able to demonstrate their competence as a structural engineer. The Institution of Structural Engineers (IStructE) is the most applicable professional body for structural engineers and is the
only professional engineering institution in the UK to examine potential members with a rigorous, industry-leading formal written examination together with an assessment of experience, to ensure a high level of competence specific to structural engineering. Professionally qualified Institution members show their affiliation and grade of membership using designations after their name: • FIStructE (Fellow of the Institution) • MIStructE (Member of the Institution) • AMIStructE (Associate member of the Institution) Whilst it is not compulsory, most members of the Institution will register to use the additional titles of Chartered Engineer (CEng) and Incorporated Engineer (IEng). These are protected titles (similar to Lawyer, Doctor or Architect), and can only be used by individual engineers who have met strict assessment criteria. Members of the Institution of Structural Engineers are highly trained professionals. Each has passed one of the most demanding examinations of its kind and is required to continually develop his or her skill-set, maintaining a justified reputation as a worldclass engineering specialist. For more information contact CBL Consulting on 01481 244433 or guernsey@cblconsulting.gg
“THROUGH CLEVER DESIGN, A GOOD STRUCTURAL ENGINEER MAY HELP YOU ACHIEVE FINANCIAL BENEFITS THAT FAR EXCEED THE COST OF THEIR SERVICE”
THE CONCEPT 360 PLANNING GUIDE | 15
Design and conservation “GUERNSEY HAS A STATUTORY DUTY TO DESIGNATE CONSERVATION AREAS WITHIN THE ISLAND”
Design Design is an important aspect in the determination of planning applications and the States are keen to encourage high quality building design throughout the island. The Conservation team processes all applications for listed building consent and comments on planning applications for development in conservation areas and planning applications where design is an issue. Applicants and their agents are positively encouraged to seek informal advice on proposals at an early stage in the development process. Where necessary, negotiations are undertaken in order to improve the design and quality of the proposals. Conservation areas Guernsey has a statutory duty to designate conservation areas within the island. The identification and designation of such areas is vital for the preservation of a particular local identity or distinctive sense of place. Conservation areas are defined under legislation as ‘areas of special architectural or historic interest, the character or appearance of which is desirable to preserve or enhance.’
16 | THE CONCEPT 360 PLANNING GUIDE
It is the special quality and interest of an area as a whole which is of importance. Many are centred around historic buildings but can also include spaces such as village greens, trees, street patterns, shop fronts, railings, banks and so on. This means that the slightest alterations, for example painting or replacement window frames, must have planning permission before work is carried out. In conservation areas, outline planning permission will not be accepted because full details will be required in order to judge the impact of any development proposal. The effects of designation as a conservation area include the following: • Applications are advertised as per normal procedures - in the Guernsey Press, on site and on the planning portal website • Permitted development of a minor nature for which planning permission is usually not required is more restricted in conservation areas • The States seek to ensure that new development preserves the character or appearance of the area • Installation of satellite dishes and aerials on the chimney stack or roof slope requires consent
Listed/protected buildings Historic buildings are a precious and finite resource and are powerful reminders of the traditions of Guernsey. Buildings placed on the Protected Buildings Register are known as protected buildings. There are approximately 1600 protected buildings in Guernsey. A copy of the list of protected buildings (full buildings or part of buildings) can be found on the Planning website or at Sir Charles Frossard House. Planning permission for any alterations to a protected building, however minor, are much the same as planning requirements for a conservation area whereby proposals need to be drawn up with care and understanding. It is an offence to demolish, extend or alter a protected building without first obtaining planning permission.
At present under Guernsey legislation there is no legal duty to maintain your protected building, however owners do have a responsibility to keep it wind and watertight and in a reasonable state of repair. The Department does have the power, where works are urgently required, to preserve a building or to prevent its deterioration. There is a clause that allows for grants and schemes to support upkeep of protected buildings but this is very much at the States’ discretion. The Department is keen to encourage owners
to carry out the necessary maintenance work on their buildings and the conservation officer can offer technical advice on appropriate methods of repair, specialist contractors and suppliers of traditional materials. Due to the nature of listed building applications there is no fee payable, this is also to encourage maintenance and upkeep.
“HISTORIC BUILDINGS ARE A PRECIOUS AND FINITE RESOURCE AND ARE POWERFUL REMINDERS OF THE TRADITIONS OF GUERNSEY” New conservation area designation does not necessarily disallow new development, although proposals should pay regard to their context. Very careful consideration is given to all new developments within a conservation area and the highest standards of aesthetic control will be applied to proposals. It is always best to discuss your proposal informally with the Planning Department prior to having any plans drawn up; this can save you both time and money. In order to make a listed building application you will require scaled drawings showing exactly what it is you propose to do. Four copies of these should be submitted together with two copies of the completed application form.
THE CONCEPT 360 PLANNING GUIDE | 17
Avoid deep-rooted problems In the excitement of buying/renovating a property it’s easy to forget about the outside areas and, in particular, any trees that may be in or around a garden, but it is an important consideration for planning applications. “WHILST THE PLANNING DEPARTMENT ISSUES NOTICES OF THE TPO, THE ONUS IS ON THE PROPERTY OWNER TO FIND OUT IF THERE IS A TPO IN PLACE”
Guernsey’s Tree Protection Order (TPO) protects around 200 trees on the island and it is vital to know if your property contains any as this information may not have been given to you before. As well as protected trees, it is also possible there could be a blanket TPO which covers all the trees on the property. The protection means that any change to the trees requires a planning application to be made. Reasonable maintenance work can take place on the tree/s but the law states that it must be carried out in accordance with British standards, so it is recommended this be done by a qualified tree surgeon. Not adhering to the TPO can result in a fine of potentially thousands. Whilst the Planning Department issues notices of the TPO, the onus is on the property owner to find out if there is a TPO in place. The Protected Tree Location List can be found at gov.gg. TPOs can be put in place at any time so this list is constantly changing. With this in mind, it’s worth noting that a retrospective TPO can be put on a site that doesn’t yet have one based on what trees are there. Tree expert Chris Stonebridge, owner of Treevolution Tree Surgery, regularly deals with and advises on TPOs: ‘Many property owners want to increase the amenity value of the trees on their property, meaning they want the trees to work best for them. This may be increasing or decreasing the shade in a garden or making sure any invasive roots don’t damage any property. The first port of call
is to check with the Environment Department for any TPOs as this isn’t something you wouldn’t necessarily have been told. We’re lucky because we have a local wealth of fully-qualified and insured arborists who take great care to maintain the longevity of the island’s trees. When purchasing a property, it’s worth getting a free consultation for more advice. Sometimes, neighbouring properties can have trees which could have an impact on yours. Certain species of trees have more invasive root systems than others which may cause structural damage in the future i.e. drains, driveways and walls. Considerations such as the species of tree and how much it will grow also need to be addressed. Sometimes people are quick to want to get rid of trees, but there is a lot that can be done to increase the amenity value without removing them. Remedial work such as crown lifting, removing the lower branches of the tree, selective pruning and removing certain hazardous or dangerous limbs can make your trees work better whilst enhancing and improving your property and the enjoyment of your outside areas.’ Chris is also Chairman of Guernsey Trees for Life. The organisation’s volunteers all have industry knowledge and a keen arboricultural interest. The society can give impartial advice on what to plant, where to plant and aftercare, together with promoting the planting and amenity of trees locally. THE CONCEPT 360 PLANNING GUIDE | 19
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Insuring your property during refurbishment/ construction/extensions If you’re refurbishing or extending your building, you need to firstly advise your household/property insurers or your insurance broker of the works being carried out and advise them of the estimated time frame for completion. “FURTHER INSURANCE SHOULD BE CONSIDERED IF THERE IS ANY RISK THAT A NEIGHBOURING PROPERTY MAY SUFFER ANY DAMAGE DUE TO YOUR WORKS”
They will then be able to advise you of the appropriate cover you and your contractors should have in place. Main contractors You should ensure that the main contractors employed hold Contractors All Risks insurance for the project, which should include Contract Works insurance. Contract Works covers the works in progress on a construction site for almost any peril or loss such as fire, flood, storm, malicious damage and theft. For example, if a contractor is building an extension to a house, a Contract Works policy will insure the new works as they are being built as well as the materials and fittings used. Other contractors and sub-contractors Any other contractors used should hold Public Liability insurance to cover any accidental damage that happens during the work. Architects, surveyors, structural engineers The success of your project will depend upon the quality of work from your main contractor but they will also rely heavily on the expertise of your architect, surveyors and structural engineers. It is therefore essential that you check that any professionals you may appoint hold adequate Professional Indemnity insurance.
Professional Indemnity focuses on alleged failure to perform on the part of, financial loss caused by, or an error or omission in the service provided by them. For example, plans provided being incorrect as a result of an error and therefore additional correctional works needing to be completed, adding costs to your project through no fault of your own. Neighbouring properties Further insurance should be considered if there is any risk that a neighbouring property may suffer any damage due to your works. A JCT Clause 21.2.1 insurance policy provides cover against liability for losses and issues arising in connection with work involving excavation, piling, demolition, underpinning etc. This policy will provide protection for any damage to adjacent or neighbouring property that occurs during the works being carried out. Review your sums insured upon completion Once works have been completed you will need to recalculate the reinstatement value of your property and speak to your broker/insurer to make sure you are fully covered. If in doubt, ask your insurance broker/company before works start!
THE CONCEPT 360 PLANNING GUIDE | 21
Don’t let water dampen your day Glyn Smith, Commercial Manager at Rossborough Guernsey, talks about potential water damage. Water damage as a result of leaks or burst pipes has the potential to cause thousands of pounds worth of damage to your property. Water freezing and expanding in the pipes is by far the most common cause of burst pipes so taking preventative measures will reduce the risk: • Ensure loft pipes and tanks are lagged to reduce risk of freezing • Replace old/corroding pipes • Keep temperatures in your home above freezing, especially if you’re going away
If you discover a leak or burst pipe then Rossborough’s advice is to follow these simple steps: • Turn water off at the mains by shutting off the main stopcock (know in advance where it is and that it’s easily accessible) • Turn on all cold water taps to drain the system • Remove or protect any items that will be affected by the burst • Ask your insurance broker what you will need to support your claim, for example photographic evidence or receipts for repairs
Your insurance broker will either give you the go-ahead to make repairs, for which you should keep all your receipts, or will arrange for a loss adjuster to examine the damage. Having your insurance policy with a local insurance broker means you will have support from qualified and experienced claims experts who will help you at a time when you need it the most. For more information contact Rossborough on 01481 251555 or go to rossborough.co.uk
Building Control Now you know all about planning and how permission is obtained, you need to think about obtaining Building Regulations approval for your project. Planning will make sure your proposal meets certain requirements but Building Control need to be sure that your design can actually be built and is safe. What is Building Control? Building Control has a long history and the Great Fire of London in 1666 was the most significant event that shaped the legislation of today. Building Control’s main role is to check plans and building work to ensure that the National Building Regulations are met. They aim to provide a professional service with an objective and practical approach to Building Control. The States provide Guernsey’s Building Control service which also works with other local authorities such as the Fire Service to deliver a coordinated Building Control framework. In addition to the information provided in this handbook you can also find Building Control information on gov.gg/planning_building_ permissions What are the Building Regulations? The National Building Regulations are the minimum standards for which building work should meet.
The main purpose of Building Regulation is to: • Conserve energy and reduce CO2 emissions • Safeguard the health and safety of people around buildings • Provide access and facilities to those around buildings including those with disabilities Examples of work that require a Building Regulation Application The majority of building work requires Building Regulation approval, including:
“THE GREAT FIRE OF LONDON IN 1666 WAS THE MOST SIGNIFICANT EVENT THAT SHAPED THE LEGISLATION OF TODAY”
• Repairing a building in a non-like-for-like way • Underpinning a building • Stripping and replacing roof coverings • Replacing windows • Installing cavity wall insulation • Any work that changes the number of dwellings • Any work that changes the use of an existing building • Any work that affects the physical structure or internal layout of a building • All extensions • Installing, extending or altering sanitary conveniences, hot water systems, drainage and waste etc.
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If you are unsure if your proposal requires approval please contact the Planning Department. How do I apply for approval? There are two options, FULL PLANS or BUILDING NOTICE. Both types expire three years after the date they were made. The Building Notice process should only be used for minor work. FULL PLANS: The tried and tested route that most people use, you must make the application before works start. One copy of the Full Plans application form should be completed and sent in with two copies of plans and particulars of the work you want to carry out.
“IT IS IMPORTANT TO REMEMBER THAT THE OBLIGATION TO COMPLY WITH THE BUILDING REGULATIONS RESTS WITH THE PERSON HAVING THE WORK DONE�
If the building is required for public use i.e. a hotel, flats or a factory, then an additional copy of the plans that shows the fire safety will be required. These plans will include where fire board walls and doors are required together with fire exits. If the application appears satisfactory the plans will be passed. If not, you or your agent will be given an opportunity to amend the application. If at the end of the given working period the application does not satisfy the regulations, the States will send you a formal rejection notice explaining the reasons for rejection. When the States receive further information to show that your project will comply with the Building Regulations, they will pass the plans - sometimes with
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conditions attached. It is quite acceptable for building work to start once a valid application is made, you do not have to wait until the plans are formally passed, however this is always at your own risk. A reputable builder will always ask to see copies of Planning permission and Building Control licenses. BUILDING NOTICE: Please note that you cannot use this method if the building is subject to fire precautions, built within three metres of a public sewer or is a new premises off a new street. One copy of the Building Notice form must be completed and sent to the States; if the application is for a new build or extension then you must provide an accurate site plan to a scale of no less than 1:1250. This method does not give you the protection that a Full Plans application does. The Building Notice procedure can be suitable for minor work, where you have already chosen not to have plans prepared and are confident of your contractor. It is essential that both you and your builder are satisfied that any extra costs potentially incurred if the work does not satisfy the Building Regulations can be accommodated within your budget. We suggest that you write down and agree these terms at the outset.
Will the States inspect the work on site? The notice of passing a Full Plans application or the acceptance document for a Building Notice will be sent to you or your agent and will include information about inspections and visits. When building work starts the States will inspect the site to ensure compliance with regulations. You or your contractor can request a site visit at any time. It is important to remember that the obligation to comply with the Building Regulations rests with the person having the work done. When the Building Control surveyor is satisfied that the building work is complete and complies with Building Regulations, the States issue a completion certificate which is a statement of compliance, not a comment on the quality of workmanship or satisfaction by the building owner. Completion certificates are required if you ever need to sell the property so keep them safe!
total charge is the same in both cases. Charges vary depending on a number of factors, further information about charges can be found on the gov.gg website. What if a previous owner failed to seek approval for work? If you discover that work has been carried out to your premises without the benefit of a Building Regulation application, you can request that the States consider a Regularisation application for the unauthorised works. Should you need to do this it is best to make an appointment with a Building Control surveyor to talk through the situation and obtain their advice. The Regularisation procedure does not detract from their formal enforcement powers.
Will I have to pay for the Building Control Service? Most Building Regulation applications are by the Full Plans method and require the payment of a charge, usually in two steps. If the Building Notice route is used, you must make full payment at the time of the application. The
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Appointing a designer by Grant Steer MCIAT C. Build E MCABE MCMI Technical Director DLM Architects Ltd “EMPLOYING A SUITABLY QUALIFIED PROFESSIONAL GIVES YOU THE PEACE OF MIND THAT YOU WILL RECEIVE THE REQUIRED STANDARD OF SERVICE BACKED BY A REPUTABLE PROFESSIONAL BODY”
If you’re thinking of making some changes to your property, or perhaps looking to build a brand new home, you will almost certainly need to employ the services of a designer. They will advise you on the processes involved and prepare all of the necessary drawings and documentation on your behalf to realise your ambitions. Designer When initially considering who to appoint for architectural services it is critical that this person is suitably qualified. Chartered Architects (RIBA) and Chartered Architectural Technologists (CIAT) have demonstrated to their respective professional bodies that they have the knowledge and experience required to provide architectural services to the general public.
professional body that has a strict code of conduct that its members adhere to. Your brief Before engaging with a professional, have you fully established your needs and taken time to consider what it is you actually want to achieve? Make a list of your requirements; include things about your existing home that do not work for you. Sourcing images of both external and internal features that you like can provide the designer with an insight into your tastes and ultimate vision. At this point you should also consider your budget, whether you have ten thousand pounds or ten million pounds, it is important
There are some Chartered Surveyors (RICS) who also offer design facilities and are able to deliver similar levels of service. Employing a suitably qualified professional gives you the peace of mind that you will receive the required standard of service backed by a reputable
Before and after photos: La Tour: Designed by DLM, built by Concept 360 Ltd
that your designer has a budget to work to, so your expectations can be met within the budget you have allocated. Who? Undoubtedly one of the best ways to find a designer is by word of mouth, ask family, friends and colleagues who have recently embarked on a similar process for recommendations. Explore the web, most designers will have a website and many now have Facebook pages where they showcase previous projects and describe the scope of services they offer. Once you’ve made an appointment with a designer they will usually want to meet you at the property/site to discuss your requirements, most practices will not charge a fee for this initial
visit, however, it is worth double checking with them first. Also, consider all your options! Invite different designers to come and view your property and ask them their ideas and thoughts on your brief. They will also guide you through the stages involved, including the planning process, building regulations, tendering and construction works. It is important you feel inspired and that you could build a good relationship with your designer. You are making a large investment and need to work with people you can trust who will develop a solution unique to your personal needs and maximise the potential of your project. How Much? Fees for architectural services will vary depending on the size and complexity of the proposals and the quality of services offered by the chosen designer. Some practices work on a fixed fee, whilst others will operate on an hourly rate, so ensure you obtain a written fee proposal, detailing what services they will be providing you with, along with a clear fee structure with any exclusions clearly stipulated.
About DLM Architects Established in 2011, DLM Architects are an awardwinning, RIBA Chartered Architectural Practice with many years of experience, delivering quality design and overseeing construction contracts. Our attention to detail is visible not only in our drawings, but also in our standards of service and quality, ensuring that every detail of your project is developed to its full potential. The Practice has both RIBA and CIAT qualified staff who can provide a full range of architectural services from conception to completion. If you are considering appointing an architect for your project, DLM Architects offer a free initial consultation and would be delighted to meet you and discuss your requirements. t: 01481 701070 e: info@dlm.gg w: dlm.gg
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Enforcement You should never be tempted to avoid seeking the necessary permission just because the procedures seem complex. Going ahead without consent may mean at the least, problems will arise when you come to sell the property as buyers’ advocates will always ask to see consents and may even approach the States to check that all permissions have been issued. If these are not in place then your property may be difficult to sell. If you carry out work, change the use of a building or do not comply with any conditions then the States may take enforcement action. A formal enforcement notice will tell you what is required and how long you have to put matters right. It is an offence to not comply with the notice. Appeals against an enforcement notice can be made but if it is ruled that the enforcement is valid and the offender does not comply with the notice, they can be taken to court and may be fined. It is a criminal offence to alter or demolish a listed building or a building in a conservation area without consent; the offender runs the risk of paying to reinstate the building and/or a heavy fine or prison sentence. If a listed building
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falls into disrepair the States can insist that certain repairs are carried out at the owners’ expense. It is also a criminal offence to carry out building work without the deposit of a Building Regulations application or without notifying Building Control as work is being carried out to enable inspections.
A FORMAL ENFORCEMENT NOTICE WILL TELL YOU WHAT IS REQUIRED AND HOW LONG YOU HAVE TO PUT MATTERS RIGHT. Offenders can be fined or at the very least, risk having to put the work right at considerable cost if contravening works are discovered at a later stage. You should always make sure you ask the States to carry out a final inspection for Building Control purposes once the works are finished in order to obtain your completion certificate.
The enforcement process Alleged breach reported
5 days...
Search site history and carry out site visit (if required)
14 days...
Breach found - assess against policies and priorities and harm causing to the area
14 days...
Inform complainant of initial findings and action to be taken
No breach found. Complainant informed and no further action taken
Complies with policies and/or no harm. Invite planning application and no further action taken
Seek improvements to make acceptable
No improvements assess against policies/harm if necessary. Proceed with formal action
Further consultation participation if necessary
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Save money and the Earth with renewable energy solutions Oil prices are high and showing no sign of coming down. Low carbon solutions help combat climate change and tackle fuel poverty. It’s not just the fact that oil prices are high and showing no sign of coming down and fossil fuels are literally costing the Earth, that mean we should be considering making our homes more energy efficient. It’s also the huge financial gains that can be made from the innovative new solutions available.
“BOTH RELIABLE AND COST EFFECTIVE, IN CONTRAST TO OIL AND GAS HEATING THIS SOLUTION NOT ONLY PROTECTS THE ENVIRONMENT, BUT ALSO YOUR BANK ACCOUNT” Mitsubishi Electric Ecodan heat pumps use proven heat-pump technology to deliver effective, low carbon heating and hot water. The award-winning system takes air and turns it into heat, providing a renewable solution that rivals traditional heating systems. No need for oil or gas, the electric heat pumps uses the air that is already there to heat your home. How the system works The pump technology generates energy from air, an unlimited source that is available everywhere. The system is made up of two parts: a silent outdoor unit (replacing an oil tank) which collects the air and an accumulator which replaces your boiler, heats 200 litres of water to 55 degrees Celsius in the shortest possible time and sends it around your home for your heating and hot water.
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Common misconceptions are that changing system is expensive to do and only suitable for new homes, but the Ecodan heat pump system is ideal for both new and old buildings and only a minimum installation process is required. In the case of supplementary installation, existing surface heating systems such as underfloor heating can simply be reused. Both reliable and cost effective, in contrast to oil and gas heating this solution not only protects the environment, but also your bank account. Heating costs can be reduced by up to 50%. Whilst you’re doing the maths, consider a complete energy-efficient home with solar panels to generate electricity from sunlight for the ultimate money-saving potential and no more bills through your letterbox. It’s certainly not just a lot of hot air, this proven solution is the most popular form of heating in places like Scandinavia where the climate is a whole lot colder than Guernsey, because even on cold days, Ecodan harvests renewable heat energy from outdoors and transfers it into the home. Concept 360 is Guernsey’s only accredited supplier and installer of Mitsubishi Electric Ecodan heat pumps. A market leader in commercial and domestic renewable solutions, Mitsubishi Electric is a pioneer in the development of renewable heat pump technology that offers improved energy efficiency and meets tough legislation.
The Ecodan heat pump range is suitable for small to large applications for both domestic and commercial properties. Benefits to your home
Environmental benefits • Has the European Eco Label to prove its environmental credentials
• Over 70% of the energy we use in the home goes on heating and hot water
• Cuts running costs by 30% over gas and halves CO2 emissions. Savings over oil and LPG heating are even greater
• For every unit of electricity used, the home receives at least three units of heating
• Lower fuel bills whilst making a difference to the nation’s carbon emissions
• Installation is easy and homeowners don’t notice a difference
• Low carbon solutions to help combat climate change and tackle fuel poverty
• Average efficiency levels of over 300% over the winter even with recorded temperatures of -10 degrees • Comes in three sizes suitable for both modern homes and older homes with good thermal insulation • MELCloud Wi-Fi control of Ecodan system from anywhere in the world
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THE WORLD’S MOST ADVANCED DRINKING WATER APPLIANCE.
With eight new trend-led colours to choose from, Zip’s Platinum Design Range takes the HydroTap from an energy efficient kitchen appliance to a striking design accessory.
PURE TASTING, INSTANT, BOILING, CHILLED & SPARKLING WATER ON TAP. Call 0345 6 005 005 to arrange a free consultation or visit zipwater.com/uk
Style meets energy efficiency with Zip’s new HydroTap colour range Zip, creators of HydroTap – the world’s most advanced filtered boiling, chilled and sparkling water tap – has released eight new colours within its popular HydroTap Design Range, which features the style-led Arc, Cube and Elite models. ADD A DESIGNER TOUCH TO YOUR KITCHEN WITH THE WORLD’S MOST ADVANCED DRINKING WATER APPLIANCE
With rose gold, brushed rose gold, gold, brushed gold, platinum, gunmetal, nickel and brushed nickel now joining Zip’s standard finishes, the Zip HydroTap Design Range benefits from the advanced functionality of the HydroTap, without compromising on style. As well as a market-leading filtration system, which offers x25 better filtration than a water filter jug, the energy saving and environmental features are impressive. Aside from encouraging owners to stop buying bottled water, meaning no plastic bottles are going to waste, the taps also have an auto-sleep mode and best-in-class air-cooled (rather than water-cooled) technology, meaning no water is wasted. In addition, Zip’s Power-Pulse
technology maintains stored boiling water to within 0.2°C of your set temperature, meaning you don’t have to waste energy or time waiting for it to heat up. WRAS-approved, the Zip HydroTap also has unique boiling isolation and safety lock features, making it the world’s safest instant boiling water tap. Previously only available in Zip’s standard bright chrome, brushed chrome, matt black or gloss black finishes, the new colour collection labelled the Platinum Design Range – takes the HydroTap from an energy-efficient kitchen appliance to a striking design accessory. Concept360 is a gold accredited supplier of Zip Hydrotaps, contact us for a free quote.
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Case Study: Richmond Villa Enter a new age of digital living and we have Richmond Villa, a full house refurbishment with extension on a period property, which forms part of a handsome terrace of houses on a prestigious road in Guernsey. Unbeknown to the outside world this is an energy efficient, eco-friendly and smart home. The specification included future proofing and adding value and liveability to this modern period property. This project was a joy from start to finish and the transformation was spectacular. What our client had to say: ‘A huge thank you to you and your teams for all of your effort over the closing weeks to get the inside finished and ready. Your professionalism, dedication and genuine desire to do a good job have shone through over the whole contract and you made the process an enjoyable one. It is looking simply stunning.’
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“YOUR PROFESSIONALISM, DEDICATION AND GENUINE DESIRE TO DO A GOOD JOB HAVE SHONE THROUGH OVER THE WHOLE CONTRACT AND YOU MADE THE PROCESS AN ENJOYABLE ONE”
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Case Study: Jardin Des Buttes This renovation and new build project mixed contemporary fixtures and fittings with new for a cohesive finish to the property. ‘We are so glad we used Concept 360 for our house build. James and his team without exception were really hard working and easy to get on with throughout the whole process. We had a rigid budget and Concept 360 were key in ensuring we achieved the finished house we wanted at the right quality and the right price.
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‘They helped us make good decisions along the way and to source materials we needed but equally they were flexible and open to us finding items ourselves. ‘Some people describe their building projects as difficult and stressful. We would say our experience was quite the opposite. ‘Good planning and communication
between us at all stages made our project run really smoothly, on time and within our budget. ‘We thoroughly appreciate the care and attention Concept 360 brought to our project and we look forward to continuing to work with them as we add to our fabulous and evolving family home.’
All domestic electrical work undertaken Specialist in LED lighting, underfloor heating and Farho Eco Heating Systems Approved NICEIC contractors
Contact Andy for a free quote 1stpoint@cwgsy.net | 07781 446071
Directory Once you decide to build, extend or renovate... 1. Appoint an architect where required: DLM Architects Le Foulon St Peter Port GY1 1YT t 01481 701070 e info@dlm.gg f /dlmworks dlm.gg JGA Architecture Unit 4, Bakery Complex Les Tracheries L’Islet GY2 4SN t 01481 245767 e james@jga.gg f /jgarchitectureltd jga.gg 2. Appoint a structural engineer where necessary: CBL Consulting The Fort Complex Les Tracheries St Sampson GY2 4SN t 01481 244433 e guernsey@cblconsulting.gg f / cblconsultingltd cblconsulting.gg 3. Review and add on insurance for contribution: Cherry Godfrey No 1 Fountain Street St Peter Port GY1 4AQ t 01481 711666 e insurance@cherrygodfrey.com cherrygodfrey.com Rossborough PO Box 127 Rossborough House Bulwer Avenue St Sampson GY2 4LF t 01481 241555 e gsy@rossboroughgroup.co.uk rossborough.co.uk
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4. Appoint a builder or go out to tender: Concept 360 Ltd Homeside Warehouse Pitronnerie Road Industrial Estate St Peter Port GY1 2RG t 01481 736360 e accounts@concept360gsy.com f /concept360gsy concept360gsy.com 5. Appoint tradesmen as and where required: 1st Point Electrical t 07781 446071 e 1stpoint@cwgsy.net f 1stpointelectricallimited Formula Scaffolding t 07781 188231 e formulascaffolding@cwgsy.net Guernsey Trade Windows Lowlands Industrial Estate Braye Road Vale GY3 5XD t 01481 256586 e guernseytradewindows@gmail.com guernseytradewindows.com Marriott Plastering t 07781 410412 e dmarriott.gsy@gmail.com Regnard Decorating t 07911 717717 e regnarddecorating@gmail.com 6. Use good quality building materials: Annandale Limited Route de la Hougue du Pommier Vale GY6 8BA t 01481 253088 e richardo@annandale.gg f /annandaleltd annandale.gg
Norman Piette Bulwer Avenue St Sampson GY1 3EE t 01481 245801 e info@norman-piette.com f /normanpiette norman-piette.com 7. Get those perfect finishing touches: Annandale Limited Route de la Hougue du Pommier Vale GY6 8BA t 01481 253088 e richardo@annandale.gg f /annandaleltd Acorn Lifestyle Rue Maze St Martin GY4 6LH t 01481 720870 e enquiries@acornlifestyle.net f /acornlifestylelimited acornlifestyle.net Capelles Petite Capelles St Sampson GY2 4GR t 01481 245897 e sales@capelles.co.uk capelles.co.uk Norman Piette Bulwer Avenue St Sampson GY1 3EE t: 01481 245801 norman-piette.com Ziptap Homeside Warehouse Pitronnerie Road Industrial Estate St Peter Port GY1 2RG t 01481 736360 e accounts@concept360gsy.com f /concept360gsy ziptapwater.com