OUR HOUSE RENOVATION HANDBOOK
WHO WE ARE Founded in 2016 by architect Billy Sinclair, Sinclair Studios is a young and growing architecture and design practice based in London. Specialising in residential projects, the studio believes a strong, collaborative and transparent relationship with each client is the best route to a successful scheme.
HOW WE WORK We like to take an ‘inside-out’ approach to our projects. We start with a clear understanding of a client’s needs, habits and ambitions and design an internal arrangement and external skin around this. Work with us and we will be your professional guide and advocate, bringing fresh enthusiasm, ideas and creative solutions in line with your budget and time constraints.
1/ PROJECT OVERVIEW
TS TEN
CON
PAGES 2 - 5
A simple outline of the process from start to finish
OUR 28 PAGE GUIDE TO HELP YOU REALISE YOUR PROJECT Taking on a home improvements project can seem like a daunting prospect. There are hundreds of decisions to make, several approvals to seek and jargon to muddle through. At Sinclair Studios we believe that embarking on this process should be a pleasure not a pain. That is why we have prepared this guide to help you prepare for what’s to come and ultimately ensure your project is as successful and rewarding as possible.
2/ PROJECT ROAD MAP PAGES 6 - 19
A step-by-step guide through your project
3/ NEED TO KNOW PAGES 20 - 28
Time, cost and legal considerations to be aware of
1/ PROJECT OVERVIEW
PARTY WALL SURVEYOR
PAGE 23
PROJECT TEAM
BUILDING SURVEYOR
STAGE 2 / Concept Design
STAGE 3 / Developed Design
PAGES 8 - 9
PAGES 10 - 11
PAGES 12 - 13
An initial conversation between client and architect establishes the ambition, scope and budget for the architectural project.
Based on the outline project brief, an architect will draw up initial concepts for the works, testing out ideas and getting client feedback.
Once a direction for the design has been agreed, the architect will prepare drawings and documentation in order to secure planning permission.
PAGE 22
THE LEGAL STUFF
START HERE
STAGE 1 / Preparation and Brief
HEALTH AND SAFETY
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PARTY WALL CONSENT
PLANNING PERMISSION
1/ PROJECT OVERVIEW
BOILER FLUE REUSED
CONTRACTOR (aka THE BUILDER)
RELOCATED
NEW KITCHEN
Installation of external extract grille
SOIL PIPE
Relocate existing boiler
APPROVED INSPECTOR PROPOSED ABOVE
STRUCTURAL ENGINEER
P
Soil stack
BOILER
E
I
2.04
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E-UFH
M. BATHROOM
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2.02
KITCHEN
B
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TBC on site
Wall built out to align with steel . above
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2.03
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M. BEDROOM
D
D.01
D.04
760
A
STAGE 5 / Construction
STAGE 6 / Handover
PAGES 14 - 15
PAGES 16 - 17
PAGES 18 - 19
With the necessary planning consents in place the project can be drawn through in detail, generating a technical pack that can be priced by a builder.
The builder for the job gets appointed and undertakes the construction work in line with the technical drawings and monitored by the architect.
As the project comes to a close, the architect will make a final inspection to ensure the work is complete and ready for the client to move in.
FINISH
STAGE 4 / Technical Design
BOILER FLUE REUSED
RELOCATED
Relocate existing boiler
NEW KITCHEN
PROPOSED ABOVE
Installation of external extract grille
SOIL PIPE
THE STAGES OF YOUR PROJECT
P
Soil stack
BOILER
E
I
2.04
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E-UFH
M. BATHROOM
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2.02
KITCHEN
2340
B
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TBC on site
Wall built out to align with steel . above
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2.03
Q
D.04
M. BEDROOM
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D.01 760
A
BUILDING REGULATIONS
Architectural projects in the UK are undertaken in a series of stages as defined by the Royal Institute of British Architects (RIBA). Each stage has a different focus and specific outcomes. This section gives an overview of the stage by stage process. A detailed breakdown of each stage, with information specific to a residential project, can be found in Section 2 of this handbook.
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2/ PROJECT ROAD MAP
STAGE 1 /
Preparation and Brief
The purpose of this first stage is to establish the brief for the project, setting out the aims and ambitions which will dictate the development of the design. To begin with, we will meet with you for an initial consultation, where we will discuss how you see yourself living in your new home and what spaces you may need. We will also give some initial advice on the specific approvals and consultants that will be required.
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INITIAL CLIENT ENQUIRY
DISCUSSION CHECKLIST Initial project brief
INITIAL CLIENT MEETING
Budget Programme
We will meet with you to take a look around the site and discuss your requirements, aspirations and budget for the project.
FEE PROPOSAL & APPOINTMENT
1 We will prepare a personalised fee proposal and appointment document for your approval with budget and programme estimates tailored to your project.
Client to commission measured survey
STAGE 1 / END OF STAGE CHECKLIST Signed appointment with Sinclair Studios Initial project brief agreed Measured survey commissioned
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2/ PROJECT ROAD MAP
Fee
STAGE 2 /
Concept Design
Using the initial project brief established in Stage 1, we will work in sketch form to develop some outline proposals. In a meeting with you we will present our ideas, including a couple of options for layouts. After this meeting, the project brief will be finalised and outline floor plans agreed. We will also undertake some research into the planning policy in your local area in order to understand any specific requirements and prepare for the approvals that are needed.
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STAGE 2 / PRE-STAGE CHECKLIST Initial project brief Measured survey drawings completed
CONCEPT DESIGN PRESENTATION
Outline design proposals Working in sketch format we will develop a couple of options for the floor plans. CLIENT MEETING
2 We will meet with you to discuss the concept proposals including: - Sketch options for floor plans - ‘Look and feel’ images - Outline scope of works
Update floor layout(s) and finalise project brief We will issue these for your approval to conclude this stage of work.
STAGE 2 / END OF STAGE CHECKLIST Agreed floor layout(s) Finalised project brief
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2/ PROJECT ROAD MAP
Architect to research local planning policy
STAGE 3 /
Developed Design
With the plan for the internal spaces agreed in the previous stage, we will now spend more time working up the initial concept into a full design. This will include the external appearance of the building and suggestions for materials and finishes throughout. Once agreed with you, the design proposals will then be drawn up and, if required, submitted for planning approval.
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STAGE 3 / PRE-STAGE CHECKLIST Agreed floor layouts Final project brief
Develop design proposals We will work on the project in three dimensions, developing the external elevations and ideas on materials.
3
CLIENT MEETING
Meeting to review developed design proposals and advise on required legal approvals (such as planning and party wall).
NOTES / ANNOTATIONS
Historic unused water closet to be removed
A
Openings formed in side of property for extension
A
Existing windows to be removed and replaced with painted timber sash windows
A
A A
A
A
1
EXISTING FRONT
Party walls and chimney stack raised for mansard extension
2
Mansard extension to be set back from existing front & rear parapets
3x roof lights to front of mansard
EXISTING REAR
Crittall style rear elevation fenestrations set within brick extension
3
Windows proposed in rear of mansard extension
EXISTING SIDE
Roof lights proposed at rear of property
Skylight proposed in side extension
Enlarged opening with proposed painted timber sash window
0m
1m
2m
Date
A
3m
Initials
4m
Revision
A
A
A
A
115 Mare Street, London, E8 4RU www.sinclairstudios.co.uk
Apply for freeholder approval (if needed)
Drg. No.
PL 003
A
Rev.
-
Project
174 GLENARM ROAD E5 0NB
3100
Drawing
EXISTING & PROPOSED ELEVATIONS
4
PROPOSED FRONT
5
PROPOSED REAR
6
PROPOSED SIDE
Scale
Date
1-100 @ A3
NOV. 2017
THE COPYRIGHT DESIGN AND PATIENTS ACT 1988 THIS DRAWING IS THE COPYRIGHT OF SINCLAIR STUDIOS LTD OF THE ABOVE ADDRESS AND MUST NOT BE COPIED OR REPRODUCED, IN WHOLE OR PART BY ANY METHOD WHATSOEVER, WITHOUT THE PRIOR WRITTEN APPROVAL OF SINCLAIR STUDIOS LTD
Prepare CAD drawings and outline schedule of works for client approval
Client to have informal discussion with neighbours about any works to the party wall
Submit planning application (if applicable)
STAGE 3 / END OF STAGE CHECKLIST Freeholder approval obtained (if needed) Planning application submitted (if applicable) Conversation about any party wall works started with neighbours
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2/ PROJECT ROAD MAP
DEVELOPED DESIGN PRESENTATION
STAGE 4 /
Technical Design
In this stage, the input from other consultants, such as the structural engineer, will be coordinated into the design. With the technical proposal developed, we will prepare a set of drawings and schedule of works that can be submitted to various contractors for pricing. We will assist you in reviewing the tender returns, agree a price for the construction works and select the contractor for the job.
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STAGE 4 / PRE-STAGE CHECKLIST Structural engineer appointed Planning approval granted (if applicable)
Client to serve Party Wall notice to neighbours (if needed)
Prepare detailed proposals Coordinate with consultant drawings and develop interior elements, technical details and material proposals.
TECHNICAL DESIGN PRESENTATION
CLIENT MEETING
New reduced width architrave
New reduced width architrave
Painted wall finish Integrated extract hood behind painted shaker style door
HL cupboard with internal shelves
Veneered shelving
30
HL cupboard with internal shelves
40
EQ
New sash windows and internal shutters
4
New sash windows and internal shutters
30
30
800 tbc on site EQ 40
30
LED lighting strip located on underside of cabinets within recess and lighting down on splash back Splash back
TBC
650
350
600
600
600
450
TBC
38
Shop painted MR-MDF
Oak veneered MR-MDF Client to confirm final colour / veneer finish
1
MAIN KITCHEN ELEVATION Surface mounted knobs
Painted plinth
4x drawers. Shaker style
Infill side panels to be painted
1x full height drawer to include waste bin underneath sink
1x large storage drawers
Surface mounted knobs
Painted plinth
1x LL drawer below integrated oven
Integrated dishwasher concealed behind shaker style painted doors
Infill side panels to be painted
20 25 CONSTRUCTION ISS.
27/10/17 Date
Kitchen tap and stainless steel undermount basin
New sash windows and internal shutters
Meeting to review detailed design proposals.
Worktop and splash back
LED lighting strip located on underside of HL cabinets within recess and lighting down on splash back
Window seats to be refurbished. Existing cupboards, backs and sill to be painted, new knobs and new hardwood veneered seat top
New hobs
Initials
Revision
New bullnosed hardwood seat
115 Mare Street, London, E8 4RU www.sinclairstudios.co.uk Drg. No.
Rev.
-
030
Project
83 LADBROKE GROVE W11 Drawing
KITCHEN ELEVATIONS COUNTER Scale
Date
1-20 @ A3
AUG 2017
THE COPYRIGHT DESIGN AND PATIENTS ACT 1988 THIS DRAWING IS THE COPYRIGHT OF SINCLAIR STUDIOS LTD OF THE ABOVE ADDRESS AND MUST NOT BE COPIED OR REPRODUCED, IN WHOLE OR PART BY ANY METHOD WHATSOEVER, WITHOUT THE PRIOR WRITTEN APPROVAL OF SINCLAIR STUDIOS LTD
2
MAIN KITCHEN PLAN
BOILER FLUE REUSED
RELOCATED
Relocate existing boiler
NEW KITCHEN
SOIL PIPE
Installation of external extract grille
PROPOSED ABOVE
Prepare CAD drawing set and schedule of works for client approval
Submit to contractor(s) for tender
P
Soil stack
BOILER
E
Review contractor returns and negotiate prices
I 2340
E-UFH
2.04
M. BATHROOM
C
2.02
KITCHEN
2340
B
D.02
G
TBC on site
Wall built out to align with steel . above
2340
2.03
Q
D.04
M. BEDROOM
D
D.01
Select contractor for construction work
760
Submit application to building control (via approved inspector if chosen)
A
STAGE 4 / END OF STAGE CHECKLIST Detailed drawing pack and written schedule of works Application submitted to local authority building control (via approved inspector if chosen)
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2/ PROJECT ROAD MAP
Receive structural engineer drawings
STAGE 5 / Construction
With the contractor selected and building contract signed, we will be on hand to answer any queries, administer the contract, carry out regular inspections, instruct any additional work required, monitor progress on site and keep track of cost. We will also be able to assist you with selecting final finishes, fixtures and fittings.
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STAGE 5 / PRE-STAGE CHECKLIST Party wall consents in place Building control application submitted to local authority Contractor appointed and building contract signed
SITE INSPECTION REPORT
Contractor to undertake building works in accordance with the building contract, technical drawing pack and schedule of works
5
SITE MEETINGS BOILER FLUE REUSED
RELOCATED
Relocate existing boiler
NEW KITCHEN
PROPOSED ABOVE
Installation of external extract grille
SOIL PIPE
P
Soil stack
BOILER
E
We will make regular site inspections to review construction progress and issue progress reports.
I
2.04
2340
E-UFH
M. BATHROOM
C
2.02
KITCHEN
2340
B
D.02
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TBC on site
Wall built out to align with steel . above
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D.01 760
Building Inspections at key points in the construction programme
A
Architect to assist client in selecting interior fixtures and finishes
Monthly payments to contractor by client for works completed
FINAL INSPECTION
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2/ PROJECT ROAD MAP
Architect to administer the building contract
STAGE 6 / Handover
As construction comes to an end, we will make a final inspection to ensure the building work is completed to a suitable quality and the project is ready for you to move in to. After handover the defects period starts. If you notice any problems with the build, the contractor will have to return to the site to fix these issues. We will be available then to check the repair work, issue the final certificate and approve final payment, bringing the contract between you and the contractor to a close.
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FINAL INSPECTION RELOCATED
BOILER FLUE REUSED
Relocate existing boiler
NEW KITCHEN
Installation of external extract grille
PROPOSED ABOVE
SOIL PIPE
P
Soil stack
BOILER
E
I 2340
E-UFH
2.04
M. BATHROOM
C
2340
2.02
KITCHEN
B
D.02
G
TBC on site
Wall built out to align with steel . above
2340
2.03
Q
D.04
M. BEDROOM
D
D.01 760
Building regulations sign off
A
Practical Completion certificate issued
Contractor to issue any product warranties, instruction manuals and certificates
Contractor issues the Health & Safety file
Client moves in!
START OF DEFECTS PERIOD Any defects that arise during this period will be rectified by the contractor at no extra cost. END OF DEFECTS PERIOD Contractor makes good any defects noted during the defects period Final certificate issued Final payment to contractor STAGE 6 / END OF STAGE CHECKLIST Building regulations approval Building contract final certificate issued Project File including warranties, instructions, certificates and the Health & Safety file to be handed over by the contractor
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2/ PROJECT ROAD MAP
Completed construction work!
3/ NEED TO KNOW
THE LEGAL STUFF These are approvals that are required by law in order to complete your building. The process in seeking these approvals can vary on a project by project basis. We will provide further advice on the specifics of your project during our initial consultation. PLANNING PERMISSION Certain building works require planning permission from your local council. We can liaise with the planning authority to understand the local policy and prepare a pack of drawings and other documents to submit for approval. BOILER FLUE REUSED
RELOCATED
Relocate existing boiler
NEW KITCHEN
PROPOSED ABOVE
Installation of external extract grille
SOIL PIPE
P
Soil stack
BOILER
E
I 2340
2.03
M. BEDROOM
760
A
Listed Building consent Required if your property is a designated listed building.
2.04
B
Q
D.04
OTHER POTENTIAL APPROVALS
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2340
D
D.01
HEALTH AND SAFETY (aka CDM Regulations) By law it is required to consider health and safety in the design, construction, use and maintenance of the building. We will undertake the role of ‘principal designer’, meaning that we are responsible for ensuring risks are identified and mitigated where possible. The contractor also has duties including providing on-site welfare facilities for the site workers and producing necessary documentation at key stages.
Freeholder approval Needed if you do not own the freehold of your property.
E-UFH
D.02
G
TBC on site
PARTY WALL CONSENT If your project includes work on or near a boundary with your neighbour(s) then you must notify them by serving a party wall notice at least two months before construction work commences. If they refuse consent you will need to appoint a party wall surveyor to resolve the dispute.
M. BATHROOM
C
2.02
KITCHEN
2340
Wall built out to align with steel . above
BUILDING REGULATIONS APPROVAL At the end of a building project this approval is required to ensure the works meet the standard set out in the national Building Regulations. We will manage this process either by using the council’s Building Control service or through an Approved Inspector (see opposite).
PROJECT TEAM On most projects additional expertise will be needed to meet legal requirements and/or provide technical information for construction. The exact combination of consultants required depends on your project. We will be able to advise you at an early stage.
BUILDING SURVEYOR Appointed at the beginning of a project to undertake a measured survey of your property.
PARTY WALL SURVEYOR If your neighbour does not initially consent to construction works being undertaken on your shared boundary then you will need to appoint a surveyor to negotiate on your behalf.
BOILER FLUE REUSED
RELOCATED
Relocate existing boiler
NEW KITCHEN
SOIL PIPE
Installation of external extract grille
PROPOSED ABOVE
STRUCTURAL ENGINEER This consultant is required if building an extension or demolishing any load-bearing walls. We will work to coordinate the structural proposal into the design, and ensure the overall vision is not compromised. P
Soil stack
BOILER
E
I
2.04
2340
E-UFH
M. BATHROOM
C
2.02
KITCHEN
2340
B
D.02
G
TBC on site
Wall built out to align with steel . above
2340
2.03
Q
D.04
M. BEDROOM
D
D.01 760
APPROVED INSPECTOR An Approved Inspector is an independent expert who is able to sign off the Building Regulations Approval at the end of your build.
POTENTIAL ADDITIONAL CONSULTANTS Planning Consultant Advises on difficult planning items.
Services Engineer For complex heating/electric systems.
Heritage Consultant Only required for listed buildings.
Quantity Surveyor Provides expert costing advice.
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3/ NEED TO KNOW
A
CONTRACTOR (aka THE BUILDER) The contractor is the builder who will take the design drawings and make them a reality. Arguably the most important member of the project team, the selection process should be rigorous to ensure the best contractor for the job is appointed for the right price.
HOW LONG WILL IT TAKE?
It goes without saying that the programme for a project can vary hugely depending on the scale and complexity of the works. A full new build house will take considerably longer to design and construct than a small single storey extension. On top of this, there can be delays that can’t be anticipated. So be prepared to expect the unexpected! We can, however, make a few generalisations. The chart opposite estimates the time scales for the refurbishment and extension of a typical three-bed family home. As part of our Stage 1 services we will analyse your brief and prepare a programme estimate tailored to your project.
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1 - 2 weeks
STAGE 1
2 - 3 weeks
STAGE 2
4 weeks
Measured survey 1 - 2 weeks
STAGE 3
Submit planning application
Planning decision 10 weeks Receive planning decision
6 - 8 weeks
STAGE 4 Sign building contract
Party Wall notice min. 2 months before construction RELOCATED
BOILER FLUE REUSED
Relocate existing boiler
NEW KITCHEN
PROPOSED ABOVE
SOIL PIPE
Installation of external extract grille
P
Soil stack
BOILER
E
I 2340
E-UFH
2.04
M. BATHROOM
C
2.02
2340
KITCHEN
B
D.02
G
TBC on site
Wall built out to align with steel . above
2340
2.03
Q
D.04
M. BEDROOM
D
D.01
3 - 6 months
760
STAGE 5 1 - 2 weeks
STAGE 6
Practical completion
Move in! Defects Period make note of any problems that arise
+ 6 months Final certificate
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3/ NEED TO KNOW
A
Building Regulations approvals throughout construction
HOW MUCH WILL IT COST? The cost of your project will depend on a number of factors including the size of your build, the complexity of the works and the quality of the fixtures and fittings. The construction works will represent the largest portion of your budget but you will also need to factor in other fees and legal costs. The figures on these pages are only estimates but will give some guidance on the general and relative costs of a building project.
CONSTRUCTION WORKS
Roof extension £1400 - 1800 per sq. metre
General internal refurbishment £800 - 1200 per sq. metre
Ground floor extension £2600 - 3000 per sq. metre SPECIALIST ITEMS Kitchens £7000 - 20,000
Specialist glazing £1500 - 2000 per sq. metre
Bathrooms £4000 - 10,000
Fireplace £3000 - 8000
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CONSULTANT FEES AND OTHER COSTS ARCHITECT’S FEES 8 - 12% net construction cost depending on size and complexity of project
STRUCTURAL ENGINEER’S FEES 2 - 4% net construction cost depending on scope of works and complexity of project
MEASURED SURVEY / BUILDING SURVEYOR £500 - 2000, depending on size and complexity of project
PLANNING PERMISSION £206 for a Home Owner Application
PARTY WALL CONSENT / SURVEYOR Free if notice is served by client and all neighbours consent £700 - 1200 for surveyor per neighbour if dispute arises
RELOCATED
BOILER FLUE REUSED
Relocate existing boiler
NEW KITCHEN
PROPOSED ABOVE
SOIL PIPE
Installation of external extract grille
P
Soil stack
BOILER
E
I 2340
E-UFH
2.04
M. BATHROOM
B
D.02
G
TBC on site
2340
2.03
Q
D.04
M. BEDROOM
D
D.01 760
A
AND DON’T FORGET... VAT Typically 20% on construction works sum and all consultant fees 10% Contingency Allowance Plan for the unexpected by working a contingency allowance into your budget
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3/ NEED TO KNOW
C
2.02
2340
KITCHEN
Wall built out to align with steel . above
BUILDING REGULATIONS APPROVAL / APPROVED INSPECTOR £500 - 2000, depending on approvals route taken
THE FIRST STEPS TO YOUR NEW HOME
ET G S ’ LET RTED STA
Plan your brief Have a think about how you use your current home, what spaces you will need now and in the future and any problems that may need solving Firm up your budget Be realistic about how much you have to spend and use this guide to get a rough idea of the costs involved Get in contact! Organise a free initial consultation with Sinclair Studios and find out how we can help you realise your project
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Sinclair Studios are registered with the ARB and are an RIBA chartered practice.
Images and content Š Sinclair Studios Ltd, 2018
ARCHITECTURE AND DESIGN
sinclairstudios.co.uk Contact us at:
hello@sinclairstudios.co.uk +44 (0) 20 3488 3438 115 Mare Street London E8 4RU And follow us on Instagram to see what we’re up to:
@sinclair.studios