Government Think Tanks !

This headline made me chuckle - ‘Think Tank says developers to blame for housing supply crisis’.  I wonder how much that think tank was paid to come up with that particular pearl of wisdom.  It really isn’t rocket science, when will the government (of all persuasions) realise and accept that the basic rule of school-boy economics regarding supply and demand applies.  The developers will not release too many houses/dwellings onto a market place due to the fact that the greater the supply, the cheaper the sale price resulting in lower profits for the developer.  It will not work. Any way they dress it, the developers are there to make money - they do not build houses from the goodness of their hearts.
  

There needs to be some brave thinking at these ‘tanks’ to combat the problem of shortage, beating the developers over the head with various ‘sticks’ just won’t work.  The increase in the contribution paid by all developers to enable a scheme to obtain planning permission is in some areas almost bordering on extortionate. Again when will people realise the more you charge the developers, the more they will pass those costs onto the end sale price, thereby pushing the ever increasing price of housing away from the average Joe (or Joyce).

If the government ‘tanks’ are so disgruntled by the lack of construction of homes for everyone then why don’t THEY build some council houses to increase the supply to the market place. That would make the developers sit up.  They probably won’t do that for a few reasons, namely they haven’t got the money, don’t have the backbone to do it and would probably mess it up.  Surely they could use some of their ‘quantitative easing’ money and class it as a large infrastructure project (like HS2) perhaps.  This would kill a few birds with one stone, increase jobs in the construction and associated industries, provide more apprenticeships and more affordable houses where they are needed.  Or is the government waiting to open HS2 and just ship people around the country on the train ! Only problem with that idea is the cost of train fares ! If so then probably not the best idea, but great value for money, one train-set for about twenty billion.

In the past believe it or not, people have said that I should be more positive about the government. One thing I can be positive about the government is that they won’t solve the issue.

Cheer up everyone it will soon be Christmas !

Planning Approval – Who Needs It ?

The planning system is supposed to be a standard system applied across the country, so why do we encounter so many different ‘interpretations’ of Planning Law?  We are noticing that a lot of Planning Authorities are recruiting new younger staff. However, in some cases it would appear to be at the expense of senior experienced staff who are leaving to set up on their own in private practise. Others, completely disillusioned, just want to get as far away from planning as is possible.

Here is a  typical example (we could mention many more!!). We submitted an application to extend a dwelling with a two storey extension to the front.  The site was a corner plot within a cul-de-sac.  At Agrarian, our policy is that once the application is registered and coming towards the end of the consultation period, we telephone the planning officer to ascertain their thoughts and comments.

So, when the consultation period  had ended, I rang the officer, introduced myself and asked if there had been any negative comments from the neighbours or other consultees (sometimes the comments are posted on the councils’ website but not always!). The officer cut me short saying that they were going to refuse the application as it was un-neighbourly and too big for the site. Mmm.. deep breath, then I once again asked very politely ‘were there any negative comments’. The officer then, almost reluctantly, replied ‘no, nobody objected’. ‘Not even the neighbours ?’ I enquired . The planner commented ‘no, none of the neighbours objected’.  ‘Oh OK, thanks’ I replied going on to ask ‘what did the officer think of the site context when they visited the site ?’ . The silence was deafening and then a mumbled response saying that they had not actually visited the site yet ! However, given their experience they considered that the application should be refused.  So, once again a deep breath, and I very politely (politeness always seems to throw people off balance! Is that because so many people aren’t?) stated that you want to refuse the application because:

1. The application is un-neighbourly (great government term!) yet none of the neighbours who were consulted objected! This may be due to the fact that we had already approached the neighbours with copies of the drawings and ascertained that they were happy!

2. The development is too large for the site. Mmm... I then commented to the planner that if they visited the site they would be able to appreciate the context of the extension in the site setting. I also confirmed that the percentage increase of the extension on the footprint of the house in relation to the site was still within the permitted percentage increase.

‘Oh’ came the response, ‘perhaps I shall discuss this with my line manager and visit the site’.  ‘Yes that would be great and will it be OK  if I telephone you the following week to find out your thoughts further ?’ I added.

So a week went by and I contacted the planning officer, who seemed a lot more amenable, and commented that, after visiting site and discussing it with their line manager, they had written their report on the application recommending approval. I duly thanked the officer for their diligence and wished them well.

The moral of the incident is that you should never accept a planning officer’s first comments as, in this case, it went from a ‘no - it’s a refusal’ to ‘yes - it’s an approval’  due to some polite, dogged determination backed-up with a fair amount of planning knowledge and experience. Perhaps that’s why Agrarian has a 99% planning approval rate over a ten year period! 

Works Complete on a Stunning London "Flats to House" Conversion !

Works have just been completed on the conversion of a four storey building in Dulwich, London.  The building was originally one dwelling; however it was converted some time ago into two separate flats.  Our client purchased the two flats with a view to returning the building to a single dwelling. Agrarian were tasked with securing Planning Permission and Building Control approvals for the works.  After carrying out the initial measured survey of the whole building we compiled a scheme with the client for the conversion.  Once agreed with the client we were able to submit to the local authority and secure the required approvals.

The flats were in a relatively poor, uninspiring condition which makes the conversion more rewarding.

Photograph One -  Shows the newly refurbished front elevation, illustrating what an imposing building the site was.

Photograph Two – Illustrates the main lower ground floor living space which was opened up and a glazed lantern installed over to provide more natural light and a greater sense of space.

Photograph Three – Illustrates the new expanse of folding doors with crisp, minimal door section so as to ensure that natural light can flood the area.

Photograph Four – Illustrates the large, open-plan kitchen area off the lower ground-floor family/garden room.

Photograph Five – View through the kitchen to the family room and the garden beyond.

Photograph Six – The master bedroom.

Photograph Seven – The master bedroom with a view into the ensuite.

Photograph Eight – The master bedroom ensuite.

Photograph Nine – Landing off the upper ground-floor reception.

Photograph Ten – Upper ground-floor reception.

Photograph Eleven – Upper ground-floor reception.

Government Increase The Cost Of Some Planning Applications

The Government must be fairly happy with the progress of the economy as the increase in some planning fees must be seen as a positive indicator.  If the economy was faltering then surely this would not be an option.  The grumble I have is the almost continual press hype regarding the increase in house prices.  There has to be a more responsible and balanced view taken by all.  The housing market in London is very strong and increasing on a weekly basis, however, outside the London area it’s a completely different kettle of fish !   As a company we undertake work pretty much across the country from London, along the M4 corridor then up to Shropshire and down to Cornwall and the one thing we have noticed is the disparity between the markets.

I think the economy is doing better and is progressing in the correct direction.  However, I hope the Bank of England does not react to the press or political persuasion (as the elections are looming !) and use an increase in interest rates to ‘slow’ the housing market.  The London market has to be treated separately and interest rates not used to cool this particular segment of the market. A large proportion of London properties are being purchased by either cash-rich or overseas investors who are not affected by UK interest rates. It will be ‘Joe Public’, the poor souls that do have a mortgage, who can’t afford too much of a hike in rates that will be hit.

What the government should do is set up an ‘arm’s length company’ to procure and construct housing which can be rented to workers on an income of less than a certain figure.  However, they must create hundreds of thousands of these units in and around London, not use housing associations and keep the set-up separate from all/any political persuasion - it must not be ‘tampered with’ by government officials.  The housing should be split into two sectors (70/30 split) with the 30% for low/no income families and the 70% for families/people who are in employment and paying tax back into the system. 

We have to move away from what appears to be the blanket approach of giving council housing to people on benefits. We have to give more support to those on low wages, by getting wage earners to pay a rent to the government then the whole system becomes cash positive, whereas currently people are given benefits by the government to pay the housing associations and private landlords rent thus creating the government cash drain !  The government (ultimately the tax payer) cannot afford to keep the current model in place - it’s broken, as shown by the current London market.  This is not a rant against those on benefits (that’s a case of ‘by the grace of god it’s not me’), it’s about creating a system that will/should benefit all in society.

If the government think they can increase the supply of housing to the open market by ‘relaxing planning’ then they are equally deluded.  Someone in government must recognise that all major house builders are in business to make as much money as possible for themselves and their shareholders. They will not increase supply beyond what they consider acceptable/profitable as this will mean lower prices (I think turkeys voting for Christmas is comparable).  House builders have a complete conflict of interest with what the government need to do yet they manage to have senior figures from their companies within the Government ‘steering groups’ !  Oh well some things never change and never will! 

Agrarian Wins an Award from the Local Building Authority for the West of England

What a great month June turned out to be.  Agrarian had been nominated by Bath and North East Somerset Council Local Building Control Department for the work we carry out in a partnering agreement with them.  We were pitched up against some very large companies; however we actually won an award for:

Best Customer Partnership with a Local Authority Building Control Team

West of England
Highly Commended

So a very big well done to all the team and our clients over the last year. Some clients ask why are we using a building control department from Bath for a project in, say, London. The main reasons are that we are able to offer:

• a faster turnaround of the application so that a client can start on site quicker, therefore saving the client both time and money

• if there are any issues they can be dealt with swiftly and professionally

•  cost savings on both the Plan Checking and Inspection Fees for our clients

So it’s a win-win situation for all.

Planning Permission For Olympic-Size Indoor Equestrian Arenas, All-Weather Gallops and Stabling Plus Building Regulations Part L (April 2014)

There has been a varied selection of enquiries and appointments so far this month including two equestrian projects. One involves an equestrian centre including 40 loose boxes, an all-weather gallop, an Olympic-size indoor arena plus visitors’ accommodation. All in all a very exciting project for which the client wishes Agrarian to compile planning permission and building control submissions.  In addition to this, Agrarian have been appointed to undertake the planning permission and building control submissions for an indoor Olympic-size arena, stabling and staff accommodation for a client with whom we have worked with in the past, which is particularly pleasing. Being appointed in this way for other projects is great on two levels: firstly  – it’s an endorsement that the work previously undertaken must have been to their satisfaction and secondly - we already know the client’s expectations we have to meet and, hopefully, exceed.

The barn conversion works onsite are currently drawing to an end with only about three weeks left (weather permitting) as the groundworks on the garden and repointing of the barn is progressing well. As previously promised, I will ensure that there are many photographs posted upon completion, so please watch this space.  In addition to the barn conversion, the flats development project has reached the half-way point and remains on track.

There has also been over the last few months an influx of schemes where we have undertaken planning permission and building control applications for roof terraces within Central London. This reflects how much space is at a premium in this locality and the increasing desire to have an outside space however small.

Agrarian’s coveted success rate for planning approvals has been maintained with further approvals for both residential and commercial projects.

I attended a seminar recently in connection with the new Part L of the Building Regulations due to come into force next month (April 2014).  Mmmm .... it appears, once again, that there has been ‘Expert’ tinkering by the Government in an attempt to improve the carbon footprint and insulation of new and extended buildings. One of the gems they have thought of is, yes, there are higher thermal requirements for buildings - unless they are either listed or in a conservation area when they may be exempt!! When the Government representative at the seminar was asked what is meant by ‘may be exempt’ the response was “it’s at the discretion of the building control officer and listed planning officer” - so “clear as mud”.  Also a very interesting one is that on a housing site a developer may use a carbon offset company so instead of improving the carbon footprint of the home they may buy ‘credits’ from specialist carbon offset companies. We were just left to wonder “what’s the point” !   Another wriggle is if a developer for say a site for 1000 houses registers the site now (it doesn’t need to have planning approval!) for the princely sum of £25  then as long as they have started onsite (e.g. poured the foundation for just one house) by April 2016 then the whole site can be built under the current building regulations thus circumventing the costs involved with the increased insulation and carbon targets. Mmm ... so that’s in the true spirit of things -  well done chaps!!! Rant over.

Planning Permission for Equestrian Centres, Barn Conversions and Student Accommodation

The Agrarian team are very busy working upon a large equestrian centre for a regional division of the Police Force. This scheme is proving to be challenging with both its size and complexities but we are really enjoying the challenge.

The large schemes submitted for student accommodation in the Midlands have been successful in gaining planning permission so a very big pat on the back for all those involved. The construction teams are now busy converting these old buildings with a considerable amount of thought.

A scheme to convert a large dwelling in London into three flats has begun on site with works progressing well. As soon as possible I will post some photographs.

On another site, a barn conversion is in its final stages.  This particular scheme is being developed by the Agrarian team. It  consists of a large, three bedroom, single storey barn conversion, complete with en-suite and a large family bathroom, coupled with a very large family room/kitchen. Many of the rooms have large picture windows and vaulted ceilings.  The barn has the benefit of underfloor heating and travertine floor covering.  With this project we are very proud of the design and the construction works and I think it warrants a few blog pages of its own, so please come back soon and I will ensure that there are plenty of "before" and "after" photographs.

On a different note, I feel that I am slipping into old age, I was discussing with a client how computers and the internet have changed our lives and work over the last ten years.  This change has been phenomenal but it has also affected children’s behaviour significantly. This is particularly marked when I compare my children and their use of these gadgets compared to my childhood of building dens and playing with sticks with my friends ! My son is able to play online with four of his friends from the comfort of his armchair with all of his friends being 30 miles apart !  Mmm how things change !

    

Apartment Development Gains Planning Permission

Agrarian have gained planning permission for a residential development within a larger, mixed-use retail scheme.  This phase involves ten new apartments. Currently we are busy compiling the building control and construction drawings.  This comes hot on the heels of ten other apartments within the same scheme which are now complete.

The photo below is of one of the finished flats, which had a sale price in the region of £85,000 which represents good value for a two bedroom flat.

Below are further pictures of the kitchen and the master bedroom within the two bedroom flat.

This element forms part of a much larger retail site of some 4.5 acres. Coupled with the residential planning applications we are also making applications for both office and retail schemes. All in all, this is a very interesting and exciting development.

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.