Site with FPP

moldy_sea

When purchasing a site with FPP what documents do you expect to be handed over?

Should we receive drawings in source file format?

Should there be some BER/structural engineer/other deliverables?

I'm trying to understand what to expect and what professionals may be required.

mickdw

You will likely get a copy of the grant of permission, possibly a paper copy of house plans and site layout as granted.
Your Solicitor will likely insist on a site identity declaration from the seller side which basically has an engineer confirm that the property on the ground in one and the same as that on land registry folio being purchased and that the site to which planning relates is one and the same also. This is important as if the boundary included on the planning application took in a small bit of land outside of the plot being sold, you could be in serious trouble.
After that, you will have to look after preparation of building drawings including all structural and energy specs.

dubrov

moldy_sea wrote:

Should we receive drawings in source file format?

Definitely ask for them before you close the sale. The original architect will likely state that they cannot release the digital drawing for fear that someone else might change them and they would become liable. It's all BS though to try and make you use them for the construction design and build.

You will be able to get a copy of the drawing submitted for planning as the original owner would have paid for this. However, this will not have sufficient detail for construction.

If the original architect refuses to release the digital drawings you would need to either use them to complete the construction design or get someone new to draw from scratch.

moldy_sea

mickdw wrote: »

You will likely get a copy of the grant of permission, possibly a paper copy of house plans and site layout as granted.
Your Solicitor will likely insist on a site identity declaration from the seller side which basically has an engineer confirm that the property on the ground in one and the same as that on land registry folio being purchased and that the site to which planning relates is one and the same also. This is important as if the boundary included on the planning application took in a small bit of land outside of the plot being sold, you could be in serious trouble.
After that, you will have to look after preparation of building drawings including all structural and energy specs.

Could this lead to a situation where the BER/structural engineer assessment concludes something needs to change and we wind up needing to reapply for permission? Or is that far fetched?

moldy_sea

dubrov wrote: »

However, this will not have sufficient detail for construction.

If the original architect refuses to release the digital drawings you would need to either use them to complete the construction design or get someone new to draw from scratch.

Is it the architect who would create the construction drawings?

We will be getting
site layout
drainage layout
plans
elevations
sections
some 3d renders
detailed spec

As regards drawung detail they show location of things like wardrobes, kitchen units, gas fire etc but not lower level details like light switches, sockets, MVHR supply and extract etc.

for a detatched 3 bed 2 storey what other drawings would be required?

dubrov

The architect creates the construction drawings along with the engineer.

The architect covers the design elements of the building while the engineer covers the structural and drainage elements (e.g. a certain type of beam in needed in a certain area to support the load).

Planning drawings only need to be sufficient to cover planning requirements (external look and dimensions etc.). Of course, planning drawings are a very good start so having the digital drawings will make the construction design much quicker.

If you are happy with the design and don't want to use the original architect, you could just get an architectural technician to create the construction drawings. They tend to be a bit cheaper than architects and are more specialised in drawing. Just make sure they have PI insurance.

Wardribes, kitchens and gas fires tend to be PC sums and are decided by you at a later stage.
MVHR is designed by the MVHR supplying company.

Light switches / sockets need to be designed by the Arch/Arch Tech. These should be finalised before the tender. The design can be changed at a later stage but builders tend to charge more at that point.

So the simplified steps are
1) Get Arch/Arch Tech to create construction designs
2) Get Engineer to review and complete structural design elements of construction designs.
3) Go to tender with construction drawings

You could also engage a Quantity Surveyor to support the above if you decide it is worth it.