At Studio Tor we realise the planning process and build process can be daunting that is why we break it down into manageable sections.
1. Initial Meeting
This is the first step to any project and it’s a chance for you to meet us.
Studio Tor offers a free initial meeting so we can discuss your project and provide an information pack which shows samples of our work, so you know the quality of our work. We will then provide you with a written quotation that details the work to be completed.
Studio Tor offers a free initial meeting so we can discuss your project and provide an information pack which shows samples of our work, so you know the quality of our work. We will then provide you with a written quotation that details the work to be completed.
2. SURVEY
Following confirmation of appointment and instruction we will complete a detailed survey of the property.
From the survey we produce existing plans and elevations and gather any additional information that might be required for your project. Examples of this could be Ordnance Survey Maps.
This stage is an important element as it’s the foundation of any project. The Survey plans are used later to develop the Design Sketches.
From the survey we produce existing plans and elevations and gather any additional information that might be required for your project. Examples of this could be Ordnance Survey Maps.
This stage is an important element as it’s the foundation of any project. The Survey plans are used later to develop the Design Sketches.
3. Sketch Design
This is the fun and dynamic stage for us and you.
At Studio Tor we know how exciting this stage can be and understand you may have many ideas. Sometimes we may even get you to create a mood board of likes and dislikes, or further discussions so we really know what you want from your project and how to elevate it to the next level.
Remember we want to produce your dream project and we will offer you expert advice to support you.
Once the design has been approved by you, we can move on to the next phase.
At Studio Tor we know how exciting this stage can be and understand you may have many ideas. Sometimes we may even get you to create a mood board of likes and dislikes, or further discussions so we really know what you want from your project and how to elevate it to the next level.
Remember we want to produce your dream project and we will offer you expert advice to support you.
Once the design has been approved by you, we can move on to the next phase.
4. PLANNING
If planning permission is required Studio Tor will prepare the required package for your local Authority.
A typical Planning Package includes: scale drawings as required, all supporting documents, and any additional information specific to your project. Other specialist Consultants and reports might be required by your local authority to demonstrate your project meets their Local Plan. These could be Ecologists or Tree Reports (for Trees with Tree Preservation Orders). At Studio Tor we will advise what consultants you need and obtain quotes for you to choose.
When we submit your project to the Planning Portal, local authorities have up to 8 weeks to consider the project once it has been validated. However, some projects maybe permissible under permitted development. There is a fee to pay for the local Authority to review your submission.
Planning permission refers to consent from your local authority for a proposed building, based upon the National Planning Policy Framework and Local Planning Policies. The local authority may apply planning conditions, but rest assured our expertise will turn this daunting process into a hassle-free process with many projects going through without any revisions. In some cases, amendments maybe required to gain approval. Once you have your approval you can move on to the next phase.
If your project does not require Planning, then we will ensure you obtain the right certificates to ensure you meet your legal obligations. This could be through a Lawful Development Certificate.
A typical Planning Package includes: scale drawings as required, all supporting documents, and any additional information specific to your project. Other specialist Consultants and reports might be required by your local authority to demonstrate your project meets their Local Plan. These could be Ecologists or Tree Reports (for Trees with Tree Preservation Orders). At Studio Tor we will advise what consultants you need and obtain quotes for you to choose.
When we submit your project to the Planning Portal, local authorities have up to 8 weeks to consider the project once it has been validated. However, some projects maybe permissible under permitted development. There is a fee to pay for the local Authority to review your submission.
Planning permission refers to consent from your local authority for a proposed building, based upon the National Planning Policy Framework and Local Planning Policies. The local authority may apply planning conditions, but rest assured our expertise will turn this daunting process into a hassle-free process with many projects going through without any revisions. In some cases, amendments maybe required to gain approval. Once you have your approval you can move on to the next phase.
If your project does not require Planning, then we will ensure you obtain the right certificates to ensure you meet your legal obligations. This could be through a Lawful Development Certificate.
5. BUILDING REGULATIONS
This is where the design is turned into the “construction drawings”.
The construction drawings are how the project will be built and specified. Planning drawings differ as they show what is being proposed and what the project will look like overall. The construction drawings are very detailed and list very specific requirements.
The construction drawings include everything that is required to demonstrate your project complies with current Building Regulations. Alongside the construction drawings there will be a written specification detailing how the building will be constructed and list materials used.
It’s these Construction Drawings that will be used by the builder to quote your project from and they will build from these documents.
Most projects will require a Structural Engineer who will review certain aspects of your build. They will then produce a report, for example, detailing lintel specifications or timber beam plans. They also produce their own drawings when required. These reports are then incorporated into the Building Regulations Package. It's this whole package that is submitted to Building Control for approval. At Studio Tor we will obtain Structural Engineer quotes for you to choose.
Building Control is an organisation authorised to control building work that is subject to the Building Regulations in England and Wales. For Building Control to review your application they will charge a fee, and this often includes site visits as your project is built ensuring compliance.
The construction drawings are how the project will be built and specified. Planning drawings differ as they show what is being proposed and what the project will look like overall. The construction drawings are very detailed and list very specific requirements.
The construction drawings include everything that is required to demonstrate your project complies with current Building Regulations. Alongside the construction drawings there will be a written specification detailing how the building will be constructed and list materials used.
It’s these Construction Drawings that will be used by the builder to quote your project from and they will build from these documents.
Most projects will require a Structural Engineer who will review certain aspects of your build. They will then produce a report, for example, detailing lintel specifications or timber beam plans. They also produce their own drawings when required. These reports are then incorporated into the Building Regulations Package. It's this whole package that is submitted to Building Control for approval. At Studio Tor we will obtain Structural Engineer quotes for you to choose.
Building Control is an organisation authorised to control building work that is subject to the Building Regulations in England and Wales. For Building Control to review your application they will charge a fee, and this often includes site visits as your project is built ensuring compliance.
6. Tender, Contract, Site Visits
At Studio Tor we can manage the tender process for you by sending the Building Regulations Drawings, Structural Engineer Calculations, and other documents to a minimum of three suitable builders.
The builder will usually have a period of 4 weeks to provide a quotation (tender) and ask us questions about the build. When the tenders are returned, we will advise you of the outcome so you can choose your preferred tender.
Within these tenders the builders will often offer a proposed start date. Before building works begins on site, Studio Tor can prepare the contract between you and your builder. A contract is valuable in protecting you should the unforeseen happen.
Once the contracts are signed work can start on site. We will complete site visits at various stages ensuring the work is completed as per the Construction drawings. We also check progress, quality of work, and act as the intermediary between you and your builder.
Each project is different and due to this a bespoke approach to construction administration is required. Some of these are listed below for information:
The builder will usually have a period of 4 weeks to provide a quotation (tender) and ask us questions about the build. When the tenders are returned, we will advise you of the outcome so you can choose your preferred tender.
Within these tenders the builders will often offer a proposed start date. Before building works begins on site, Studio Tor can prepare the contract between you and your builder. A contract is valuable in protecting you should the unforeseen happen.
Once the contracts are signed work can start on site. We will complete site visits at various stages ensuring the work is completed as per the Construction drawings. We also check progress, quality of work, and act as the intermediary between you and your builder.
Each project is different and due to this a bespoke approach to construction administration is required. Some of these are listed below for information:
- Invoice handling.
- Ensuring Compliance to Health and Safety and that you meet your obligations under the Construction (Design and Management) Regulations Act.
- Snagging.
Emily, was quick and made the impossible possible, she was nice and kept everything professional throughout the whole process.
TA, Plymouth, UK
