Planning & Design

Pre Planning Applications

If you have a speculative scheme whether for extension of an existing dwelling or new development site we can provide a feasibility appraisal to ascertain viability and likelihood of achieving planning success. The benefit of a feasibility appraisal is that this will advise and guide on the suitability of sites for potential schemes. Guiding on design requirements in accordance with current local planning frameworks which in turn can increase the chances of gaining successful consent upon submission of the relevant planning application.

This can prevent owners/purchasers incurring costly planning fees for unconsidered and ill prepared design schemes.

Full Planning Applications

We will formulate schematic design options working with the client to ensure an appropriate final design is achieved in accordance with the project brief. A full CAD drawing package will then be created of the chosen design concept to accompany the planning application.

Bakers Surveyors will represent in all statutory consultations, completing the formal planning application, undertaking design amends where necessary to ensure a successful application.

Pre-app planning discussions with the local authority may also be conducted  prior to submission of application in more complex or contentious cases. This can help to guide the design in accordance with planning policy. These early discussions with planners can also increase the likelihood of the council supporting a proposal once the planning application is submitted.

If you own or manage a listed building or a building within a conservation area or are interested in buying one you should be acutely aware of the onerous liabilities imposed upon owners when undertaking alterations. This can also extend to general repairs which affect not only internal parts of the building but the external façade and other associated areas within the curtilage of the site including boundaries, outbuildings, barns etc.

If a property is listed it does not mean that you cannot undertake changes, alteration or extension however any such works do require careful thought and a sympathetic approach to consider works in relation to the intrinsic historical character of the building and its surroundings. Undertaking any such works without formal Listed Building Consent is a criminal offence for which you can be prosecuted.

Whether it be simple repairs or major structural works Bakers Surveyors are able to undertake listed building applications overseeing the maintenance and refurbishment of historic structures.

Our experience and knowledge in dealing with listed buildings is key to offering advice and guidance on sympathetic repair and renovation.

Bakers Surveyors specialise in surveying, maintaining and managing both Grade II & Grade II* Listed buildings.

Ensuring projects are regulatory compliant requires a formal Building Regulation application. This is often confused as being part of the planning drawings/application but is in fact an independent and separate application process.

Before any ‘approved’ planning application is to proceed to site consideration needs to be given to Building Regulation requirements. This will again require a statutory application process whether via the relevant local authority or private body to include full detailed CAD drawings to address technical detailing for all structural support, fire safety/protection, thermal and environmental performance and general building detailing. Bakers Surveyors are able to undertake all elements of the Building Regulation Application process along whether via a Full Plans application or Building Notice application.

It is an unfortunate fact that many property owners get financially caught out when undertaking and managing their own renovation/refurbishment or new build projects. This will mainly be due to not having the professional knowledge or experience in contract administration. This can be extremely damaging resulting in significant distress and will often unfortunately lead to significant increased additional cost when there becomes a requirement to rectify unacceptable, defective and/or none compliant or incomplete works.

It is always advised that any new building, extension or renovation project is run under a professional building contract. This is to ensure the legal protection of building owners and contractors alike, protecting all parties against unjustified extra over works, escalating build costs and significant project overruns, none or reduced payment etc.

Effective project management is invaluable in ensuring a project is delivered in accordance with the project brief, statutory compliance and within the contracted timetable and quoted contract costs.

Bakers Surveyors can offer full Project Management services for small refurbishment/renovation projects through to more significant new build schemes from inception to completion.

Services include;

• formulation of detailed specification of works
• preparation of tender documentation
• selective/competitive tendering
• tender analysis
• contractor appointment/contract preparation
• project/contract administration of associated works
• CDM 2015 Regulation representation
• Interim valuations/retention calculation
• snagging survey upon completion of works
• management of defect liability period

Our project/contract management service will hand over a completed project giving you the assurance and peace of mind that all works have been conducted in a good quality manner and in accordance with all statutory/regulatory requirements with all guarantees and certification.

Under the 2015 CDM Regulations both commercial and domestic projects should now be CDM compliant. Bakers Surveyors are able to offer CDM representation on behalf of clients ensuring projects meet the relevant statutory Health and Safety requirements ensuring insurances are not contravened and eliminating the potential for prosecution and enforcement notices being issued during works from the HSE (Health and Safety Executive).