Plans & Drawings
Whilst the construction of any building is physically achieved through skilled labour, a large portion of the total project is spent in the planning stages, meticulously engineering and designing each aspect of the building. Before any physical work can begin at all, plans must be drawn in accordance with the building code and submitted to the local governing body for approval. In addition to this, there are many paperwork elements that are involved in the creation of a structure that follow alongside the site work. Here we shall look at how plans are submitted, how to read them on site, and how all of the complimentary paperwork is handled. Understanding these subjects can really help to grasp the flow of work over the course of a project.
Understanding the building application process
In the context of UK residential small builds, renovations, and extensions, the application process is roughly as follows, with differences depending on the exact council coverage of the residence. The process for larger constructions is similar, though more surveys must be carried out and the process is a little more in depth.
For the average homeowner, the first step in applying for building permission is to approach an architect and have some preliminary plans drawn. Working with the architect, the client explains their desired extension or renovation works, and the architect will draw up a selection of plans. These initial plans will typically display the existing property, as well as the proposed renovations, in the form of a location plan, floor plan, and elevation plan.
Occasionally, depending on the architect, a solar study may be rendered to display the shadows that will be cast by the proposed building at different times throughout the year to demonstrate that it will not block the light of any adjoined properties. The plans are submitted to the council in addition to a planning application form, that is filled out by the homeowner or agent working on their behalf to share pertinent details such as the address and scope of the renovations, as well as the address of any property that is adjoined. Other general information is collected in the form of tick boxes, with specific questions being asked depending on the criteria of the local council.
Once the documents are submitted, council representatives can review the application, ensuring that the proposed plans meet the local building codes, and that the properties connected to the primary property will not be negatively affected by the construction. Considerations such as privacy, shade, blocked light, blocked views, and a sense of overbearing created by the works are all reviewed by the council. They must also assess whether the scope of the proposed works is in-keeping with the existing aesthetic of the properties in the surrounding area. Neighbours listed in the adjoined properties selection are notified of the proposed works and are able to voice any concerns. Amendments may have to be made to the plans to satisfy the criteria of the council and ensure that the surrounding neighbours are happy with the proposal.
Any alterations required are made known by the council to the homeowner so that amended plans can be resubmitted. If all the planning criteria are met, then the plans are likely to be accepted. Sometimes, the plans are accepted with clauses and conditions to ensure that the correct outcome is achieved at the end of the build, in relation to the building regulations. These clauses typically highlight any of the amendments that must be made from the initial plans, as well as time restrictions denoting how long the planning permission is valid for.
Once the planning application has been approved by the council, the next step is to obtain the relevant plans for the contractor to construct the approved construction. Whilst the local council are in place to “yay or nay” the proposed construction, it is down to the architect and structural engineer to formulate usable drawings that denote how the building must be constructed. The role of the architect at this stage is to develop finalised floor plans that are used to carry out the works, as well as formulating a building regulation package. This package contains the specification of the works, denoting all of the required materials to be used. Items highlighted here include fire safety regulations and the steps that must be carried out to meet them, insulation types and thicknesses that abide by current building regulations, as well as all of the other important considerations regarding regulations.
The structural engineer will work with the architect to formulate a structural floor plan that displays the structural regulations and calculations for the proposed construction. Any structural elements such as joists, rafters, steels, load bearing walls, and footings, must be engineered to the specification of the job in relation to the current structural regulations. The engineer will provide these calculations in a detailed structural package, alongside structural floor plans that show the locations and sizes of structural members. Any structural components are highlighted on this version of the floor plan to clearly display the structural requirements to the contractor.
As the work is carried out, a council or registered private building inspector will make regular staged site visits to ensure that the proposed plans and structural requirements are being met within the construction. Upon completion of the works, the council or private inspector must “sign off” the construction to show that all of the criteria have been met. On their end, this will include submitting all of the on-site assessments that have been made in relation to the regulations and criteria - often with photographic evidence of key components - as well as submitting gas and electrical certificates in relation to the works.