Introduction: Navigating the technical stage and managing Your Self-Build on site
Now that you have secured planning permission for your Self-Build site, your project can really begin to take shape in reality. Architectural Technologist David Innes, and Part II Architectural Assistant Beth White detail the next phase of the design, taking the proposed drawings to the next level of detail to meet the necessary Building Regulations requirements. Meaning it will involve focusing on how your self-build will be constructed, rather than what can be built.
Building Regulations are a series of requirements that ensure that your proposal complies with the technical standards necessary in order to guarantee vital aspects such as health & safety, sustainability, accessibility, fire safety and other essential areas of construction. This ensures that the building is safe, habitable and comfortable for the inhabitants and users of the space. Even though this phase could seem overwhelming, you can move from permission to build with confidence and clarity if you have the right expertise and assistance.
This stage usually involves collaboration between architects, structural engineers and other specialist consultants in order to produce a set of construction drawings and technical reports to demonstrate compliance with the regulations- spanning from areas such as fire safety, energy efficiency, structural integrity, drainage and more. This month we will cover what is involved in preparing for construction. Including the technical design, selecting contractors, building regulations, and overseeing the on-site construction—whether you prefer to do the work yourself or enlist assistance.
Self-Build: Technical Design and Building Regulations
Obtaining planning permission for your site or property is only one part of the process. Whilst it provides the approval for the proposal’s overall appearance, scale, use etc., you also need to meet the UK’s Building Regulations to ensure that the construction meets the necessary standards including: safety, energy efficiency, structural integrity, accessibility and compliance and enforcement. Without gaining Building Regulations approval, your proposal cannot be legally constructed. This may lead to delays, potentially costly changes as the project progresses, and you may also face enforcement action.
However in order to provide the support and guidance through this stage, there are many professionals involved who will work to ensure that the proposal is compliant and safe. Architects and architectural technicians can work with you to develop the detailed technical drawings. These will usually include drawings such as: detailed floor plans, elevations, detailed section drawings, typical detail drawings and site strategy drawings including drainage, electrical plans etc. The architectural team will liaise with the appointed structural engineers who will produce load bearing calculations and structural drawings alongside the detailed plans produced by the architect to ensure the structural integrity of the design. Additionally, energy assessors will also be involved to carry out SAP calculations and produce Energy Performance Certificates (EPCs) in order to meet the necessary energy efficiency requirements.
There are two submission routes to gain Building Regulations approval: a Full Plans Application, which are most common for a self-build, and a Building Notice which are less common due to the lack of pre-approval.
A Full Plans Application involves submitting the detailed architectural drawings, specifications and supporting documents to the local building control authority for review before any construction begins. These will then be assessed by Building Control to ensure that the plans comply with the building regulations. This allows for any issues raised to be ironed out and addressed in advance which reduces the risk of any build delays down the line. If the construction work is carried out in line with the approved plans, a completion certificate is usually presented within eight weeks of finishing the build.
A Building Notice is a faster, more adaptable alternative route which enables construction to begin without first obtaining plan approval. A simple notice explaining the nature of the work and the start date is submitted to Building Control in place of detailed drawings. Although this expedites the process, there is no official pre-approval, and site inspections are used to gauge compliance as the project moves forward which makes this route less common as possible delays can occur.
Planning Permission and Building Regulations are both used to regulate the construction of a proposal, but they are both applied to varying aspects of the process. Planning Permission focuses on the overall use and the development of the site by looking at areas like community considerations and the design aesthetics. However, Building Regulations looks at the technical side of the design- how it is built, is it energy efficient and ensures the build complies with the required standards for safety. Early communication and coordination between yourself and professionals helps to avoid delays and any unwanted surprises later on.
Technical design and Building Regulations – A detail
Choosing a Structural System for your Self-Build
One of the most crucial factors when specifying the construction method for your project is deciding upon the structural system that will be used. Ranging from traditional masonry to a timber frame or even a SIP (Structural Insulated Panel) system. Each method has its own pros and cons, as shown below:
Masonry
Traditional masonry walls with an insulated cavity have been most common method for building new homes since the mid-20th Century. This is the form of construction that most builders and other trades are comfortable with and so finding a competent and experienced contractor should prove relatively easy. On the negative side, this method of construction usually proves to be a far longer winded process then others and has higher labour costs and potential for greater negative impact on the environment.
Timber Frame
A method of construction that has always been popular with our American cousins and has been benefiting from a revival in recent decades in the UK, timber frame construction also has its advantages and disadvantages. It benefits from a faster construction time, requires less trades and has greater design flexibility form an architectural perspective. From a negative standpoint, timber frames are far more susceptible to moisture, rot and fire, meaning greater skill must be used when applying the correct materials to alleviate these threats. Acoustically, timber frames are also inherently weaker than concrete blockwork or bricks. Economically, depending on the size of the project, timber frame construction can also be more expensive than traditional masonry.
Choosing a structural system – Timber Frame
Structural Insulated Panels system (SIPs)
A method of construction that has been circulating since the latter half of the 20th Century in the UK, and has been gaining momentum in recent years, SIPs involve the use of pre-manufactured panels, involving an insulating foam core sandwiched between two structural facings, which is typically OSB boarding. This system benefits from a superior energy efficiency due to their solid core and airtight construction and are typically stronger and more durable than traditional timber frame construction. They also benefit from a faster construction time. From a negative perspective, they do require a high level of expertise when specifying and supplying ventilation and have far more potential for higher upfront costs.
Conclusion
Although the methods listed above is not exhaustive, it does provide a summary of some of the most common methods currently available. As you can see, there are a variety of routes available, and all have their positives and negatives. At the end of the day, it is about finding the best method and material for you and your home, about how much you want to be involved in the actual construction of the project, and of course, your budget.
Appointing a Contractor or Going DIY
After deciding on the method of construction, the next important decision is appointing the right contractor for your project. But first you will need to decide on the approach you would like to take. These include;
Full-Service Contractor
This route is the most common one taken. It involves you as the Client appointing a single contractor that will manage the project, appointing any sub-contractors where necessary and ensuring that the project is completed as per the approved designs and specifications. They will be your point of contact for the duration of the programme and will ensure your vision is brought to life. This path eliminates a lot of risk as you will have appointed an experienced contractor who will have completed a litany of projects of this type, as well as eliminating a lot of the stress and personal time that would otherwise be involved.
Self-Managed with Sub-Contracted Trades
This route eliminates the need for a main contractor. You as the Client will be responsible for managing the project, finding and appointing the right trades and subcontractors, and ensuring that the project is completed as required. Although this method may prove cheaper as you have not needed to employ a single main contractor, it will require far more of your time and effort, and inexperience may lead to greater costs in the long run. You will take on far more risk than would otherwise be required, but you will feel a greater sense of reward and pride once the project is completed.
Full or Partial DIY
This path is becoming more popular as a greater number of people are building their own homes. Full or partial DIY relates to the amount of the building that you as the Client are personally involved in on site. A lot of people nowadays are opting for a hybrid method, where they do as much of the construction work as possible themselves, relying on the expertise of people they may know to make sure they are doing everything correctly, and then employing specialists for works related to gas, electric etc.
Additional Factors
When undertaking a self-build project, it is important to remember the external factors and specialities that must be considered. These include making sure that you have the correct insurances in place, a Principal Designer has been appointed (if necessary) and that the CDM duties are being carried out as required, and as importantly, clear contracts have been agreed and signed with all parties involved with the scheme.
Managing the Self-Build On Site
So, you have the full design and Building Regulation specification packs, have decided on a structural system and have agreed how you will be proceeding with your project. The next stage is the final set up before the project starts on site.
You must ensure that your site has all the essentials ready and waiting. These include welfare facilities for any trades or other professionals that may be on site, and include sanitary facilities, access to drinking water, changing rooms or lockers and a place to rest and eat. The extent of the facilities required depend on the size of your site and it is always best to check with your CDM professional (Principal Designer) what exactly is required.
Finally, you will need to make sure that your project has been effectively programmed. This will be agreed in conjunction with your main contractor if you have appointed one, or in tandem with the appointed sub-contractors if not. You must consider the sequence of events that need to occur, including:
- Clearing the site if required.
- Groundworks (digging foundation trenches, pouring foundations).
- Main structural construction (masonry shell, timber frame).
- First fix (electrics, plumbing, ventilation etc).
- Second fix (electric and plumbing fixtures etc).
- Finishes (walls, ceilings, floors).
Care must also be taken to ensure that any materials such as windows, doors, heat pumps, roof trusses, basically any item involved in the self-build, are ordered with their lead time in mind, otherwise your project will suffer from delays and additional costs. When working with various trades it is essential that clear lines of communication are maintained. Make sure that for each trade you are communicating with one representative who will share with the rest of their team, so that there are no crossed wires. It is also important to consider the potential for unforeseen delays such as weather or hold ups to material deliveries.
Important Tip: It is very useful to keep a checklist of items to be completed on site and when they will be – Small habits like this can help to prevent additional costs for your self-build.
Degrees of DIY Involvement
When considering going down the path of DIY, it is important to consider how much of the actual build you can realistically undertake yourself without negatively affecting the end result. For instance, it is more than likely that you can complete a large percentage of the landscaping works, internal decorating and even some joinery, however the correct specialists should be engaged to complete sections involving plumbing, electrics, roofing or structural work.
It is also important to value your own time and make sure you are not burning out. Remember, you are building a home, and you do not want to associate it with a negative time. Ask for help when you need to. On the flip side of the same coin, taking part in the build can make it become an even more personal journey and more rewarding.
Hybrid building can offer you the chance to become involved with your project at a physical level and help save money. It is a path to be recommended as long as it is considered carefully and planned appropriately.
Wrapping Up: Turning a Vision into Reality
When you come to the building regulations stage, it is worth stopping and noting how far you have come. From the initial days of finding the perfect site, through the journey of shaping your vision, and then to navigating the planning permission process. You have already overcome some of the most complex hurdles in your self-build journey. Now you can enter the technical phase where your visions can start to take a solid and buildable shape.
It is completely natural to feel daunted at this stage. But it is important to remember that just like with every other step you have taken, this can also become more manageable when the project is broken down into stages. With the right support and guidance, clear planning, and professional input, what seems overwhelming to start with can become entirely achievable.
With the right guidance, you can be well on the way to create a self-build home that reflects your own values, lifestyle, and aspirations for your future.
So if you’re considering starting your own self-build journey, we would love to help you take your vision to the next stage, just get in touch on 01332 347371 or email enquiries@planningdesign.co.uk.
A self-build success
