Steps After Planning Approved -HELP!!

ruby rules

Hi Everyone,

Just looking for a bit of advise. We have been granted planning permission & are a bit unsure as to what to do next. What's the process to finally get those blocks down from planning to actually getting started?

We want to get moving with the build asap but we can't even apply for the mortgage without the costings sheet filled out. Our architect told us we have to find a builder & get a quote first but any builders we spoke to seem to be unsure about giving us a quote & any of the ones who said they would haven't come back to us. Architect is done with us now.

Head is wrecked & I know we are going about this all wrong.

Any advise appreciated x

mikewest

Welcome aboard.

Congrats on the PP, many never get that far.

Where are you located, as it can make the world of difference. Have you finalised approved plans from your architect?
Have you finance in place?
Is your Architect going to oversee the build for you or does he expect you to get an engineer (or approved signatory) also

This place has lots of information and can drive to you to Bethlehem* if you let it.

*Archaic reference

mrsWhippy

ruby rules wrote: »

Hi Everyone,

Just looking for a bit of advise. We have been granted planning permission & are a bit unsure as to what to do next. What's the process to finally get those blocks down from planning to actually getting started?

We want to get moving with the build asap but we can't even apply for the mortgage without the costings sheet filled out. Our architect told us we have to find a builder & get a quote first but any builders we spoke to seem to be unsure about giving us a quote & any of the ones who said they would haven't come back to us. Architect is done with us now.

Head is wrecked & I know we are going about this all wrong.

Any advise appreciated x

After planning was granted for us, the next step was to get the construction drawings completed. It is a combination of these and the Bill of Quantities from the QS that we will use to go to tender to a selection of builders. Presumably you only have planning drawings done up to date?

Fayre

After planning I got 5 quotes for engineers, picked one.
He made the construction drawings and created a spec for the house (this required a good bit of input from us - we had to pick out all lights, flooring, type of windows, architrave, doors, wall hung toilets, concealed shower pipes, alcoves in showers/bath, stove, fireplace, etc). This spec and construction drawings were then sent out to 5 builders. Got the quotes back and analysed them to make sure we were comparing apples with apples (this is very important). The more clear that your spec is, the easier the tender process will go coz it's easier to compare the quotes knowing they're all quoting against the same thing.
If you don't have a spec and detailed construction drawings, the builders that quote for the job could all be quoting against different things (one could assume entrance walls is included, another could assume they're excluded etc etc )
Make sure you get the AutoCAD drawings from your architect so that the engineer can create the construction drawings!
We never did the whole QS thing but I do see a lot of people recommending it.
Also - get your provisional BER assessment done. This will then spit out your wall cavity, floor and roof insulation, your heating system, your compliance with part L (which means you need a renewable source of energy so if you don't go for a heat pump you have to have solar panels etc)

ruby rules

Thanks a million for everyone's helpful advise.

TBH we were messed around a lot by our architect and he was the one who told us next step was just to get a builder, I don't know if the drawings are planning drawings or construction drawings that he gave us but builders are telling us they can't read them, I didn't know we had to get 2 different lots🙈 Is it the architect that does that? Do they cost more to get done?

Also, what's the difference with a surveyor & an engineer?

Thanks again, we really appreciate your advise x

Fayre

yes 2 different lots I'm afraid, we all had to do it. 2 separate costs.
The drawings your architect did were for planning.
Now you need to get the construction drawings done. My arch tech did my planning drawings, but my construction drawings were done by an engineer.
You can get an architect to do the construction drawings as well but you need an engineer anyway for the build so might as well get the same guy/gal on board now and keep them for the build.
As I said I got 5 quotes.
Are you getting a mortgage? If so you'll need an engineer (or architect or other professional) to sign off the various stages for the mortgage draw-down.
Do you have a concrete slab first floor? If so you'll need an engineer to specify steel and supporting walls etc for it. The engineer should also check your foundations and your roof.
So if you start looking for quotes tell them you're looking for the above. And I got 3 quotes for the provisional BER assessment as well.

Fayre

I think surveyor is for when you need to outline the site boundaries and identify the location of the soakaways, the water well, the septic tank and drains and so on. My architect did that for planning, I think they have to? Is there a drawing in your planning application which shows the location of all the above?
I think the outlining the boundaries would have also had to be done for planning, so you probably dont' need a surveyor anymore at this stage? Not an expert in it though!