Planning for Student Accommodation and Shopping Centres

The design team are busy at work on two large schemes for student accommodation in the Midlands. The schemes involve the conversion and extension of old, redundant, commercial premises which haven’t been used for years. There is something very satisfying bringing back into use old, redundant buildings, but also sad when I walk around these almost derelict buildings walking in the footsteps of people gone by ! We are looking to have these schemes together for the formal planning submission by Christmas.

 To continue with the complete mixed bag of work we undertake here at Agrarian, the redevelopment of a large West Country shopping centre has progressed to site. We are currently compiling schemes involving residential accommodation to the upper areas, whilst rationalising and updating/extending the ground floor commercial areas. These range from fast food takeaways, restaurants, retail (various) and even a public house. This scheme is both challenging and rewarding. The site itself is over 4½ acres plus car parking with the original structures in good order but considered dated. The task is to bring the whole development up-to-date whilst maintaining the operation of the existing retail units.

 On the equestrian front, works are progressing on the development of the scheme drawings for a 38 box yard complete with ancillary accommodation, indoor and outdoor arenas. As with the other work, undertaking this scheme is a challenge for many different reasons. However the priority is always to ensure that the client’s brief is fulfilled and that they are completely satisfied with the final product, which is no mean feat ! 

 People have asked me on many occasions ‘what’s the chance of getting planning on this site etc ?’ I always try and research a site for a client prior to commenting. This is in an attempt to ensure that the advice is both useful and site-specific. Planning can be affected by many things, some of which may seem quite innocent on the surface. However, upon delving into the site and local history a whole myriad of issues can surface. The usual ‘kiss of death’ is when a client says ‘its ok - it’s just a simple fill the forms in and pop it into the planners, who said on the phone that is a simple rubber stamp’ . This usually results in an unholy ‘bun fight’ with the planners and neighbours ! The one saving grace I would say (blowing our own trumpet) is that over the last ten years we have secured a planning approval success rate of 99.1% which includes those applications we have had to take to appeal and won !

More Barn Conversion Photos and Equestrian Centre News

We have been asked to put some more photos on our blog of the recently completed barn conversion. Above is the front entrance elevation complete with parking to the side with connecting path to the front.  Below is another photograph illustrating the internal finished rooms.  We are very proud of the project as all of the feedback to date has been extremely positive.

Design works are currently underway for a new mounted horse division headquarters for Avon and Somerset Constabulary which is very exciting. We will keep everyone updated with the project as it progresses.

 

Negotiations continue relating to the design of a 50 flat development within a city-centre environment. The design team are enjoying the challenges which come with such a development.

Half-way through the year, not long until the children break-up for the summer holidays!! Someone mentioned the other day that we are getting closer to Christmas - suffice to say he received short shrift.  Let’s hope we have a better summer -fingers crossed.

With the recent announced changes to the planning system we have yet to be asked by any clients if they can make use of the more relaxed planning laws.  I also note one local authority we work with commented yesterday that they have only received one application based on the new system.  It will be interesting to say the least if the ‘tinkering’ by the Government helps as much as they predict to stimulate the development / building market. I’m not particularly hopeful, however let’s watch that space. 

As an aside, the Lions tour down under has started and, to date, it has been a clean sweep but the ‘test’ matches have yet to start.  The players are behaving themselves well (better than the Australian cricket team!!) and have no major injury concerns.  The rugby matches watched so far have been varied with some great team play so it’s with great anticipation I look forward to the first test match.  Will it be a summer for ‘the Poms’ or ‘the Aussies’ ? Time will tell.

Another Barn Conversion Completed in Gloucestershire

Work has progressed well on another barn conversion which is now completed. The photograph above shows the high standard of finish and quality of materials with floors and internal doors in oak and granite kitchen work-tops. Externally the barn is finished with locally sourced green oak cladding, galvanised guttering and downpipes with a natural slate roof over.  I will endeavour to ensure that there are further photographs upon our web site.

The photograph below shows the rear elevation with the large, highly efficient, double glazed units illustrating just how light and airy the rooms are which is extenuated by the high-vaulted ceilings within all of the rooms.

The planning applications keep on coming with more approvals, one in particular was for another equestrian centre in Staffordshire.  

Great news this week also for our client based in Spain - we have secured planning approval for their London property  , so well done team.

With the influx of planning approvals comes the works associated with the compilation and submission of Building Control Submissions to the Local Authority.  However, we are in a very fortunate position whereby we have a partnering agreement with Bath and North East Somerset Local Authority, which means our applications are fast tracked to provide a better service for our clients.

The planning and architecture team are back at college! That is we are currently designing new layouts for Sandwell College in West Bromwich.  The work entails revising and rationalising the current layouts so as to make better use of the current overall space, in addition to providing a new chemistry laboratory.    

Building Regulations – New Changes

This Blog post is in relation to the new alterations to the Building Regulations which come into force on the 6^th April 2013.  The new Approved Documents are Part K, Part M and Part P which replace Approved Documents K, M, N and P and amendments to Part B. In addition the approved document to Regulation 7 comes into force on the 1st July 2013. A number of regulations have also been amended and new regulations introduced. The new regulations are available to view at the government’s web site.

Approved Documents K, P and Regulation 7 have a fresh new look and have been totally re-designed into a single column format. They have also been subject to a thorough editorial review to make the text/content more reader-friendly and simpler to assimilate and understand.

Approved Document K: Protection from falling, collision and impact (2013 edition - for use in England)

Effective from the 6th April 2013, the most notable difference to this edition of Part K is that Part N has been amalgamated into the new document.

Part K now has six main sections, K1 – K6. References have been updated in the light of the harmonised standard related to ‘safe breaking’ and the testing methods. References have been updated to standards as a requisite of the harmonised standard and National Annex related to resistance of loads for barriers.

We have noted that the wording and scope of the new AD has changed. Currently K1 is applied in dwellings where the difference in level is more than 600mm or 380mm for other buildings. The new AD does not include this but does define a ‘flight’ as a continuous series of steps. We interpret this to indicate two or more steps to be continuous. Also the AD now suggests that in a flight, a minimum rise of 150mm should apply. Therefore Part K1 will apply to a change in level of 300mm or two or more steps are required. With the transfer of guidance on internal stairs and ramps moving from Part M into Part K, Part K is now the principal document relating to stairs, which we believe is the reason for the broader scope of Part K.

Table 1.1 has been altered to include a Private Stair, Utility Stair and General Access Stair.

Appendix A defines a Private Stair as a stair intended to be used for only one dwelling (unchanged from K1

(1998)).

 A Utility Stair as a stair used for escape, access for maintenance, or purposes other than the usual route for moving between levels on a day-to-day basis.

A General Access Stair is a stair intended for all users of a building on a day-to-day basis, as a normal route between levels.

Therefore the rise and going requirements appear to have been simplified by removing the current institutional and assembly stair and other stair in non-domestic buildings to day-to-day stairs and utility stairs.

Approved Document M: Approved Document M: Access to and use of buildings (2013 Edition – for use in England)

This 2013 edition now refers to the Equality Act 2010 which brings together existing equalities legislation, including the Disability Discrimination Act 1995, with the aims of strengthening and harmonising existing provisions. The Act imposes a duty to make reasonable adjustments to a physical feature. The act is available at:

www.legislation.gov.uk/ukpga/2010/15/contents.

Reference is now made to Access Strategies which have replaced Access Statements. Access strategies should clearly communicate how the chosen approach to meeting the accessibility needs of the likely end-users of a building and its facilities demonstrates compliance with the functional requirements, M1 – M4. An Access Strategy should be considered in the same way as a Fire Safety Strategy, which may be in the form of a written document setting out key aspects of the access approach, supported by annotated drawings.

The link between Part M and the Equality Act is explained as well as an exemption from requiring the alteration of a feature which was provided to assist access and facilities, if it met the guidance in AD:M and not more than 10 years has elapsed.

Guidance has been updated on door opening forces, as well as guidance on changing places toilets and a new definition on Contrast Visually. Contrast Visually is used to indicate the visual perception of one element of the building against another means the difference in light reflectance value greater than 30 points.

General guidance on stairs and ramps not forming part of the external principal or alternative entrances, guarding, handrails and manifestation have been moved in to Approved Document K. This would appear to be the reason behind the performance changes to Part K.

Approved Document P: Electrical Safety - Dwellings (2013 Edition - for use in England)

Effective from the 6th April 2013, the range of electrical installation work that is notifiable has been reduced and there is a new option for the registration of electrical works. The technical guidance throughout now refers to BS7671:2008 incorporating Amendment No 1:2011. Notifiable work has been reduced to work that consists of:

a) The installation of a new circuit;

b) The replacement of a consumer unit or

c) Any addition or alteration to existing circuits in a special location.

A special location is defined as, within a room containing a bath or shower, a room containing a swimming pool or sauna heater. Notifiable works no longer apply to adding a socket in a kitchen or work  more than 600mm from the bath tub or shower tray. Please see paragraph 2.5 – 2.9 of AD:P 2013, for more detailed information. You may have seen the Government press release regarding the changes:

https://www.gov.uk/government/news/cuttingred-

tape-will-save-homeowners-240-on-diy-electrical-jobs-says-don-foster

Certification, inspecting and testing - currently we require a person carrying out electrical works to be competent to do so. We do this by checking that the works are being carried out by a Part P competent person when a building regulations application is not required or that the works are carried out by a qualified electrician who can issue a BS7671 certificate, when a building regulations application is required.

The new AD: P provides a third option where an installer appoints a registered third-party certifier (a competent person) to inspect and test the electrical work as necessary. The registered third party certifier, if satisfied, will register the work under their Part P scheme. The scheme provider will issue a competent person notification in the normal way. Using this approach a building regulations application will not be required.

Part B: Fire Safety (2013 edition – for use in England)

Changes have been introduced to guidance on circulation space internal wall linings classifications, table 10 and lighting diffusers, table 11. Smoke alarm standards have been updated to BS EN 14606 Smoke Alarm Devices for dwelling houses.

Radon Gas; BR211 - From the 6th April 2013, we will be applying Radon gas provisions to all extension and material changes of use that require building regulation consent. Guidance on Radon is available at:

http://www.bre.co.uk/radon/protect.html

Regulation 7: Materials and Workmanship (2013 edition – for use in England)

The guidance comes into force on the 1st July 2013. The approved document contains updated guidance on adequate materials and workmanship for building work reflecting mandatory CE marking for many construction products after 1st July 2013.

Competent persons scheme - New schemes have been introduced to cover the renovation or replacement of a thermal element to the internal or external wall.

Transitional Arrangements - Please note that transitional arrangements establish that where an application has been submitted before the implementation date(s) the current regulations will apply, whereas for applications submitted after the implementation date(s) the new/ revised building regulations will apply.

We hope the above is of help, however if you have any further questions, please do not hesitate to contact Peter Hall on 01453 511825 or 02021 741522.

Gloucestershire Barn Conversion Completed

The construction team have now finished the barn conversion previously mentioned in this blog. I have attached a picture below of the finished article. 

The transformation has been stunning and the picture doesn’t do the barn justice. It was taken on one of the ‘grey’ cold days that have dominated this winter.  We will be compiling a “stage-by-stage” photo montage of the project to feature on the website.

The choice of materials used in this project was important. We selected and sourced green oak felled and processed within ten miles of the site. It is important to use local suppliers and tradesmen where possible.

A common thread within these posts is the weather and how it has affected the building projects.  Currently there is no change with sub-zero temperatures stopping the bricklayers.  So “fingers crossed” that we do have some better weather shortly.

The planning submissions and application have been strong over the last month. We have made various applications relating to vet’s practices, equestrian centres, residential extensions and new dwellings.

The scheme of works for our Spanish client is underway and progressing well. Once again this illustrates how the internet has been a phenomenal tool in transforming our business.

Some of you may know about our e-petition to reduce the level of VAT on extensions from 20%. The number of signatories is rising and we would be grateful if people would either sign or recommend it to friends, colleagues or family members.  The petition can be found at http://epetitions.direct.gov.uk/petitions/39637

Negotiations are also underway in connection with designing a 50 flat development within a city centre environment, which is both exciting and good news. More of the ‘larger’ developments starting the planning process will mean eventually more construction jobs for the economy, and greater confidence in the market place - great news.

Well the budget came and went with not a great deal of substance. I really think it’s a case of just keep working hard and providing great customer service at a fair price.  We do have many repeat customers and referrals and are very proud of our planning success rate. That is the successful formula we have applied over the last 15 years.

Gloucestershire Barn Conversion Nears Completion

The construction team are progressing very well on the conversion of the barns to residential units despite the weather doing its best to upset the situation - rain, frost and even more rain! Currently the oak cladding is being fitted. The turf has been laid in the garden and the boundary fences installed. Overall it’s a wonderful transformation. We will post some photos (showing ‘before’ and ‘after’) of the finished article soon. 

From a planning viewpoint we have made various applications over the last few weeks ranging from new houses to student accommodation. 

We have also been appointed by a client who resides in Spain with a holiday home in London, who wants to extend and refurbish the London property.  I shall keep you posted on the planning progress. Once again this reinforces what I have said before that distance should not be viewed as an obstacle to using our services.

Another new project  further reinforces the multi-national nature of our clients. The design team are currently compiling scheme drawings for the European Equestrian Centre and Offices of a Colorado-based company.  This is an exciting scheme which we are very proud to be involved with and includes an indoor Olympic-sized arena and a 40-box stable block. We are working closely with the project management team and client to ensure that the scheme can be constructed within budget and suitable to obtain the relevant planning and building control permissions.

Negotiations are also underway in connection with securing a 90 bed nursing home for a client which is a new build scheme on a brownfield site.

I had a very encouraging email from the chief executive of the HomeOwners Alliance (http://hoa.org.uk/) confirming that they support my views regarding the reduction in the rate of VAT and have written an open letter to the Housing Minister setting out their thoughts.  I notice the e-petition I started now has seven signatures so many thanks to those who have taken time to sign it.  The petition can be found at:

http://epetitions.direct.gov.uk/petitions/39637

As a new year starts lets hope it’s prosperous for all.  It will be interesting to see what ideas the Government comes up with to try and help give a much needed lift to the economy.  The previous tinkering with the planning system does not appear to have done much.