Commencement Notice Drawings & Opt Out

ApplesGrapes

We are about to submit a commencement notice and available of the Opt Out facility. Our architect created our initial planning drawings, and planning was approved pending some conditions - dormer height from ridge height & depth of step out (bay window). Can we submit the original unmodified planning drawings as the GA drawings, along with the structural engineers drawings? Or do we need to update them to account for planning conditions?

We will be complying with the planning restrictions and have asked the engineer to supervise and sign-off on the build, rather than the architect. However we would prefer to avoid asking the architect to update the original documents, if we can, as he's pretty busy with other work and it will delay the process.

Also for the purpose of the Commencement Notice, is the architect or the engineer considered the 'Designer' if the engineer is providing us with the certification?

Thank you

Gumbo

ApplesGrapes wrote: »

We are about to submit a commencement notice and available of the Opt Out facility. Our architect created our initial planning drawings, and planning was approved pending some conditions - dormer height from ridge height & depth of step out (bay window). Can we submit the original unmodified planning drawings as the GA drawings, along with the structural engineers drawings? Or do we need to update them to account for planning conditions?

Why submit any drawings if you are opting out?
Cant you only submit the CN, Declaration of Opt Out and the Appointment of a Builder?

ApplesGrapes wrote: »

We will be complying with the planning restrictions and have asked the engineer to supervise and sign-off on the build, rather than the architect. However we would prefer to avoid asking the architect to update the original documents, if we can, as he's pretty busy with other work and it will delay the process.

If you want to submit drawings, why submit old ones as your Engineer will have to update them anyway, and they should be done prior to commencement, so just upload the current ones.

ApplesGrapes wrote: »

Also for the purpose of the Commencement Notice, is the architect or the engineer considered the 'Designer' if the engineer is providing us with the certification?

Is your architect involved in the construction stage? Is he finished, paid for and gone from the job?

ApplesGrapes

Thank you Kceire

I thought we still had to upload GA drawings, even with an opt out.

The Engineer's drawings are mainly focused on foundations and the roof. He did not update the original architects planning drawings, and some small things have changed.

Yes, the architect is paid and finished with the work. From here on in we decided to go with the engineer to monitor the build and provide sign off for the bank and issue certs.

Gumbo

ApplesGrapes wrote: »

Thank you Kceire

I thought we still had to upload GA drawings, even with an opt out.

You still can if you want. The facility is there to upload them when you are uploading the certificates and undertakings at commencement stage.

ApplesGrapes wrote: »

The Engineer's drawings are mainly focused on foundations and the roof. He did not update the original architects planning drawings, and some small things have changed.

That's exactly what a Building Control Officer wants to see. Structural elements, detailed foundation drawings which show insulation build up and sub floor fill material called up. Radon provisions, DPM provisions etc

ApplesGrapes wrote: »

Yes, the architect is paid and finished with the work. From here on in we decided to go with the engineer to monitor the build and provide sign off for the bank and issue certs.

Well then the Architects details should go nowhere near the form. He is not overseeing the design at construction stage, your Engineer has now assumed that role of Designer and Certifier.

If I seen my name in the field and I wasn't involved I wouldn't accept the role, remember you have to put their details in and the person still has to accept that role.

FrankGrimes

Recently recievef final grant for a large extension and about to submit commencement notice but it seems a lot more complicated than I expected.

Architect designed it and did the planning permission plans but won't be involved any further. My friend is a builder and will manage it all via direct labour. Have an engineer who will spec it out and signoff but as he and builder work close together regularly builder didnt feel he needs construction drawings. So is my situation opting out and what does that mean and how can I opt out (may hsve overlooked details on the BCMS site)?

Gumbo

FrankGrimes wrote: »

Recently recievef final grant for a large extension and about to submit commencement notice but it seems a lot more complicated than I expected.

Architect designed it and did the planning permission plans but won't be involved any further. My friend is a builder and will manage it all via direct labour. Have an engineer who will spec it out and signoff but as he and builder work close together regularly builder didnt feel he needs construction drawings. So is my situation opting out and what does that mean and how can I opt out (may hsve overlooked details on the BCMS site)?

Your Engineer should be advising you.
Sounds like a nightmare set up to me.

Where's the contract?
How do you know exactly what you are getting?
What will the builder construct? and how?

FrankGrimes

kceire wrote: »

Your Engineer should be advising you.
Sounds like a nightmare set up to me.

Where's the contract?
How do you know exactly what you are getting?
What will the builder construct? and how?

Thanks, yeh it was my bad, turned out engineer was on it pulling all the info together and got it all sorted, I just wasn't initially aware that'd be the case.