We now have all our conditions discharged and agreed and can start to plan the real deal this year.
Our build is a Class Q barn conversion, which like lots of people on this forum is going to be an almost total DIY job, partly out of satisfaction and wanting to know everything is done right, but in all honesty also due to a rather restricted budget.
We had an architect draw a set of original plans (no measurements) and submit for planning, refused, we paid another few thousand to do the same thing again, refused.
Part of the refusal, in both cases, was due to some reports not included. When discussing this the architect said that we shouldn't have to submit, such as ecology and if the LPA wants them then they should permit with conditions. Maybe this is correct, but I said let's do them anyway and the architect pretty much said no it was a waste of money. So, end of relationship.
So, I went ahead, got all the requested surveys myself and I then personally submitted with my own planning statement, we had approval in 5 weeks.
Since then I've been muddling along getting the conditions discharged and creating a huge spreadsheet of every material cost I can imagine, this came out @ 169k.
But, what now?
Now we are planning for the physical stuff I decided that I should look at insurance and warranty.
But, I was surprised to find that, apart from sqm, it's also based on build time.
As we don't have a definite figure, but know it is going to be a labour of part-time love it is likely to be 5+ years. This means that the insurance & warranty quotes are coming in at many 1,000's.
I understand that this is because they are covering us for years, but it still seems very high.
I know circumstances change, but there are a number of reasons why I'm not sure I want to pay about 5k for the warranty because of the slow build time.
1. The general opinion is that they are not very keen to pay out.
2. As we are doing all the work ourselves will this even be covered, the only external tasks are going to be a small amount of electrical and plumbing. If we build a wall, and do it wrong, we are not going to try and claim on any warranty.
3. We have no intention of moving within 10 years
4. Currently, there seems to be a total lack of competition, Protek are out of the game for the next few months, that leaves Buildstore who can pretty much charge anything.
I'm probably not seeing the bigger picture.
I've ready about these and know what regs we need to meet, but I don't understand how to do BR plans, what are these, what do they include and under normal circumstances who would do these.
Do, I need another architect, a Structural Engineer or can I do these myself, I've never even seen any. On our previous renovation projects this has been organised by our main contractors.
I'm no engineer, but I'm pretty good a calculations.
The other big question is, what needs to be inspected. Some months ago, I spoke to the LA building officer and he said because we have to use our existing walls then he doesn't need to do any foundation checks. But we only have 3 walls, so what about the new one.
Also, due to a low roof height we are digging out the floor to allow depth for slab and UFH. Should I be explaining all this and then having the existing walls checked in case of anything that needs underpinning. At the moment there is a floating floor on top of the original base, who knows why (maybe the pigs liked it), but it means we don't know much about the foundations. The SE checked the foundations on the outside when he did the structural survey for the planning.
Our interior layout has changed since our original plan, the external ones must stay as they are. I spoke to the LPA and they basically said, do what you want inside as long as the external dimensions don't change from the plans.
Can anyone help, tell me what they did etc on this so we can try and progress when it's not so freezing and covered in snow.