R Taylor Design Associates

Orchard View Barn...

2012-02-13T15:12:00.002Z

In 2010 R Taylor DesignAssociates were appointed to completely renovate and convert a detached Grade II listed 16th-century barn inPlymtree, Devon on a 300-acre sheep/arable andbeef farm (Blog post, dated Tuesday, 16 February 2010). Once a milkingparlour, cattle stalls and roundhouse, the building is now established as a holidaylet.

Commercial Refurbishment, Hatfield...

2012-01-06T13:21:00.004Z

Drawings and images prepared for the refurbishment of an estate agency in Hatfield. The scheme looks at the integration of new floor finishes, property display panels, lighting and furniture.

PANTONE 2012 Color of The Year...

2011-12-09T09:25:00.000Z

New requirement for payment under Habitat Regulations...

2011-11-23T11:56:00.001Z

With effect from 1 November 2011 any new residential or tourist accommodation will have to provide mitigation for recreational impacts on protected European Wildlife Sites. This affects areas within 10km of the Exe Estuary and Dawlish Warren.

for more information, please refer to http://www.teignbridge.gov.uk/index.aspx?articleid=15162

New legislation...

2011-11-23T11:55:00.001Z

The General Permitted Development Order and the Advert Regulations have been amended with a start date of 1 October 2011 for electric vehicle charging points and 1 December 2011 for micro-generation updates:

Amendment of the Town and Country Planning (General Permitted Development) Order 1995

2.—(1) The Town and Country Planning (General Permitted Development) Order 1995(1) is amended as follows.
(2) In Part 2 of Schedule 2 (minor operations), after Class C insert—

“Class D
Permitted development

D. The installation, alteration or replacement, within an area lawfully used for off-street parking, of an electrical outlet mounted on a wall for recharging electric vehicles.
Development not permitted

D.1 Development is not permitted by Class D if the outlet and its casing would—

(a) exceed 0.2 cubic metres;

(b) face onto and be within two metres of a highway;

(d) be within the curtilage of a listed building.

Conditions

D.2 Development is permitted by Class D subject to the conditions that when no longer needed as a charging point for electric vehicles—

(a)the development shall be removed as soon as reasonably practicable; and
(b)the wall on which the development was mounted or into which the development was set shall, as soon as reasonably practicable, and so far as reasonably practicable, be reinstated to its condition before that development was carried out.

Class E
Permitted development

E. The installation, alteration or replacement, within an area lawfully used for off-street parking, of an upstand with an electrical outlet mounted on it for recharging electric vehicles.

Development not permitted

E.1 Development is not permitted by Class E if the upstand and the outlet would—

(a) exceed 1.6 metres in height from the level of the surface used for the parking of vehicles;
(b) be within two metres of a highway;
(c) be within a site designated as a scheduled monument;
(d) be within the curtilage of a listed building; or
(e) result in more than one upstand being provided for each parking space.

Conditions

E.2 Development is permitted by Class E subject to the conditions that when the development is no longer needed as a charging point for electric vehicles—

(a) the development shall be removed as soon as reasonably practicable; and

(b) the land on which the development was mounted or into which the development was set shall, as soon as reasonably practicable, and so far as reasonably practicable, be reinstated to its condition before that development was carried out.”.

(3) In Part 12 of Schedule 2 (development by local authorities), for Class A substitute—

“Class A
Permitted development

A The erection or construction and the maintenance, improvement or other alteration by a local authority or by an urban development corporation of—

(a)any small ancillary building, works or equipment on land belonging to or maintained by them required for the purposes of any function exercised by them on that land otherwise than as statutory undertakers;
(b)lamp standards, information kiosks, passenger shelters, public shelters and seats, telephone boxes, fire alarms, public drinking fountains, horse troughs, refuse bins or baskets, barriers for the control of people waiting to enter public service vehicles, electric vehicle charging points and any associated infrastructure, and similar structures or works required in connection with the operation of any public service administered by them.

Interpretation of Class A

A.1 For the purposes of Class A “urban development corporation” has the same meaning as in Part 16 of the Local Government, Planning and Land Act 1980(2) (urban development).

A.2 The reference in Class A to any small ancillary building, works or equipment is a reference to any ancillary building, works or equipment not exceeding 4 metres in height or 200 cubic metres in capacity.”.

(4) For Part 40 of Schedule 2 (installation of domestic microgeneration equipment) substitute Part 40 as set out in the Schedule to this Order.

Planning committees and the call-in process...

2011-11-10T11:55:00.000Z

Planning applications are determined either by Planning Committees or by officers under powers delegated to them by the council's constitution. Most applications are determined under these delegated powers. The Planning Committees usually only make decisions on planning applications for major developments, those proposals that raise significant public concern, or those 'called in' by a District Councillor.

The call-in process
District Councillors may "call in" applications they feel should go to Committee. If you have serious concerns about an application, you may wish to contact your local councillor about this as soon as you are notified of the application. Call-ins need to submitted at the earliest opportunity, this is in order that the Planning Department has the time to schedule in the application for a committee meeting so that a decision can be made within the statutory eight-week timescale that the department has to determine planning applications.

Call-in forms will state why the application has been called in and whether the application is to be called in if officers are minded to grant or minded to refuse an application. Call-in forms are published on the website along with the plans and other supporting documents.

Once officers have made their assessment of the application, they will then make their recommendation as to whether or not the application should be granted. Whether or not the application goes to Committee will usually depend on both this recommendation and the call-in. For example, if the recommendation is going to be to grant permission and there exists a call-in from a councillor to Committee if the recommendation is to grant, then that application will go to Committee. It is therefore normally only when officers have fully assessed an application and made their recommendation, that we know if an application needs to be heard at Committee. There are cases where there are call-ins from two councillors, one if the recommendation is grant and another if the recommendation is refuse, and these applications will go to Committee.

Coles Farm (formerly Manor)...

2011-10-10T14:48:00.001+01:00

Work continues on the Manor House with the construction of the Utility, shower room and Gym as well as the second fix to the main house. The Thatcher is due in two weeks time to roof over the former outbuildings which will transform the image of the dwelling considerably. The new custodians of this historic property are to change the name to Coles Farm (or Colses Farm) which for some locally may appear strange, though this was the original name for the farm in the 18th Century, only having changed to the Manor House at the turn of the 20th Century. This is a more fitting name for the property and a nice touch by the new owners.

Localism and the National Planning Policy Framework: implications for local government...

2011-10-08T14:50:00.004+01:00

Taken from the Planning Advisory Service website (www.pas.gov.uk):

The Government is making some significant changes to the planning system that will affect the responsibilities of all local planning authorities. The intention is to make the planning system one that better supports sustainable economic growth and jobs, underpinned with the principles of localism, with less ‘top-down’ prescription and more ‘bottom up’ involvement.

The National Planning Policy Framework (NPPF) will set out the Government’s priorities for planning in England. It will replace the current raft of planning policy guidance notes and statements with one document of less than 60 pages. The final version will be published around the end of 2011 or early 2012.

The regional tier of planning is to be abolished, including Regional Spatial Strategies and their associated housing targets. This will give you more freedom and flexibility to work with your neighbours and other bodies (as covered by the ‘duty to co-operate’) to do the strategic planning for your area.

Your authority will need to have a plan in place to guide development to the right place, and against which to make planning decisions. Without an up-to-date local plan, development decisions will be made on the basis of national policy, with the presumption being ‘yes’. Some predict an increase in ‘planning by appeal’ where there is no up-todate local plan.

Neighbourhoods and parishes will increasingly be able to take on planning in their areas. You will need to work with them – managing their expectations and helping them to understand what they can and can’t do.

This document aims to give chief executives a brief overview of the significant changes to the planning system and the implications of the changes.

Art Deco Exhibitions...

2011-10-03T16:33:00.002+01:00

Major newexhibitions on Art Deco architecture:

Puttin' on the Glitz:The Golden Years of Art Deco Architecture in Britain

01 October2011 - 26 November 2011

Monday -Saturday, 10am - 5pm (Tuesday 10am - 10pm)

Venue:

Gallery 2,RIBA, 66 Portland Place, London, W1B 1AD

Art Deco Triumphant: TheExposition Internationale des Arts Décoratifs et Industriels Modernes, Paris1925

01 October 2011 - 26November 2011
Tuesday 10am - 8pm Wednesday and Friday 10am -5pm Saturday 10am - 1.30pm

Closed Monday, Thursday and Sunday

Venue:

British Architectural Library, RIBA, 66 Portland Place, London, W1B 1AD

Dunkeswell...

2011-10-02T19:31:00.001+01:00

Design for a new 2-bed single storey dwelling in Dunkeswell, Devon, prepared and ready for a planning submission. The building sits high on the site, but this has been made necessary by the foul water drainage from the existing bungalow that is to pass under the new dwelling, being at a depth of only 120mm.

RIBA Stirling Prize 2011...and the winner is...

2011-10-02T10:51:00.001+01:00

Congratulations to Zaha Hadid Architects.

The Evelyn GraceAcademy, a cutting-edge new secondary school in Brixton, south London by ZahaHadid Architects has won the prestigious £20,000 RIBA Stirling Prize 2011 forthe best new European building built or designed in the United Kingdom.

Harpenden...

2011-09-30T09:57:00.001+01:00

Project in Harpenden, now prepared and ready for submission to planning.

ecoShowcase...

2011-09-27T13:58:00.000+01:00

Bringing together:

Major suppliers of sustainable and environmentally friendly building products (materials) to an online event, where you can: compare solutions and suppliers in our directory; register for a live ecoSHOWCASE event; read the latest product news and case studies

Events will be taking part over the next nine months.

Birmingham 11 Oct 11

Cardiff 18 Oct 11

Luton 8 Nov 11

Farm Development...

2011-09-26T18:12:00.000+01:00

Planning has this week been granted for an Office, Stores, Workshop, Stables and Tack Room near Whimple in East Devon. Replacing an existing structure that is in a state of disrepair, this new development closes an existing yard with a timber framed building that will blend in well with the green surroundings.

Student Accommodation...

2011-09-22T10:45:00.000+01:00

Following the success in obtaining planning consent , drawings have now been prepared for a submission to Exeter City Council Building Regulations Department for the construction of student accommodation that will comprise of 12 student rooms, each with en-suite facilities together with communal living, dining / kitchen areas and outside amenity area. The site was appraised, having regard to its position in relation to the proximity of the City Centre and easy access to the University of Exeter Streatham Campus and the St Luke’s Campus. The 4-storey building is to enhance the street scene and be sympathetic to the buildings that surround the site and the St David’s Conservation Area.

This infill site had been in existence since 1782 and the site occupied by The Papermakers Arms Public House when the dwelling house was converted in 1814. Latterly the premises became known as the Papermakers, a Mex-Tex restaurant-pub until demolished in 2004. The developer, 'Exeter Land Developments Limited', are hoping to start on site in the very near future.

Lego Architecture...

2011-09-22T10:22:00.000+01:00

I applaud the fact that Lego have created a range of models for us bigger kids that portray famous buildings and structures from around the world. However, I do happen to think that they have got this one completely wrong...back to the drawing board Lego, maybe at Taliesin West!

(photohraph by Richard Anderson)

Manor House Phase 2 Demolition....

2011-09-07T10:16:00.000+01:00

This week has seen the partial demolition of the existing adjoining outbuilding, retaining the original cob wall to the street side. Rebuilding work will soon start to create a rear entrance, utility, shower room and gymnasium under a thatched roof.

Residential Refurbishment & Extension, Crazelowman: Update...

2011-08-30T17:06:00.000+01:00

Re-roofing works are almost complete on the grade II 16^thCentury former farmhouse, replacing the corrugated asbestos sheet roofing with natural slate.

The refurbishment will address the usual aspects associated with modernisation of older properties and the extensions are to comprise single storey mono-pitched additions, creating a new hallway; w.c.; utility room and family room. A new opening is to be created in the flank cob wall to provide ease of access to the family room and aid circulation to the ground floor layout.

Manor Update...

2011-08-30T13:08:00.002+01:00

Phase one continues with the third of four dormers now being framed out as well as first fix electrical and mechanical. Phase two is really picking up pace with the removal of the existing roof to the outbuildings.

Costs fall to build green homes...

2011-08-30T09:41:00.001+01:00

Building Design Online are today reporting that:

A government report into building green homes has revealed that the cost of meeting sustainability codes has fallen in the past three years.
Produced by the communities and local government department, the research shows that average extra costs for homes built to code level 3 have fallen by three-quarters from £4,458 in 2008 to £1,128 last year.
Sustainable homes code were introduced back in 2007 and made it mandatory that all new housing meet code level 3 from the following May. All new homes are expected to be zero carbon from 2016.
The boss of the UK Green Building Council, Paul King, hailed the performance of the building industry in slashing the costs of going green.
“The industry has responded in a remarkable way,” he added. “Both house builders in terms of the design of new homes and the construction products industry in terms of the technology required.”

by David Rogers

100% Design...

2011-08-28T13:58:00.003+01:00

Another show in town....

Looking for the latest design-led products for residential, commercial or retail applications? In search of inspiration? Dreaming of a one-stop-shop for industry professionals and design lovers? Put 22-25 September 2011 in your calendar now...100% Design is aimed at design and architectural industry professionals. Students can also attend on the Saturday and Sunday with the general public able to visit on the Sunday only.Your entry badge will give you unlimited access to all three shows (100% Design, 100% Futures and 100% Materials). Entry is free to trade and press visitors who register online no later than 16th September.

World Architecture Festival 2011...

2011-08-27T12:45:00.001+01:00

The World Architecture Festival is taking place at Barcelona’s flagship convention centre, the Centro de Convenciones Internacionales de Barcelona, (CCIB). Held between the 2^nd and 4^th November 2011m the World Architecture Festival is the world’s largest, live, truely inclusive and interactive global architectural awards programme. It is a unique meeting point for Architects, suppliers and clients, attracting hundreds of entries and visitors from all over the world.

Be warned though, a single 3-day pass costs € 495...once you have journeyed to Spain and found accommodation.....I won't be attending.

The London Design Festival 2011...

2011-08-25T16:27:00.002+01:00

17-25th September, Nine amazing days of design events showcasing the UK's world-class creative community. If you're in town, well worth a visit.

Plans for new Apple HQ, by Norman Foster, officially released...

2011-08-24T12:19:00.001+01:00

Colour...

2011-08-24T12:10:00.000+01:00

Now that we're in to the second half of 2011 thought I'd just remind folk about this year's colour of the year.

50 Years of London Architecture...

2011-08-24T11:16:00.001+01:00

RIBA Stirling Prize shortlist 2011...

2011-08-24T11:02:00.003+01:00

The sun rises in the East...

2011-08-24T10:39:00.003+01:00

The offices of Eastern Concrete are officially open. Guests at the informal launch included colleagues from Reimer in Canada, Scania (Great Britain) Limited as well as the design team. There are some external matters still to address, such as the rainscreen cladding, guarding to the balcony and signage, all of which is due to be completed in the next few months.

The use of downlighters in dwellings – A Designers Guide...

2011-08-23T10:59:00.000+01:00

Introduction

The use of downlighters is becoming increasingly common in dwellings and domestic extensions. This fact combined with recent amendments to the Building Regulations has prompted debate on their compliance between Building Control Surveyors and other construction professionals.

Fire Safety

Approved Document B of the Building Regulations includes requirements that floors in dwellings achieve a fire rating. This is normally 30 minutes for low rise buildings where the floor is not a compartment floor. When installing downlighters in such a floor, the question arises as to whether or not they will adversely affect its fire resistant properties to the extent that it will not comply.

Whilst there is not a great deal of research information available on this subject, tests sponsored by the DETR (now ODPM) and carried out by The Timber Research and Development Association (Trada Technology Report 1/2001) provide useful guidance. The view of many Building Control professionals is that additional protection in the form of intumescent covers, boxing or fire resisting fittings is a necessary provision in all cases. It may be that these opinions that have been influenced by commercially driven advice from companies dealing in such products. It is important that our decisions are based on sound and independent scientific research, it being all too easy to ask for a higher standard knowing that we are unlikely to be challenged.

The above tests were carried out on typical timber joisted floors (measuring 3.2m x 4.2m) fitted with up to 24 plastic and metal clipped fittings of various diameters. All indicated that the unprotected downlighters did not cause premature failures in terms of load bearing capacity, insulation or integrity. It could be argued that such ‘laboratory’ standards do not represent a floor after the retrospective removal of areas of floor decking. Such concerns are weakened by the fact that patched areas are inevitably supported on noggins or joists and the tests included decking that was not tongued and grooved.

Similar tests on 60 minute fire resisting floors also did not show premature failure. This small scale evidence is sufficient to negate the need for downlighter protection in 60minute floors. Full scale evidence may be more onerous so in the absence of such information, covers should be provided.

It is also important that these tests are not seen as being representative of other floor types such as those incorporating engineered ‘I beam’ joists. Such members have little ‘sacrificial’ timber so rely almost entirely on the integrity of the ceiling lining to prevent failure in fire. Protective measures are also essential in this type of floor.

Sound Insulation

Internal floors within dwellings

When amended Part E hit our desks in July 2003, it bought into effect new controls on floor construction within dwellings in addition to the existing requirements concerning separating floors. This has caused surveyors to consider the impact of downlighter installation in such floors and whether the 40 R w dB sound insulation value would still be achievable. Acoustically rated fittings are available but are they necessary?

The advice from experienced acoustic consultants is that their effect on sound insulation properties is relatively negligible. Previous tests would suggest a reduction of only 1 – 2 dB. In view of the popularity of such fittings it would seem a reasonable approach to allow them in internal floors without any additional measures.

Separating floors between dwellings

The use of downlighters in various separating floor constructions is covered in the Robust Details Guide. This states that there should be a minimum ceiling void of 75mm and that; -

a) They should be fitted in accordance with manufacturers recommendations,

b) At centres not less than 75mm, and

c) Openings in the lining should not exceed 100mm diameter or 100 x 100mm square.

Developers who opt to register accordance with a robust detail should not deviate from this associated guidance. For separating floors not covered by robust details it would seem sensible to advise against their use. There is little relevant commentary in the Approved Document and such penetrations may well be the cause of failure in the necessary pre completion testing.

Thermal Insulation

Cold bridging

A common sight for surveyors carrying out final inspections of extensions and new dwellings is a roof space insulated with 250mm thick mineral wool quilt and with countless uninsulated patches around the downlighter fittings in the ceilings. The cumulative effect of this in terms of heat loss can be substantial.

It is true to say that most turn a blind eye to such cold bridges despite their contravention of Regulation L.1. This is because of the need to vent heat away from the units as per manufacturer’s advice. A more favourable arrangement can be achieved using downlighter bulbs that mainly direct heat downwards with far less heat production above the unit. This allows a small pocket in insulation to safely accommodate the fitting i.e. the omission of a small area of lower layer quilt in 2 layer systems. Consequently heat loss can be greatly reduced and Surveyors can confidently ensure compliance with the Regulations.

Efficient Lighting

Approved Document L 2006 edition amends the requirements for the provision of energy efficient lights. New dwellings for example now require 25% of all light fittings to be energy efficient ones. Compact fluorescent & LED downlighters are now available which meet this standard.

Access statements in demonstrating compliance with Part M of the Building Regulations: Access to and Use of Buildings – A Designers Guide...

2011-08-23T10:57:00.002+01:00

Introduction

The new Part M of the Building regulations came into effect on 1 May 2004 introducing a revised set of rules relating to buildings other than dwellings. An amended Approved Document covering these changes suggests various ways of achieving compliance with the core requirements and in the majority of cases the designer will choose to accord with these recommendations or the similar guidance contained in the British Standard Code of Practice B.S.8300: 2001. This is not mandatory however as these documents only show one way in which to comply and there may be other equally satisfactory ways in which the requirements can be met. The new Part M also introduces the concept of an Access Statement.

Purpose of an Access Statement

Alternative solutions to access problems will vary depending on the intended use of a building and its size and location. The gradient of the plot will also have an influence. Changes of use and extensions to existing buildings can pose problems particularly if they are of architectural or historic importance. The purpose of an Access Statement is to allow a designer to outline their philosophy and approach to achieving a reasonable level of accessibility. In its simplest form this may be a confirmation that they intend to accord fully with the guidance contained in either Approved Document M or B.S.8300. In this case the specifications and drawings submitted with the Building Regulations application should demonstrate this.

Access Statements and Planning Applications

Ideally the designer should prepare a statement for submission with the Planning application and indeed the Office of the Deputy Prime Minister considers this good practice. It can then be developed further for the Building Regulations application and during the construction process. This will provide the building owner with a useful document when considering compliance with the Disability Discrimination Act. The early consideration of such matters is advantageous in that any potential problems can be considered and resolved before any detailed design work takes place. It also avoids the need to seek amendments to planning consents where such problems only come to light at the Building Regulations stage.

Non-conformity with Usual Design Guidance

For designs that deviate from the usual design guidance, the Access Statement provides an opportunity to bring the Building Control Surveyor’s attention to this fact and to explain and justify that reasonable provision for accessibility has been made in other ways. The designer may wish to adopt more innovative methods or it may be that the normal provisions are not feasible for reasons of security, safety or conservation. With existing buildings undergoing extension or change of use, there may be complications caused by the existing structure or a need to conserve important architectural features. In all the above cases the designer needs to demonstrate achievement a reasonable provision or an equivalent or better level.

Further guidance on Access Statements and related matters can be found in Approved Document M (Para 0.20) and on the Disability Rights Commission website at drc-gb.org.

Planning Obligations (Section 106 Agreements)...

2011-08-20T14:14:00.002+01:00

PLANNING OBLIGATIONS

Where a planning obligation is required in connection with a proposed development in order to mitigate the impact it will have on the local authorities infrastructure, planning permission will not be issued until the obligation has been satisfactorily completed.

If a planning obligation is not completed within the target time for making a decision on the planning application, planning permission may be refused on the grounds that the impact of the proposal will not be mitigated and it is therefore contrary to development plan policies.

The target date for making a decision on a planning application will be set out in the acknowledgement letter sent to the applicant/agent following registration of the application.

There are two main types of planning obligation that can be used, depending on the complexity of the issues the obligation is required to cover:

UNILATERAL UNDERTAKINGS

A unilateral undertaking is a simple form of planning obligation which is relatively quick to complete. It involves the applicant completing a legal undertaking to pay the required financial contribution to the District Council at a specified time.

Unilateral undertakings can be used where

1. the number and type of dwellings, and number of bedrooms proposed are clearly set out in the planning application description (for example, 3 x two-bedroom dwellings and 6 x one-bedroom flats) or shown on the accompanying plans, and

2. where the planning obligation only needs to cover financial contributions towards public open space, community facilities or education facilities.

Such undertakings are usually submitted at the same time as the planning application and are already signed and dated.

SECTION 106 AGREEMENTS

Where a planning obligation needs to cover a more complex range of issues, or in the case of an outline application where the type of dwelling and number of bedrooms proposed is not stated, applicants will be required to complete a type of planning obligation commonly known as a S106 Agreement. This type of legal agreement will need to be entered into by the applicant, anyone else who has an interest in the land forming the application site, the District Council, and in some cases the County Council. It is therefore a more complex type of planning obligation than a unilateral undertaking, and normally takes longer and is more expensive to complete.

GENERAL GUIDANCE FOR UNILATERAL UNDERTAKINGS

A planning obligation is a legally binding agreement secured under Section 106 of the Town and Country Planning Act 1990 as amended. These agreements are regularly referred to as Planning Agreements or Section 106 Agreements.

They require a developer or landowner to undertake certain works, or to contribute financially towards the provision of measures to mitigate the negative impacts of their development.

Where planning obligations are required, a planning agreement, drafted by the Council’s legal services team and entered into by the Council and the developer or landowner will usually be appropriate. However there will be occasions where the use of Unilateral Undertakings can assist in ensuring that planning permissions are granted speedily, which benefits both the applicant and the Council.

A Unilateral Undertaking is a simplified version of a Planning Agreement and is only entered into by the landowner. It will only be appropriate in certain circumstances.

The Council may consider that it will normally be appropriate for a Unilateral Undertaking to be used only if all the following conditions are met:

· The person entering into the Undertaking is the owner of the land (not merely a purchaser with a conditional contract) and there are no leases or tenancies. If the land is subject to a mortgage/legal charge, mortgage and mortgagee details should be included.

· The Planning Obligation will consist solely of the payment of financial contributions, of one or more of the types described in the template, to be paid on commencement of development or the date hereof (i.e. the date the agreement is signed).

· The Undertaking includes an obligation to pay the Council's costs in assessing the adequacy of the Undertaking (which will include checking the title to the land) and registering the Undertaking as a local land charge. This charge is subject to review and actual costs will be assessed by reference to the rates operating on the date of completion of the agreement. If planning permission is not granted, then the local land charge will be removed.

If any of the above conditions are not met, the Council will normally consider the matter unsuitable for a Unilateral Undertaking and will expect the Applicant to enter into a conventional negotiated Section 106 Agreement, which will be drafted by the Council’s Legal Services under their normal terms of business.

If the Applicant considers that the above conditions are met and the Development Control Officer dealing with the application has confirmed that a Unilateral Undertaking would be appropriate, then the Applicant should complete a draft Unilateral Undertaking and submit this to the Development Control Section with the related planning application, together with a plan of the application land and proof of title to the land.

Upon receipt of the draft undertaking, the Council will assess it and confirm whether it is acceptable or whether amendments are required. They will also check the proof of title submitted. If any amendments are required, the draft will be returned to the applicant.

A Unilateral Undertaking must be completed and signed before the application can be registered and considered. Applicants are therefore strongly advised to allow sufficient time for their draft undertaking to be assessed and (if need be) amended.

A Unilateral Undertaking is a legally binding document with significant financial consequences. If you are in any doubt about the meaning and effect of the undertaking you should seek independent legal advice.

Councils are committed to offering pre-application advice. Where it is intended to submit a Unilateral Undertaking, you are advised to include this element in any pre-application discussions, so that the details and level of contribution can be agreed prior to the submission of a planning application.

HOW MUCH WILL IT COST?

How much you pay for play, recreation or open spaces depends on whether you're:

· contributing towards enhancements to existing facilities; or

· providing new facilities on site.

Indicative costs are set out in the table below, but you should check with your local authority for a more definite figure.

Size of dwelling Lay-out contribution per dwelling

One single bed flat or sheltered unit £2,558.78

One flat or house with between two or four bedrooms £3,698.81

One house with five or more bedrooms £4,236.73

Triple Glazing...

2011-08-17T13:14:00.000+01:00

I have come across "The Triple Glazing Buyer's Guide" that is worth a read if you want to know a little more.

http://www.tripleglazing.com/index.html

Eastern Update...

2011-08-15T16:12:00.009+01:00

Work to the interior of the headquarters for Eastern Concrete in Stowmarket is coming to fruition. Elements that have been recently completed include the Altro Mondopave flooring to the stairs in ‘Tomato’ and the stainless steel cable guarding to the stairs and landing.

And there it was...gone...

2011-08-15T15:36:00.001+01:00

Another week has seen a good deal of progress at the Manor House, the builders, Procon Building Contractors, are doing a brilliant job and this week the ceiling to the Kitchen, previously 2352mm to the underside of exposed joists has now been removed to reveal the new re-structured roof that now provides a semi-vaulted ceiling line.

Herts and Minds...

2011-08-15T15:34:00.004+01:00

RTDA have been appointed by a returning client to refurbish a detached dwelling in Harpenden, Hertfordshire and the survey of the existing was carried out 11/08. The client is mindful of period quality where necessary and our last project together saw the refurbishment of an Edwardian Semi-detached property in St Albans. This is as an opportunity to expand on a passion that the client has for Modernist Architecture albeit a contemporary interpretation. Given the form of the building, this will not be a walk in the park to achieve, but am confident that RTDA can provide a solution that will meet the clients’ expectations.

Solar Panel Arrays...

2011-07-07T13:56:00.005+01:00

Many farmers are embracing the power of the sun to offset or substitute the high demand power consumption requirements on their farms.

We are happy to confirm that R Taylor Design Associates have achieved planning approval on a Solar Panel array at a dairy farm in East Devon that will consist of 164 panels and will potentially generate 39.36kW. We have more arrays in the planning process....watch this space.

Typically the array on a fixed frame ground mount is similar to the illustration below, but there are other mounts such a seasonally adjustable mount that is offered and manufactured by Mole Valley Renewables.

Manor House Progress...WK7

2011-07-07T13:36:00.009+01:00

Works are progressing nicely at the Manor House. New foundations and loadbearing masonry taken to second floor level with one third of the steel to restructure the roof for the loft conversion, now in place.

Once the steels are in to the opposite side of the building and the ridge steel is in place, works can progress with forming the three dormer windows.

Structural works are also moving at a pace to the single storey roof over the kitchen that will be semi-vaulted, creating height to the space, but not so much that heat is lost in the void.

New opening created in the first floor external cob wall, to what will be the landing. The contractor has been extremely careful in retaining the lime render externally so as to protect the cob from the weather until the window is fabricated and ready for installation.

...We now have a Facebook page...

2011-06-26T17:16:00.003+01:00

click on the logo.

Solar Panels...

2011-06-08T15:29:00.000+01:00

Planning Permission

In many cases fixing solar panels to your roof is likely to be considered 'permitted development' under planning law with no need to apply for planning permission. There are, however, important exceptions and provisos which must be observed.

If you are a leaseholder, you may need to get permission from your landlord, freeholder or management company.

All solar installations are subject to the following conditions:

· Panels on a building should be sited, so far as is practicable, to minimise the effect on the appearance of the building.

· They should be sited, so far as is practicable, to minimise the effect on the amenity of the area.

· When no longer needed for microgeneration they should be removed as soon as possible.

Roof and Wall Mounted Solar Panels

The following limits apply to roof and wall mounted solar panels:

Panels should not be installed above the ridgeline and should project no more than 200mm from the roof or wall surface.
If your property is a listed building installation is likely to require an application for listed building consent, even where planning permission is not needed.

Wall mounted only

if your property is in a conservation area, or in a World Heritage Site, planning consent is required when panels are to be fitted on the principal or side elevation walls and they are visible from the highway. If panels are to be fitted to a building in your garden or grounds they should not be visible from the highway.

Standalone Solar Panels

The following limits apply to standalone solar panels:

· Should be no higher than four metres

· Should be at least 5m from boundaries

· Size of array is limited to 9 sq m or 3m wide and 3m deep

· Should not be installed within boundary of a listed building

· In the case of land in a conservation area or in a World Heritage Site it should not be visible from the highway.

· Only one stand alone solar installation is permitted.

Building Regulations

If you wish to install a solar panel on your roof building regulations will normally apply.

The ability of the existing roof to carry the load (weight) of the panel will need to be checked and proven. Some strengthening work may be needed.

Building regulations also apply to other aspects of the work such as electrical installation. It is advisable to contact an installer who can provide the necessary advice.

Stable Design...

2011-05-31T14:38:00.002+01:00

Living in a rural community, aspects of country living impacts on elements of the built environment from livestock barns on working farms to stables and whether it be commercial or non commercial, animal welfare is very, very important.

Below is a guide to stable design and although a little long, if you are considering building one, it’s worth reading.

PLANNING ADVICE AND CONTROLS

Every local authority will have its own Local Plan with policies relating to horse keeping. Some local planning authorities produce Supplementary Planning Guidance (SPG) relating specifically to horse keeping, and the Horse Pasture Project is producing Simple Planning Guidance for horse keepers. Planning permission is necessary to change the use of land for exercising, training and jumping horses. Permission is usually required for stables, horse-related development, and some fencing. In specific areas where the countryside is especially sensitive to damage, other relatively minor development may be controlled.

Some councils may ask you to submit a formal application for a Certificate of Lawfulness of Proposed Use or Development to determine if your proposal requires planning permission.

It is not only the landowner who can apply for planning permission. A tenant or horse owner or keeper can apply for permission on a piece of land, but they must get the owner’s permission before they start building of course.

WELFARE

The welfare of horses and ponies must be the primary consideration. The Equine Industry Welfare Guidelines set out minimum requirements for housing horses and ponies. The size (and type) of stabling will be dependent on the size, type and requirement of the horses and ponies to be stabled. Perhaps it is better to consider the future when building new stables, and allow for the 12.2hh pony’s stable to be large enough to accommodate the 15.2hh horse that a child might grow into! Equally, rather than expecting a broodmare to foal in a standard 3.7m x 3.7m (12’ x 12’) stable, if you have allowed for a foaling box, it can perhaps be used as a hay store in the eleven months leading up to foaling. Your local BHS welfare officer is available for guidance.

SAFETY AND SECURITY

As well as basic welfare considerations, safety must be taken into account when designing buildings for horses and ponies. Electrical fittings must be positioned so that horses and ponies cannot reach them, sockets must be to an appropriate external standard and light fittings should be caged for safety. Fire precautions must be followed, with fire fighting equipment in a readily accessible position. An area of fenced hardstanding outside of the stables is generally included in the design. This serves many useful purposes, including that of enclosing the horse or pony if he escapes in the night.

SITING AND LANDSCAPING

New buildings must be as inconspicuous as is possible to minimise the impact they may have on the landscape. Careful siting can reduce the impact. Ideally, new development should link in with any existing buildings to make it as unobtrusive as possible. Using natural folds in the landscape, or surrounding shelterbelts or copses of trees can render new buildings inconspicuous. Design of new development should always avoid siting buildings in an elevated position on the open skyline where they will appear to be most prominent. Local Planning Authorities normally seek to limit the amount of stables to what is appropriate in size and scale to the fields concerned.

Whilst earth 'bunds' may be a useful way of dealing with any arisings from excavations of soil from the base of buildings, they can cause a very artificial landscape to be created. A great deal of care should be given to their use. As with all new planting in the countryside, any hedges or trees planted to screen buildings must be suitable and ideally of native species. Species which grow naturally in your local area will generally grow more quickly and happily than non-natives.

CONSTRUCTION

Size

Basic guidelines for the size of a stable is that it should be large enough for a horse or pony to stand up with at least 0.9m (3') clearance above it's head, and with sufficient space to lie down, stand up and turn around without difficulty. A rule of thumb recommended by the BHS is that a pony would need a 3m x 3.7 m (10' x x12') floor area, and a horse 3.7m x 3.7m (12' x 12'). The height should be between 2.7m and 3.4m (9' & 11'), with stable doors a minimum 1.2m (4') wide, and 2.3m (7'6") high, with the bottom door being 1.2m (4') high.

Ventilation

Good ventilation is essential, and must be achieved without placing the horse or pony in a draughty environment. High-pitched ceilings improve ventilation by allowing a greater volume of air to circulate, diluting any ammonia resulting from urine. High-level vents, preferably at the ridge, are essential to allow continuous air movement around the stable. A window in the back as well as the front is a plus point, as the free flow of air will further improve ventilation, and your horse will appreciate the extra view.

Colour

The most artificial colour seen in the landscape is white. Not even sheep are white, and a horse is never described as white. In fact the only white you will see in the natural landscape is rubbish - namely plastic bags! The colours that generally blend into the landscape are dark colours. Brown and even black is unobtrusive for most of the year, except when at the top of a hill and seen against the skyline. Look around and notice how the natural landscape features are not green, but dark brown or black. Look at buildings in the countryside and think of how they blend with their surroundings.

By using dark colours on your stables and buildings, you can make them less intrusive in the landscape. Timber buildings can be treated with a dark wood stain, and concrete block buildings can be painted a dark colour. Roofs should be either a very dark brown or black.

Materials

Materials can have an important effect on landscape character areas, and it is important to look around and appreciate what buildings blend in with the landscape and give a sense of local distinctiveness. Historically, 'tarred' weather boarding is by far the most common cladding, or covering, for timber framed buildings, whilst the orangey browns of locally made bricks may be an appropriate material in areas of the county where barns and stables were historically built from locally produced bricks.

Walls

Whilst the walls of stabling must be able to withstand any damage from horses and ponies, they must also ensure that horses and ponies cannot damage themselves, especially if they were to get stuck, or 'cast' in the corner. The stable should have no sharp edges that the horse could catch itself on and allow the horse plenty of room to move around in as well as lie down. The use of kick boards around the wall are an excellent choice as they not only provide a smooth safe surface but they can be placed at the height you want and are easy to clean. Traditionally, timber 'kick-boards' are used on the lower half of stable walls, to a height of 1.2m (4'), particularly if the walls are constructed of brick or block as they are less likely to injure the animal.

Floor

The floor should be of a hard wearing, waterproof and non-slip material. Concrete is generally used, and must be carefully laid in order that it is non-slip and that it has sufficient 'fall' across it so that it drains to a suitable gully and soakaway. Rubber matting is an excellent choice for stable floors as it can also be used as either a base for the stable bed, the bed itself or for use in walkways to create a warmer and more comfortable surface.

Roof

Whilst the first consideration must be to keep the stabling dry, the importance of good ventilation cannot be over emphasised. Ridge vents not only help improve ventilation but also prevent any condensation forming. Various roofing materials can be used, from roof tiles or slate, which are extremely expensive, but probably the most visually attractive, to corrugated sheets of metal, which whilst cheap can cause problems of condensation and are extremely noisy when it rains! An excellent roof type is roofing felt, which should be of a sympathetic colour. If possible choose a roofing product that offers extra light to be let in and that is weather resistant.

Accessibility
The doorways must be easily accessible and be wide enough for the horse to easily fit through.
Access from the stable to the rest of the yard is also important when it comes to access to the feed room, hay barn, muck heap and the tack room for example.

SERVICES

Most stables will need a variety of services:

Drainage
Within each stable there must be adequate drainage available. Each stable can have a gentle slope that leads outside to a communal drain, the gully of which can then be easily disinfected, or each stable can have a drain within the stable which then leads to the main drain, therefore allowing the waste to go directly into the mains drain from each individual stable, which is a great option for preventing contamination from one stable going all along the yard, this is especially important if you ever have to disinfect a isolation box for example.

Water

This is arguably the most important requirement of your horse or pony. A clean supply of fresh water must be supplied at all times. The supply should conform to the Water Fittings Regulations 1999 (see Water Regulations Advice Note). The outline of these regulations are common sense, such as expecting water supplies to be protected from freezing, preventing water from being sucked back into the main supply from a dirty trough or bucket and ensuring that a stop-valve is fitted to the supply. The water supply to stables should be in a convenient position, but placed out of the reach of horses and ponies.

Electricity and Lighting

Whilst it is not vital to have mains electricity, it is useful and lighting may be essential if a vet is called in the night. Batteries can supply sufficient power for simple stable lighting, but recharging these can be inconvenient. Alternative sources of energy (such as solar panels) are suitable for some stables and should be investigated. Any electrical supply must be out of reach of horses and ponies. When considering lighting the outside of stables, think about the impact of such lighting on the surrounding landscape, and think about the modern problem of 'light pollution', whereby it is often difficult to see the beautiful night sky because of intrusive local lighting. The use of external lighting should be considered particularly carefully in the country, with lights operated by PIR's.

Roadways

An access track or roadway is often essential to get to and from the stables from a public highway. But consider the suitability and impact of the surface material in relation to the setting of the yard. New access tracks and roads will require planning permission. A well thought out design might allow for the roadway to be screened from view by hedges of mixed native plant species.

Manure

Management of the muckheap is an important issue for horses and ponies, their owners and keepers and their neighbours! (see Manure storage and disposal advice note). The muckheap must be sited where it will not contaminate watercourses such as rivers, streams and ditches, as well as groundwater. It must not be sited where it will cause a nuisance, such as to houses and users of public rights of way. And it must be sited where it can be conveniently accessed from both the stables and the road if it is to be collected for disposal. It should not be too close to the stables as to cause a nuisance to horses and ponies from flies. Ideally the muck heap should have a solid base and sides to enclose it.

FIXTURES AND FITTINGS

There are many useful fittings that will enhance the practical use of your stable such as tie rings, hay rack, water drinkers, feed mangers and window vents, stable window panel.

Tie Rings can be used for both tying up your horse to and also tying up hay nets. Ensure that they are fixed at an appropriate height.
Hay Racks can be positioned either in a corner or along the wall for hay to be easily placed into. Ensure that they are fixed at an appropriate height for the horse to suitably and safely use them.
Water Drinkers can be a great asset especially in mare and foal boxes where water buckets on the floor are not advisable.
Feed mangers are useful for easily distributing feeds and they can be positioned for ease of use. Feed mangers that can be removed allow for easy daily cleaning.
Window Vents are a great asset as they can be opened or closed depending on the weather, wooden stables often benefit from these especially in the summer when some stables needs increased air flow.
Stable window panel are small panels that can be left open to allow the horse in the next stable to see through the panel thereby offering more sociable stable or left closed to offer privacy.

POSITIONING AND LAYOUT

Careful positioning of your yard is essential, with thought being taken into account of access not only for horses but also for deliveries such as hay, straw, shavings and feed and also access for veterinarians, clients and farriers.

The yard layout that you choose must be workmanlike and safe and offer easy accessibility to all who will need to use it.

The Tack room needs to be within close proximity to the stables but also have secure location to help guard against thieves.
The Feed Room needs to be within close proximity to the stables and also have access to it for deliveries of horse feeds.
The Muck Heap also needs to be close to the stables but not too close that it would pose a fire hazard. The muck heap also needs to be able to be removed by tractor or any other means if necessary.
The hay barn should have easy access for deliveries and be close enough to the stable yard to be practical but without causing fire hazard issues.
The shoeing box or area must allow the farrier the ability to easily park outside it.
The veterinary box should allow the vet to easily pull up outside it and be close enough to the stable yard to be of practical value.
Lorry Park will need a safe area for loading and unloading and easy access off the yard.
Isolation Box should be slightly away from the other stables.

For further information please visit https://www.bhs.org.uk/

Pre Completion Testing...

2011-05-26T09:57:00.000+01:00

What Is Pre-Completion Testing?

Pre-completion testing is a Part E requirement of the Building Regulations that apply for new flats, houses, flat conversions and change of use into flats. Part E puts the onus on the owner / builder to demonstrate the stated acoustic rating has been achieved and complies with the current Building Regulations for noise control through separating floors and walls.

The requirement is that at least 10% of all new dwellings should be Pre-completion tested on-site. Sound testing applies to separating elements between dwellings only and not required between living spaces within dwellings, nor for corridors, stairwells or hallways. Pre-completion sound testing has to be carried out by a test body with an appropriate third party accreditation.

Your local Building Control will specify the dwelling units and different forms of construction to be tested and it is important that you are involved with them at an early stage to ensure the test process is properly carried out.

Copy of the test results in an approved format has to be passed by the local building control office before a completion certificate can be issued and the job signed off.

Any failure in achieving these standards will require remedial works to be carried out to achieve compliance with the Building Regulations. It will be necessary to re-test the works to check that the remedial works have been successful. Without a Pre-completion test result that complies with Part E Building Control will not sign off the property as completed and this could prove a problem if the property is to be sold.

Grouping

New dwelling-houses, flats and rooms for residential purposes should be considered as three separate groups for the purpose of testing. Different construction types within any of these groups should be recorded as a subgroup.

Dwelling-houses, flats and rooms for residential purposes formed by material change of use should be grouped using the same principles. More sub-groups may be required due to the greater diversity of construction.

Testing.

• Dwelling-houses

Normally, one set of tests should comprise two individual airborne sound insulation tests. Where possible a separating wall between bedrooms of adjoined houses and a separating wall between adjoined living rooms should be tested.

• Flats

Normally, one set of tests should comprise six individual insulation tests for airborne and impact sound. Where possible a separating wall between bedrooms, a separating wall between living rooms, a separating floor between bedrooms and a separating floor between living rooms.

Rooms for residential purposes should have their separating walls and floors tested.

All dissimilar properties should be tested, and on large sites at least one in ten for properties that are similar or the same.

Remedial treatment will be required to separating walls and floors that fail a test, and they will need to be re-tested. A failure will mean that all similar constructions will need to be evaluated.

Pre-Completion testing explained

Part E states that 10% of all units constructed on site must be pre-completion sound tested (PCT) on site. The separating walls and floors within each unit must be tested to show compliance. A test body with appropriate third party accreditation (ANC, UKAS) to ensure that the required acoustic ratings have been achieved must carry out relevant tests. These tests must then be submitted to Building Control who will check to make sure that the performance requirements have been met.

The separating walls between flats and the communal areas do not require a sound test. These walls must however comply with the sound insulation requirements within Document E. The developer / contractor will need to make sure that the wall construction between these areas has an adequate performance to achieve the required standards.

PCT can be used on all types of building, both new build and refurbishment / materials change of use, which contain rooms for residential purposes.

There is a standard acoustic test that is carried out on residential properties which measures the performance of both airborne and impact sound levels.

There are two parts to the test:

1. Airborne

The loudspeaker in the Source Room emits a loud noise, over a range of frequencies, which is known as pink noise.

The microphone in the Source and Receiving Room measures the sound pressure level. Using specialist equipment, the acoustician can then calculate the airborne sound insulation (DnT,w + Ctr).

What is being measured is the difference in sound level between the Source Room and the Receiving Room, so the greater the value the better the acoustic performance.

2. Impact

In the Source Room a tapping machine impacts repeatedly directly onto the floor structure.

A microphone in the Receiving Room measures the sound pressure level and the recorded level produces the Impact result (L’nT,w). The lower this figure is, the better the acoustic performance.

Stove Ventilation

2011-05-09T11:12:00.005+01:00

The regulations covering ventilation for stoves as of 1st Oct 2010.

Approved Document J Section 1.5: Appliance compartments that enclose open-flued combustion appliances should be provided with vents large enough to admit all of the air required by the appliance for combustion and proper flue operation, whether the compartment draws its air from a room or directly from outside.

Approved Document J Section 1.16: Discomfort from cold draughts can be avoided by supplying air directly to appliances, locating vents close to appliances (for example by using floor vents), by drawing air from intermediate spaces such as hallways or by ensuring good mixing of incoming cold air by placing external air vents close to ceilings. In noisy areas it may be necessary to install noise-attenuated ventilators to limit the entry of noise into the building. Transfer or connecting ventilation should be at low level to reduce the transfer of smoke in the event of a fire and otherwise meet the guidance given in Approved Document B.

Stoves intended for a family living space such as family/dining/kitchens or in a room that has no door in an opening between this area and the kitchen (viewed by Building Regulations as one space), the provision of mechanical extract ventilation over the hob will depend largely on the model of the log burner as the mechanical extract and natural ventilation required to the log burner may cancel each other out. Please let your designer know the make and model of the chosen burner.

Mechanical extract for the kitchen end may be replaced by passive stack ventilation. PSV is a ventilation system using ducts from terminals in the ceiling to terminals on the roof that extract air to outside by a combination of the natural stack effect and the pressure effects of wind passing over the roof. Attention should be paid to Approved Document F, Table 5.2b.

Stoves need a supply of air for combustion, and to evacuate the flue gases otherwise they will not work. Without an air supply the stove will not light and smoke is likely to pour out into the house. The smoke will not be able to be drawn up the chimney as this requires air movement up through the chimney which is not possible if there is no source of air.

Ventilation rates to the stove are now based on the air permeability of the house as well as the rated output of the stove.

Approved Document J, Section 2 Table 1:

Other appliance, such as a stove, cooker or boiler, with a flue draught stabiliser.

Permanently open vents as below:

If design air permeability >5.0m3/(h.m2) then 300mm2/kW for first 5kW of appliance rated output 850mm2/kW for balance of appliance rated output If design air permeability≤5.0m3/(h.m2) then 850mm2/kW of appliance rated output.

Other appliance, such as a stove, cooker or boiler, with no flue draught stabiliser.

Permanently open vents as below:

If design air permeability >5.0m3/(h.m2) then 550mm2/kW of appliance rated output above 5kW

If design air permeability ≤5.0m3/(h.m2) then 550mm2 per kW of appliance rated output.

It is unlikely that a dwelling constructed prior to 2008 will have an air permeability of less than 5.0m3/(h.m2) at 50 Pa unless extensive measures have been taken to improve air-tightness.

The ventilation air for a stove may be drawn directly through an external air duct if the stove has a spigot for connecting the air duct. An increasing number of stoves (for example many Westfire and Morso stoves) have provision for an external air supply to be connected to the stove.

The vent should be placed in such a way that it cannot be easily blocked and so that you are not tempted to block it off to reduce draughts or noise.

If there is a mesh to guard against pest/mice etc coming through the vent then the mesh size must be no less than 5mm.

Eastern Promise...

2011-04-26T13:11:00.005+01:00

The build at Eastern Concrete in Stowmarket progresses. The curtain walling has been up a little while now but most recently the internal partitioning has been installed. Great finish, quality product.

Many thanks to Andrew Gardiner of Gardiner Design Associates for supplying the images.

Office Refurbishment....

2010-10-03T11:11:00.005+01:00

An office refurbishment in the heart of London is now one week from hand over to client. R Taylor Design Associates have prepared design and construction drawings.

The Levytator

2010-09-29T17:31:00.000+01:00

Building work progress...

2010-07-14T10:41:00.003+01:00

Building work is progressing nicely in Stowmarket with the construction of the new administrative, supply and service headquarters for Eastern Concrete.

More on latest B. Regs 2010 Changes...

2010-05-27T15:00:00.006+01:00

Building Regulations latest changes...

2010-05-27T13:54:00.002+01:00

The 2010 versions of Part L, F & J have now been published, along with the transitional provisions to be applied at their introduction on the 1^st October 2010.

Part F: Ventilation.

Part J: Combustion appliances and fuel storage systems.

Part L1A: Conservation of fuel and power New dwellings.

Part L1B: Conservation of fuel and power Existing dwellings.

Part L2A: Conservation of fuel and power New buildings other than dwellings.

Part L2B: Conservation of fuel and power Existing buildings other than dwellings.

As expected there are new requirements for:

Testing of mechanical air flow rates in dwellings
Commissioning of mechanical ventilation systems
Information relating to mechanical ventilation systems to be supplied to the building owner
TER / DER calculations and specifications to be submitted to the building control body before work starts on site
Carbon monoxide alarms where combustion appliances are installed

A more detailed review of the main changes and implications for designers and builders will be published by NHBC shortly.

The 2010 amendments do not apply to:

Sites where work has already started, prior to the 1^st October 2010, or
Sites where an Initial Notice has been issued, prior to the 1^st October 2010, providing work starts on site before the 1^st October 2011.

The published transitional arrangements mean you will not need to obtain a Plans Certificate for a scheme prior to the 1^st October 2010, just ensure an Initial Notice is served.

SAP Calcs...

2010-05-27T13:37:00.005+01:00

Why do you need a SAP Calculation?

With Governmental and Public focus on C02 emissions, Designers and Developers need to consider the impact that their designs are having on the environment like never before. Part L1a of the Building Regulations requires that SAP calculations are carried out on all new build developments to prove that they are not contributing excessively to carbon emissions. Each dwelling must demonstrate that it meets the Target Emission Rate as stipulated within the SAP calculation.

There are 2 stages for the SAP Calculations. The Design Stage is completed and submitted at the same time as your building control application to your Building Control Body or Approved Inspector. If there are changes to the specification after the Design SAP has been completed then the Building Control Officer or Approved Inspector may request that an amended Design SAP is submitted.

The As-Built Stage is calculated when the premises is complete. From the calculation a 'pass' Certificate will be produced for submission to the Building Control Officer or Approved Inspector.

Approved Document Part L1A

Part L1A is to do with Conservation of Fuel and Power in new dwellings and is just one part of the Building Regulations in England and Wales. Since the government announced that it intends to reduce the UK's carbon emissions by 60% by the year 2050 there has been a concerted effort to look at ways of reducing emissions from within the built environment. 50% of the UK's carbon emissions can be attributed to the built environment so it stands to reason that the biggest cut backs can be made in this area. Part L1a contains the legislation that aims to make this happen.

There are five criteria which must be met to achieve compliance. One of these criteria is that the Dwelling Emission Rate should be equal to or less than the Target Emission Rate. This is achieved using the government approved calculation methodology, which in this case is the SAP calculation. Other factors that are covered by Part L1a include air permeability rates, restricting U values and limiting solar gains in summer.

EPC (Energy Performance Certificate)

The Energy Performance Certificate is now a mandatory requirement for all new homes completed after 6th April 2008. The certificate sets out the dwellings sap & energy efficiency ratings and also has a list of recommended upgrades in order of cost effectiveness. The certificate is required for the sale of the property.

Building regulations – Full Plans or Building Notice...

2010-05-27T09:33:00.003+01:00

You can make a building regulation application in two ways – full plans or building notice. Listed below are the main differences between the two.

Full plans

• You can use it for all types of building work.

• You need to send two copies of plans and application forms (four copies for designated buildings).

• You will pay charges when you send the application to the local authority the plans and again after the first site inspection.

• The decision can take up to five weeks (two months if agreed).

• As long as you follow the approved plans, the work will normally meet building standards when it is inspected.

• You can send the local authority amended plans as long as the scheme is generally the same.

• Approval notice ends three years after the work has been approved.

Building notice

• It is best suited for small uncomplicated work.

• It cannot be used for designated buildings or buildings within three metres of a public sewer.

• You only need to send to the local authority a block plan showing the proposals in relation to existing buildings, boundaries and nearby streets, and details of any drainage. If it is an extension (including a room in the roof), you must provide details of its floor area together with two copies of the building notice application forms. (Remember, you should send the local authority as much information as possible.)

• No decision notice is issued.

• You will pay one charge when you forward the Building Notice to the local authority.

• There is more emphasis on site work and your builder – this might mean that work will need to be removed or altered if it does not meet certain standards.

• The notice ends three years after being accepted.

• It may not be accepted by some lending organisations.

Designated buildings are offices, shops, railway premises, hotels and boarding houses, factories and other places where people are employed.

Note: You will have to pay charges for both applications, and they are the same whichever method

you choose.

WHY Yachts... because you can...

2010-03-09T10:54:00.004Z

The future of mega yacht design with a low environmental impact? The WHY (Wally Hermès Yachts) concept, according to the press release, "offers comfort, privacy, stability, space, independence and sustainability", at a cost no doubt we mere mortals can only dream of. "It has a diesel-electric propulsion system that is the most efficient motorisation today, and the surface of the photovoltaic panels, almost 900 square metres, covers most of the boat’s auxiliary system needs".

This is a beautiful example of Naval Architecture and maritime interior design that will inevitably, if put into production, be seen sailing around the Burj Al Arab Hotel in Dubai...now where's that two pound coin for a Euro millions lottery ticket??.....

http://www.why-yachts.com/

On your marks...

2010-03-08T09:58:00.004Z

Building work has commenced on the headquarters for Eastern Concrete in Stowmarket.

www.easternconcrete.co.uk

Holiday Lodges...

2010-02-16T17:07:00.003Z

Drawings were prepared for the siting of 2No. holiday lodges from Wessex Park and Leisure Homes - "The Coach house". Presented for a planning application submission, the proposal was granted permission in October 2009.

http://wessexparkhomes.co.uk/page/47/

With Swimming Pool!...

2010-02-16T09:32:00.007Z

Ground Floor Plan.

Front and side elevations.

Rear Elevation visualisation with trees that exist on the site.

Dwelling.

Prepared for a submission to the local planning authority, this design has been created for 2No Executive homes in a pseudo 'period' style on a site in Exeter.

Barn Conversion...

2010-02-16T09:13:00.002Z

Internal layout design and Building Regulations for the conversion of a Grade 2 listed stone and cob former milking parlour stalls and roundhouse in to a holiday let in rural Devon.

Outbuildings...

2010-02-15T11:47:00.001Z

Planning Permission

Rules governing outbuildings apply to sheds, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwellinghouse.

Other rules relate to the installation of a satellite dish, the erection of a new dwelling or the erection or provision of fuel storage tanks.

Under new regulations that came into effect on 1 October 2008 outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:

· No outbuilding on land forward of a wall forming the principal elevation.

· Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.

· Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse.

· No verandas, balconies or raised platforms.

· No more than half the area of land around the "original house"* would be covered by additions or other buildings.

· In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from house to be limited to 10 square metres.

· On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.

· Within the curtilage of listed buildings any outbuilding will require planning permission.

*The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

*Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

Please note: the permitted development allowances described here apply to houses not flats, maisonettes or other buildings.

The Building Regulations on Outbuildings...

If you want to put up small detached buildings such as a garden shed or summerhouse in your garden, building regulations will not normally apply if the floor area of the building is less than 15 square metres and contains NO sleeping accommodation.

If the floor area of the building is between 15 square metres and 30 square metres, you will not normally be required to apply for building regulations approval providing that the building contains NO sleeping accommodation and is either at least one metre from any boundary or it is constructed of substantially non-combustible materials.

Saving Energy...

2010-02-15T11:44:00.000Z

Solar Panels...

In many cases fixing solar panels to the roof of a single dwelling house is likely to be considered 'permitted development' under planning law with no need to apply for planning permission.

There are, however, important exceptions and provisos which must be observed.

These permitted development rights apply to houses. If you live in a flat and are considering fitting solar panels you are advised to contact your LPA for guidance.

If you wish to install a solar panel on your roof building regulations will normally apply.

The ability of the existing roof to carry the load (weight) of the panel will need to be checked and proven. Some strengthening work may be needed.

The Building Regulations on Solar Panels...

Building regulations also apply to other aspects of the work such as electrical installation. It is advisable to contact an installer who can provide the necessary advice.

Wind Turbines...

The planning regime for installing wind turbines is complex and evolving.

At present in most cases you will need to apply for planning permission from your local authority to add a domestic wind turbine to your house, or grounds surrounding your home.

It is up to each local authority to decide what information you may need to provide with your application. It may be helpful to contact your authority before applying to discuss the following planning issues

· Visual impact

· Noise

· Vibration

· Electrical interference (with TV aerials)

· Safety.

Always check with your local planning authority about planning issues before you have a system installed.

The Building Regulations on Wind Turbines...

If you wish to install a wind turbine which will be attached to your house building regulations will normally apply.

Size, weight and force exerted on fixed points would be considerable.

Building regulations also apply to other aspects of the work such as electrical installation. It is advisable to contact an engineer who can provide the necessary advice.

If the wind turbine is not attached to your house, then only the electrical installation and connection will be captured by the requirements of the building regulations.

Loft Conversions...

2010-02-15T11:43:00.000Z

Planning permission is not normally required. However, permission is required where you extend or alter the roof space and it exceeds specified limits and conditions.

Under new regulations that came into effect from 1 October 2008 a loft conversion for your house is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:

· A volume allowance of 40 cubic metres additional roof space for terraced houses*

· A volume allowance of 50 cubic metres additional roof space for detached and semi-detached houses*

· No extension beyond the plane of the existing roof slope of the principal elevation that fronts the highway

· No extension to be higher than the highest part of the roof

· Materials to be similar in appearance to the existing house

· No verandas, balconies or raised platforms

· Side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor

· Roof extensions not to be permitted development in designated areas**

· Roof extensions, apart from hip to gable ones, to be set back, as far as practicable, at least 20cm from the eaves

*Bear in mind that any previous roof space additions must be included within the volume allowances listed above. Although you may not have created additional space a previous owner may have done so.

Roof windows...

2010-02-15T11:27:00.000Z

You do not normally need to apply for planning permission to re-roof your house or to insert roof lights or skylights.

The new rules introduced on 1 October 2008 allow for roof alterations without the need for planning permission, subject to the following limits and conditions:

· Any alteration to project no more than 150 millimetres from the existing roof plane.

· No alteration to be higher than the highest part of the roof.

· Side facing windows to be obscure-glazed; any opening to be 1.7m above the floor.

· The permitted development regime for solar panels has different limits on projections and in relation to protected areas.

These permitted development rights apply to houses. If you live in a flat and are considering work on your roof you are advised to contact your LPA for guidance.

The Building Regulations on re-roofing...

2010-02-15T11:25:00.000Z

If you want to carry out repairs on or re-cover less than 25 per cent of the area of a pitch or flat roof, you will not normally need to submit a building regulations application. You will need approval, however, if:

1. You carry out structural alterations

2. The performance of the new covering will be significantly different to that of the existing covering in the event of a fire

3. You are replacing/ repairing more than 25 per cent of the roof area, in which case, the roof thermal insulation would normally have to be improved.

There are separate rules for construction of new roofs.

Building Regulations generally...

2010-01-25T08:38:00.003Z

The control of building standards is completely separate from Development Control, and approval under the building regulations must not be confused with planning permission. Approval under the building regulations does not mean that planning permission has been given and vice versa. Once approval has been given, you are required to notify Building Control of commencement and subsequent visits as required.

Some building works are exempt from the Building Regulations, although Planning Permission may still be required. Even if the work does not need planning permission, it may require approval under the Building Regulations.

Building Regulations are concerned with maintaining the health and safety standards of buildings, energy conservation and access and facilities for disabled people. These are broken down into guidance notes, more commonly referred to as Approved Document A, B etc. The full list is as follows:-

A - Structure
B - Fire Safety
C - Site Preparation and Resistance to moisture
D - Toxic Substances
E - Resistance to the Passage of Sound
F - Ventilation
G - Hygiene
H - Drainage and Waste Disposal
J - Heat Producing Appliances
K - Stairs, Ramps and Guards
L1A - Conservation of Fuel and Power (for new domestic buildings)
L1B - Conservation of Fuel and Power (for works to existing domestic buildings)
L2A - Conservation of Fuel and Power (for new build non domestic dwellings)
L2B - Conservation of Fuel and Power (for works to existing non domestic dwellings)
M - Access and Facilities for Disabled People
N - Glazing - Materials and Protection
P - Electrical Safety

Completion Certificates

Council's can now issue Completion Certificates for the benefit of developers and purchasers alike, this is ESSENTIAL when selling the property.

Demolition
With certain small exceptions, no one may demolish a building unless notice of this is given to the Council. An inspection will then be made of the building to be demolished and a notice will be sent to the person concerned, specifying certain works which must be carried out, e.g. disconnecting, sealing or removing drains; supporting and weatherproofing exposed walls; removal of rubbish from the demolition to leave the site level and free from danger. If this work is not carried out satisfactorily, the Council can undertake the work and recover the cost.

3D Visualisation...

2009-12-08T10:57:00.007Z

This is just a taste of what this 3D visualisation company can create, though this pales in comparison to some of their other work that can be seen in a video on their website homepage where the graphic presentation of the built environment is stunning.

http://www.pauleylandscapes.co.uk

Big Kids Toys...

2009-11-06T13:34:00.003Z

Lego have created a series of ‘Architecture’ models comprised of the Landmark Series and the Architect Series which currently includes two of the greatest works by the brilliant Frank Lloyd Wright. Grown up Lego, not that we oldies ever needed an excuse to play with Lego, but now we are “creative” and don’t just look like big kids.

Here’s the sucker punch...these sets are only available at the moment in the USA and Lego can’t tell me when they will be available in the UK. However, to soften the blow, the company that collaborated with Lego on the sets, called ‘Brick Structures’, do ship internationally. Yeh!

http://www.brickstructures.com/SiteStore.html

http://architecture.lego.com/en-US/default.aspx

Art & Skiing...

2009-10-27T12:33:00.012Z

As winter draws ever nearer my thoughts are drawn to Christmas 2008 and skiing in Flaine, France. http://www.flaine.com/en/index.php

Flaine is located in the Haute-Savoie region, close to Geneva and Mont-Blanc. The resort of Flaine was created in the 60s by Eric and Sylvie Boissonnas, lovers of modern art and classical music. The primary directive of Flaine was to create in France a prototype of architecture, town planning and design, based on aesthetic choices and on environmental protection . The Architect of Flaine was Marcel Breuer, a boss of Bauhaus, born in Pécs in Hungary in 1902, died in 1981 in New York.

We stayed in the newest addition to the community, an apartment block called Les Terrasses d'Eos, a ski –in, ski-out development, which was constructed by Intrawest, a world leader in destination resorts. http://www.flaine-montsoleil.com/en/discover/

Psst...I’m in the last promotional picture on the website...just (picture below)...I’m in the red jacket preparing for a day on the slopes!

Simple Flyby...

2009-10-26T12:02:00.002Z

A 2-storey extension to the front of a dwelling in the village of Willand, Devon. This simple flyby was created in a couple of hours to demonstrate to the the local planning authority the effect of the extension on neighbouring properties. Whilst it may appear a little crude, it clearly demonstrates the 3D form in a highly effective manner.

Land, Sea + Air...

2009-10-24T12:12:00.007+01:00

Beauty is in the eye of the beholder they say, but I am sure that few could deny that the Icon A5 Aircraft is stunning and classifies itself as a sports plane in much the same way we have sports cars. I don't usually post this sort of thing but good design comes in many forms. This 2-person aircraft is capable of water, as well as a ground take off and landing with wings that can fold to the side in under five minutes. I think this is a wonderful contribution to the design world and frankly wouldn't be out of place in a Bond movie.

http://www.iconaircraft.com/index.html

Sixth Form Common Room...

2009-09-30T12:50:00.006+01:00

Newly refurbished sixth form common room at Sherrardswood School in Welwyn Hertfordshire by Gardiner Design Associates, in association with R. Taylor Design Associates.

"The project took six weeks from a bare shell to hand over and comprises a newly formed IT suite, tutorial room and open area with cafe and soft seating break out areas. Furnishing is a careful selection of Herman Miller, Allermuir and IKEA and modern energy saving architectural lighting by Concord. A simple blend of Marley vinyl flooring and cord carpet pulls the scheme neatly together. The partitioning with fully glazed panels and full height doors, is beautiful RAL finished frame system with integrated fine blinds. The building creates a healthy and inspiring teaching establishment which the students and teaching staff will all benefit from". [http://wwwgardinerdesign.blogspot.com/]

Extensions and Planning Permission...

2009-09-30T11:30:00.003+01:00

Under new regulations that came into effect on 1 October 2008 an extension or addition to your house is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:

More than half the area of land around the "original house"* would be covered by additions or other buildings.
No extension forward of the principal elevation or side elevation fronting a highway.
No extension to be higher than the highest part of the roof.
Maximum depth of a single-storey rear extension of three metres beyond the rear wall for an attached house and four metres beyond the rear wall for a detached house.
Maximum height of a single-storey rear extension of four metres.
Maximum depth of a rear extension of more than one storey of three metres beyond the rear wall including ground floor.
Maximum eaves height of an extension within two metres of the boundary of three metres.
Maximum eaves and ridge height of extension no higher than existing house.
Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house.
Two-storey extensions no closer than seven metres to rear boundary.
Roof pitch of extensions higher than one storey to match existing house.
Materials to be similar in appearance to the existing house.
No verandas, balconies or raised platforms.
Upper-floor, side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor.
On designated land* no permitted development for rear extensions of more than one storey.
On designated land no cladding of the exterior.
On designated land no side extensions.

* The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

* Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

Building Regulations...

Most extensions of properties require approval under the Building Regulations.
There are a number of classes of new buildings or extensions of existing buildings that do not need Building Regulations approval, i.e. are exempt from the Regulations.

ITV Meridian Newsroom, Southampton...

2009-07-09T11:31:00.005+01:00

Lighting design and spacial planning for new news studio including break-out area and reception by Gardiner Design Associates, in association with R. Taylor Design Associates.

New corporate offices, Hertfordshire...

2009-07-08T10:13:00.008+01:00

Interior design and lighting design by Gardiner Design Associates, in association with R. Taylor Design Associates, for UK head office of a pharmaceutical company.

2009-07-08T10:13:00.004+01:00

Storage wall solutions.

2009-07-08T10:11:00.000+01:00

Office development, Oxfordshire...

2009-07-08T10:10:00.006+01:00

Interior lighting design and office partitioning by Gardiner Design Associates, in association with R. Taylor Design Associates, for the Gascoyne Cecil Estate.

2009-07-08T10:09:00.002+01:00

2009-07-08T10:06:00.009+01:00

Office development, Loughton, Essex...

2009-07-08T09:52:00.004+01:00

Interior 3-D representations. Generic office layout, demonstrating the potential for the building layout. Gardiner Design Associates in association with R Taylor Design Associates.

Italian Restaurant, Hertfordshire...

2009-07-08T09:46:00.005+01:00

Exterior 3-D generated representations. Proposal for an extension to the existing Terranova Restaurant, Stanborough Park, Welwyn Garden City. Gardiner Design Associates in association with R Taylor Design Associates.

Party Wall Matters...often forgotten...

2009-02-03T21:05:00.002Z

People often find that implementing the Party Wall Act can be frustrating and expensive. It is not unusual for a building project to be delayed by a couple of months and surveyor's fees to run to a couple of thousand pounds just for the Party Wall aspect on what might be considered to be a fairly straight forward alteration to a domestic property. You should not need to consider Party Wall Matters at this stage, more so when the Building Regulations plans have been prepared and at least one to two months prior to works commencing on site.

The Party Wall Act requires you to serve notice on any neighbours that may be affected by your planned works at least one months in advance depending upon which type of notice it is. The first decision you have to make to be made is whether to serve the notice yourself or get a Party Wall Surveyor to do it for you. There are no prescribed forms for the notice so there is no reason why you should not do it yourself although if you are going to be appointing a surveyor later it would be better to get them to serve the notice as well.

This decision would be much easier if you knew in advance whether or not your neighbour was planning to consent. It is always a good idea to smooth the way by giving your neighbour a copy of the plans at least a week or two before serving the official notice. Take the plans round personally and explain the parts of the work which will affect their property. Include my office number in case they have any technical questions. Having received full details of the work your neighbour should / may be able to tell you whether or not they will consent before you serve the notice; although they might wish to consult their own surveyor before making any response.

Even if you receive verbal consent at this stage, you still need to serve the notice and obtain written consent. To be helpful, there's no reason why you could not write a consent letter which your neighbour can just sign but you need to make sure that your neighbour understands what you are planning to do and what they are signing.

If your neighbour consents then that is the end of the matter as far as The Party Wall Act is concerned although to protect yourself you may wish to arrange for a schedule to be taken on their property to identify its existing condition. This will ensure that any existing defects are recorded and not wrongly attributed to your work later.

If your neighbour chooses not to consent in writing then the next decision to be made is whether one or two surveyors are appointed. Under Section 10, the Act allows for an 'Agreed Surveyor' and you are free to put forward my name for your neighbours consideration although you should not put any pressure on them to concur in his appointment.

What often happens is that your neighbour neither consents in writing nor dissents but just ignores your notice. The Act states that if your neighbour does not consent within 14 days they are deemed to have dissented and must appoint a surveyor.

This is problematic as a neighbour who has ignored your notice is unlikely to then spring in to action and appoint a surveyor and the Act recognises this and provides a solution; you must follow-up your original notice with a reminder letter giving your neighbour a further 10 days to make an appointment following which you can appoint a surveyor on their behalf.

Having done everything correctly yourself and your neighbour having done nothing you would think that you could appoint me as 'Agreed' and save yourself a few pounds but unfortunately the Act states that the adjoining owner has a right to their own surveyor unless they agree otherwise.

Fees are also an issue that can cause friction, surveyors can charge anything between £700 and £1300. Under the Act it is the surveyors that decide who pays their fees although in all normal circumstances, that will be the party planning the work which is only fair as your neighbour was quite happy with the way things were.

As the party planning the works, you will have complete control over who you appoint. You will either agree a fixed fee or an hourly rate. The same cannot be said of your neighbour's surveyor (if you cannot agree on an Agreed Surveyor) as he is chosen by your neighbour and is not required to state his fee until just before the award is published. If you or your surveyor consider the fee demanded to be unreasonable, it should be referred to the 'Third Surveyor' for review although this will incur a further fee and take another couple of weeks. The Third Surveyor is selected by the two appointed surveyors at the start of the process to resolve disputes.

Unfortunately some fee orientated surveyors have learnt to work the system and pitch their fee as high as they can without causing the adjoining owner to challenge it for fear of delaying the works and incurring a further fee.

Although the Party Wall Agreement covers many aspects of the work including access, contractor's insurance and resolving damage, one of the clauses which is most contentious relates to working hours. The Award will state the permissible working hours and they may appear quite restrictive at first glance; normally 8.30am to 5pm with no allowance for week-ends or bank holidays. Bear in mind that this clause only relates to the works which are the subject of the award and not the associated works which can carry on outside of these hours.