Do we really need an architect?

We recently completed an exciting project, a self-built timber frame structure in our garden, which we proudly call the Fox Den Inn! It's our very own garden games room, and although it's a simple design, basically a big rectangle, the process was thrilling. I spent countless hours ensuring the structure's height was perfect, and even though I made a tiny mistake, we managed to build it exactly according to the plans I submitted. Phew!

The mistake was I had forgotten to include the 50mm for the wall plate in my original calculations, it was quite a scare! But thankfully, it was such a simple fix. We adjusted the 2400mm 4x2 timbers down to 2300mm, allowing us to add the missing 50mm and still stay under the 2800mm height I submitted with my application.

To achieve the correct height, I carefully calculated the following components:

• Felt - 4mm

• OSB - 18mm

• Firrings - 100mm

• Joists - 150mm

• Wall plate - 50mm

• Uprights - 2300mm

• Base plate - 50mm

• Slab - 130mm

• TOTAL - 2770mm

We needed planning permission because we designed the Fox Den Inn to have at least a 2200mm head height inside. This was crucial to avoid feeling cramped. Dave, (who is 6'3") loves watching sports up there, and we wanted to make sure he never bumps his head! Lol.

I enthusiastically created the designs using PowerPoint and Excel before submitting them to the Planning Portal website on April 2, 2024. The submission process was a breeze! I found the Planning Portal incredibly user-friendly and the instructions easy to follow.

On April 10, 2024, I received a letter from the planning office indicating my application was invalid. The letter clearly outlined the steps I needed to take to correct it before acceptance. The main issue was the absence of a scale bar on the plans. This was a simple fix! I quickly added the scale bar in Excel (printing multiple copies to ensure it was perfectly scaled to 1:50) and emailed it back to Lewes District Council. I felt a bit nervous, thinking, maybe this is why we need an architect?

On April 23, 2024, I received confirmation that Lewes District Council had accepted my application. I was over the moon that my plans were approved! Now, it was just a waiting game for the decision.

The notice was posted on the lamppost near our home, and I assume my neighbors received letters too. One neighbor came by to see what we were building, and I was thrilled to share the details with them. They had no objections. We are incredibly fortunate to have such wonderful neighbors!

On the 06/06/24 the decision notice was emailed to me. GRANTED!! Wow, I'm so happy! All the stories I have heard about planning did not seem to be true. When I did contact the planning office, the staff were always kind, understanding, and helpful. We had a really great experience, so much so that I think I am going to do our extension planning drawings myself.

Do I really need an architect for planning drawings?

I have had a quote from one architect for the loft conversion where they have offered personal fees being £3000+VAT. This could be split into two halves by starting with an initial feasibility study service for £1500+VAT. This wouldn't give me full construction details, but it would give me floor plans and external elevations to enable a builder to give me an estimate. There would be more drawings required after instructing a builder.

Architect services £3000+VAT

Planning application fee £328

Building control fees £750+VAT

Structural engineer's fees £500+VAT

Wow, if I want a price for the monster extension, architect fees will roughly double! Double!!! Incredible!!

I'm excited to take a different approach. As I mentioned in my post 200K for an Extension, No Thanks! I've already estimated the costs for various builds using different materials. I've also mapped out both designs in PowerPoint, just like I did when we built the Fox Den Inn. Recently, I spoke with a structural engineer who informed me that their fees would be £500 for a feasibility survey, based on the monster designs I shared. My thinking is, why pay someone to design something I simply can't afford to build? Why spend £1500+VAT on drawings for a project that's beyond my budget? So, I'm thrilled to try and do this differently!

Here's my exciting plan on how I THINK I can make this build a reality:

1. Create drawings for planning - Complete

2. Create detailed layouts for mechanical, electrical, walls, and carpentry work.

3. Time to bring in a structural engineer to the site and brainstorm how to bring these two ideas to life.

   1. I've already had a chat with two engineers. One says we can't build block work on existing foundations without checking them first (by digging trail holes to find out what the existing foundations are). While the other has given green light. It's a matter of trust, and I'm determined to choose wisely this time. Picking the right structural engineer is as crucial as selecting the tradespeople for the job. No more repeating our past mistake.

4. Based on the engineer's insights, I'll draw up section drawings. With possible standard details to submit to building control.

5. Developing a comprehensive build program, material breakdown and methodology for the extension or loft conversion.

6. Once we decide on the most affordable option, I will arrange a planning pre application with Lewes District Council.

7. Then we will need to apply for planning and await the decision. If granted we will have three years to build the structure.

8. If granted the structural engineer will finalise the structural and building control drawings.

   1. But first, I need to see if I can use the detailed drawings from https://www.buildingregs4plans.co.uk/ as standard details for building control. Let's find out!

9. Gather quotes from all the trades involved in the build, based on our detailed drawings. Price work prices only please. Fortunately for us, but not so much for Dave, we only need quotes for these trades for both builds:

   1. Scaffolder

   2. Bricklayers

   3. Plumber

   4. Electrician

   5. Plasterer

   6. Carpet layer

      Dave is our:

   7. Carpenter (Timber frame and roofing works)

   8. Insulator

   9. Roofer

   10. Plasterboard installer

   11. Carpenter (internals)

   12. Decorator

10. Written contracts to be drawn up ready for any trades we want to kickstart the work on site.

11. Instruct a building control company to sign off on the build at key stages.

12. The build begins, and I'll be managing it all according to our brilliant drawings!

I've promised to own up when I'm wrong, so I'm putting my idea out there now to see if I've got it right. I've got some meetings lined up in the coming weeks to discuss this sequence, but if I don't share it now, I might shy away if things don't go as planned. Let's do this! I might be in for a big surprise, but hey, a woman can dream!

Subscribe to see how it goes or follow me on social media.