ETC

I think you should seriously reconsider the design. Take a look at the recent episode that Patrick Bradley did of a renovation of a clachan. I don’t think what you are doing is in keeping with the vernacular dwellings and is overpowering. Think about a more subtle way of renovating the buildings that will allow the original buildings to stand out and not be overwhelmed by the new proposals.

Why do you have a cavity wall at first floor level?

Funnily I know an architect willing to help!

While I’m not sure if it’s acceptable in Britain here in NI it’s not - even with an EEW.

Not keen on the kitchen being open to the first floor……..

I think you’re going to get a list back from Building Control. I also think your bay windows are a wee bit strange structurally…… Let me know if you need help…..ARB and BCO.

@Sophiesbuild

Are these your construction drawings?

Use the table I posted for flat roof joists. Install them at 400mm centres. Use a 100mmx50mm treated softwood wall plate strapped to the wall at maximum 2.0m centres. Straps should be 1000mmx30mmx5mm. Strap the end walls across three flat roof joists with the same straps and timber noggings between. Any joiner worth his salt will have that roof on in a morning.

What I see are posters gloating at their ability to save a few quid by employing the local plan drawer under the guise of “an architect” when in reality their architect is a local plan drawer who can knock up a plan in his back bedroom for next to nothing perpetuating the myth that a) architects don’t know what they are doing, can’t design or build to save their life and cause all sorts of problems on site by sh*t drawings and b) that if you can knock up a plan you are an “architect” I see this so often - daily in fact - where plan drawers are referred to as an architect when in fact they are no more than a glorified cad monkey. I daily see the results of extremely badly drawn and inaccurate “construction” drawings costing builders time and you the home owner money. No wonder architects get a bad name! The ARB - the organisation for all “real” architects (the word is legally protected by the way) have a very good website and offer free impartial advice. Architects are required to set out what they are going to do and the cost for doing so BEFORE they do anything for you which should be set out in a schedule of services. The document is easy to read, sets out the obligations of both parties and should be clear and concise. If it’s not say so - and make sure everything is explained to you in words you can understand. I agree that architects in the past may have been too up their own you know what and have put what they think as good design above their clients needs and budget but I think those days are passing quickly - the market is too competitive to allow grand-standing and that pedestal is getting too high. The RIBA’s plan of work is supposed to be all encompassing when it comes to project management and on the whole should work quite capably with small projects as well as large projects. Here endeth the lesson……..for the moment.

I wouldn’t get out of bed for £100!😁

Alternatively use a CONTRACT…..and have extremely detailed drawings including a start date a completion date, liquidated damages……this will concentrate any contractors mind and sharpen his pencil. Get rid of the fag packet “quotes” and employ a QS to do a detailed BoQ priced before you tender the works so you know exactly what it should cost. The only variables will be foundations and possibly materials costs depending on contract chosen. JCT is ok but NEC seems to be the contract of choice these days for “equality” between contractor and client.

I really, really despair at these kinds of posts. It’s not the architect bashing that gets me it’s the stupidity and ignorance shown by so many people in relation to what an architect does and what an architect charges. I can see that architects are not valued at all and the fees quoted here are ludicrously low - and gloated over. I would seriously question if any of the posters above have actually appointed an architect to their project - in my experience 99% of the people I deal with cannot differentiate an architect from a plan drawerer. What did they use to say - pay peanuts get monkeys!

What’s wrong with it?

IKEA?

……and in any case why do you need the works “signed off”. BC will give you a Completion Certificate once completed……is that not sufficient?

Architect’s don’t supervise. They inspect. Builder’s supervise. Just saying.

Strap the wall plate down with 30mmx5mmx1000mm long wall plate straps at maximum 2.0m centres. Install gable and ceiling straps at the same centres across three rafters/ceiling joists.

For what it’s worth: Steps are fine. Bottom should be flat - not sloping. I wouldn’t place concrete over the pipe - shutter either side and lintel over it.

That looks like an awful lot of work.

Not sure but wouldn’t think so. The ones I’ve seen sit on the ground floor slab. If you contact any of the precast concrete suppliers they will tell you what if anything you will need.

Any precast floor manufacturer will do precast stairs. Not rocket science and the manufacturer will measure on site and install the stairs.