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Office to become new homes

Empty offices above shops could soon be converted into flats if proposed changes from the government come into force next month.
Currently planning permission is required for material changes of use of land or a building even if no building work is required. Converting an office above a shop to a residential use would therefore usually require planning permission but from October 1st this could all change.

After an announcement made by the government Permitted development rights look likely to be extended to include the conversion of parts of certain offices and shops to two residential flats.  There will still be exceptions as local authorities can remove permitted development rights where they think they may cause a problem – for example in conservation areas.

Under the 1995 Order, local authorities can remove permitted development rights in geographic areas where they think these new rights might cause a problem. They can do so by making an Article 4 direction, the effect of which is to a require a planning application which in other locations would not be necessary. Article 4 directions are commonly found in conservation areas.

Announcing the proposed changes Mr Pickles said:

“These are common sense planning reforms that will deliver more affordable homes in areas where there are good transport links whilst ensuring better use of existing developed land. Cutting this red tape should be a shot in the arm for the high street increasing footfall and providing a boost to regeneration.”

We look forward to finding out if the new permitted development rights will be as revolutionary as Mr Pickles hopes when they are brought into force in October.

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All in a name – Employing an architectural designer to work on your project may not be what you expect

Undertaking a building project, whatever its scale, can be a daunting experience. As the chair of the Exeter branch of the Royal Institute of British Architects I am often involved in dinner party discussions where I hear the story of someone’s bad experience with an architect. “But were they really an architect?” I ask; “I’m not sure they reply – I think so but I’m not totally sure”.

I met someone who had employed a designer they assumed was an architect to design their loft extension. When it was almost finished they went up to take a look and realised there wasn’t enough space for the double bed because the ceiling was sloping too much. Their designer hadn’t drawn plans showing furniture in the rooms, so they weren’t aware of the problem until it was too late. Another friend used a designer who again they thought was an architect to design and run their renovation project on site with his recommended builder. There was no contract and the project seemed to go on forever, the bills started increasing and without an agreed contract sum they felt that they didn’t have much choice but to continue paying until the project was finished.

The fact of the matter is that to call yourself an ‘architectural designer’ you don’t need any qualifications or experience, whereas the title ‘architect’ is protected by law and can only be used by people registered with the Architects Registration board (ARB) having gone through the relevant training. Unfortunately there is nothing to stop anyone setting themselves up as an ‘architectural designer’ with little or no experience. No wonder there is often confusion when it comes to choosing someone to work with you on your building project.

That said you don’t always need an architect to draw up a set of simple planning drawings and there are also a lot of good architectural technicians that will give you value for money (although perhaps not the design flair), but again make sure they are registered with the Chartered Institute of Architectural Technicians (CIAT) to ensure you are getting the professional service you should expect.

Chartered architects are also members of the RIBA in addition to the ARB, which gives you additional piece of mind that they are adhering to a strict code of conduct and keeping up to date with the latest legislation and technical innovations.

To help you make the right decision about which professional to choose to design your building project and make sure you get value for money, we’ve set out the top questions to ask when you need to employ a design professional to help you with your project:

Things to ask your Architect or Designer:

Are you registered with the ARB, RIBA or CIAT?

Do you have Professional Indemnity Insurance (PI)?
All RIBA and CIAT registered professionals must have this in place and it means that if something does go wrong you have piece of mind. Some architectural designers may not hold this insurance, which means you will have to foot the bill for any mistakes they make even if it isn’t your builders fault.

Can I speak to some of your previous clients?
A good architect will have a long list of happy clients and they will be only too pleased to pass you their details so that you can have a chat about their experience.

What do you specialise in?
If a firm mostly designs schools or office buildings they may not be the right practice for your new house or extension (or it may get passed to the office junior). The best practices for residential projects are those that have a good track record of this type of project, and these are often the smaller practices.

Lastly don’t forget that you need to get on with your architect; everyone is different and you could be working with them for some time, so you need to make sure you click. Your architect should be able to explain things to you in a way that you understand and feel comfortable with. We don’t all wear black polar necks and wear silly glasses (well only some of us) and often a more sensitive approach can be helpful at the early stages of a project when you are trying to work out your brief.

To give you added reassurance make sure you use an RIBA chartered architect and you will be employing someone who has undertaken 7 years of training – no other building professional is trained to such a level of expertise.

If you need help choosing an architect you can contact the RIBA client services team who will match you with 3-4 local architects who specialise in the type of work you want to do, no matter how small your project.

For further information call the RIBA on 020 7307 3700
Or visit them at www.architecture.com/useanarchitect

Kirsty Curnow Bayley is the chair of the Exeter Branch of the RIBA and is a Director of Living Space Architects in Southernhay.

Living Space Architects were set up 8 years ago specialising in residential and domestic projects and can be contacted on 01392 267 213 or at www.livingspacearchitects.com

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Will Self Build become more popular in Exeter and the Southwest?

We were excited to hear that MPs on the Communities and Local Government Committee share a similar enthusiasm for self-build homes as housing minister Grant Shapps. In their report on ‘financing of new housing supply’, they call on the government to establish a fund to incentivise local authorities to support pilot ‘volume self-build’ schemes by allocating sites and taking a flexible approach to planning.

The committee says that it sees no reason why the first pilots could not be up and running in two years’ time and has asked the government to report back.

The MPs have been to see large-scale self-build in action in Almere in the Netherlands where the local authority played an enabling role and adopted a relaxed approach to regulating design and construction (building regulations were still enforced) that has produced innovative designs.

So impressed were the MPs that they suggest that a similar, high-profile scheme in England could help to kick-start a new enthusiasm for self-build over here. They also call on the government to work with mortgage lenders to overcome barriers to lending to self builders, identified as one of the main obstacles facing the bespoke housing sector.  With Self Builds in Devon a fairly common occurance we would like to see Exeter City Council back a Self Build Scheme here in the South West.

Last month Shapps hosted a workshop at No 10 Downing Street to highlight new support measures for self-builders, including the launch of the Self Build Portal|, and pledged to double the volume of self-build homes.

The government is already promoting its plans to release surplus public sector land specifically for self-build and has said it will establish a £30 million revolving fund for multi-unit self build projects, as called for by the National Self Build Association.

Having seen some of the Self Build Schemes in the Netherlands first hand we are excited at the prospect of similar schemes taking shape here in the UK, we believe the demand is high for people who would like to build there own home but don’t have the finances to buy a plot.  Indeed plots of land for self builders in Devon, Cornwall and Somerset are rare, and those with planning permission sell for very high prices.

With any luck we will start to see some progress within the next few years.

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Living Space Architects join Regen South West

After exhibiting at the  Renewable Energy Marketplace a few months ago, we decided to join Regen South West this month.  Regen SW has an expert team working to enable business, local authorities and other organisations to deliver renewable energy and energy efficiency and build a prosperous low-carbon economy in the south west.

http://www.regensw.co.uk/

Regen SW will be working with us to expand our knowledge and expertise within the renewable energy sector so that we can help our clients make the most of the opportunities offered by the Green Deal and other Government incentives.

We will also be looking at the opportunities offered by Communities for Renewables, a not for profit company set up by Regen SW to help communities start projects to generate their own power.  This is of special interest to us as we frequently work communities, such as Newtown in Exeter, who are in the process of building a new community centre which includes a photovoltaic array.

We are looking forward to working with further community groups in this setor, so if you have  a project that you need some help with in Devon, Somerset or Exeter give us a call or come in for a chat.

 

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The requirement for home improvement energy efficient upgrades is scrapped by the Government

 

The Government has scrapped plans for what was dubbed a ‘conservatory tax’ that would have required homeowners to install additional – and potentially expensive – energy efficiency measures when making home improvements.

Part of the complicated proposals under the England and Wales Building Regulations: Part L 2013 Consultation – ‘consequential improvements’ have been part of the Government’s agenda for many years.

This time, as in 2006 and 2010, it seems it has folded to pressure. Rupert Scott, TRADA’s Membership and Marketing Manager, is not surprised. “If someone is having their windows replaced for example, should they really have to pay to have further energy efficiency measures undertaken, when they are already doing this with the windows?”

He said the key issue for industry is whether the plans would to create more work for construction. “There will be some who are dissuaded from upgrading their windows altogether – and in this scenario everyone loses,” he said.

Another key point of the consultation – as summarised in the latest TRADA Construction Briefings document – is that the overall CO² maximum design targets have been watered down from what was expected for 2013: for dwellings, the Government’s suggested position is a reduction of the 2010 CO² target by 8%. 

“This is not much of mid-way bridge between the 2010 requirements and the goal of ‘zero carbon’ in 2016,” says Mr Scott. “The main issue is that all changes to building regulation guidance have to be appraised for their economic impact. The bottom line is that as we increase the energy performance levels it becomes increasingly difficult to make the financial case.

“The performance standards are not that onerous but the way the Government is proposing to ask people to comply is. It needs to get much simpler.”

TRADA Construction Briefing

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What is the Green Deal?

The Energy Bill includes provision for a new “Green Deal” which the Government believe will revolutionise the energy efficiency of British properties.  Put simply, the Government is establishing a framework to enable private firms to offer consumers energy efficiency improvements to their homes, community spaces and businesses at no upfront cost, and recoup payments through a charge in instalments on the energy bill. 

At the heart of the Government’s proposals is the “Green Deal plan”, an innovative financing mechanism which allows consumers to pay back through their energy bills. This means consumers can see the Green Deal charge alongside the reductions in energy use which generate savings on their bill. It also means that if they move out and cease to be the bill-payer at that property, the financial obligation doesn’t move with them but moves to the next bill payer: the charge is only paid whilst the benefits are enjoyed. In this way, the Green Deal differs from existing lending – it is not a conventional loan since the bill-payer is not liable for the full capital cost of the measures, only the charges due whilst they are the bill-payer.

This is a market mechanism, funded by private capital, which the Government believe will deliver far more to consumers than any sort of top-down Government programme.

The role of the Green Deal provider is to offer a Green Deal plan to customers, which enables them to finance work recommended by an accredited adviser and undertaken by an accredited installer. These functions might be done in-house by the provider, or shared amongst other organisations, but the customer’s contractual relationship is with provider.

The Government’s proposals are centred on the Green Deal plan but are also more ambitious.  For example, they are looking at how best to use the accredited, objective advice which is required in advance of the plan to give consumers a wider range of information about steps they can take to improve the sustainability of their homes, such as water efficiency.

There are a number of important consumer protections which will be embedded into the Green Deal which are detailed in the document.  These include the following prerequisites for all Green Deal plans:

1. The expected financial savings must be equal to or greater than the costs attached to the energy bill, known as “the golden rule” of the Green Deal.

2. The measures must be approved and the claimed bill savings must be those accredited through this process.

3. The measures installed must have been recommended for that property by an accredited, objective adviser who has carried out an assessment.

4. The measures must be installed by an accredited installer.

5. For householders, the Green Deal provider must give appropriate advice within the terms of the Consumer Credit Act and take account of the individual circumstances of the applicant.

6. The Green Deal provider must have consent from the relevant parties, including the express consent of the current energy bill-payer.

7. The presence of a Green Deal must be properly disclosed to subsequent billpayers (e.g. new owners or tenants) alongside energy performance information.

8. Energy suppliers must collect the Green Deal charge and pass it on within the existing regulatory safeguards for collecting energy bill payments – including protections for vulnerable consumers.

To qualify for the Green Deal, expected savings in typical properties consuming a normal amount of energy must be equal to or greater than the cost of the measure. However, actual cash savings cannot be guaranteed by government since no-one except individuals and businesses themselves can control how much energy they actually consume in their own property. Whilst the consumer has ultimate responsibility for reducing consumption after the Green Deal measures have been installed, we will give energy users advice on how to change behaviour to maximise the benefits of better insulated, less wasteful properties.

Not every household will be able to save on their energy bills by taking up a Green Deal plan, so there will be additional help for those who need it most. Lower income and vulnerable households may not save money through energy efficiency because many do not have the heating turned on long enough to heat their homes sufficiently, so increased efficiency may mean they will enjoy warmer homes rather than cash savings. Likewise, homes which can only be made energy efficient through major measures which are currently more expensive will need additional support to bring down costs enough to meet the golden rule. Alongside the Green Deal, the Government is planning to replace the existing energy company obligations. The new Energy Company Obligation (ECO) will focus energy companies on improving the ability of the vulnerable and those on lower incomes to heat their homes affordably, and on improving solid wall properties, which have not benefited much from previous schemes.

The Government  are designing the Green Deal with the aim of making it available for businesses as well as households – enabling smaller businesses to access funding for energy efficiency improvements, and larger businesses to meet their obligations under existing schemes at lower cost, such as Climate Change Agreements or the Carbon Reduction Commitment Energy Efficiency Scheme. The complexity of energy use in the business sector means that there will be a number of differences in the Green Deal for this sector, though the key principles set out here will apply to both businesses and households.

 

For further information visit the website for the department of Energy and Climate Change at www.decc.gov.uk

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Contemporary Architecture in St Leonards

This blog post is about the contemporary architecture near where I live in St Leonards.  I should be clear that none of the buildings shown were designed by Living Space Architects, although I must admit I wish I had designed some of them myself as they are beautiful.  Where I can I have credited the architect who designed the buildings, but if you know a bit more please do let me know and I will add a further credit.

All photographs were taken by me from the street.

This Sunday was a beautiful sunny day and I was lucky enough to have an hour or two to wander around St Leonard’s in Exeter taking photos.  St Leonards has quite a bit of contemporary architecture – something that attracted us to the area when we moved to Exeter.  People are often surprised that contemporary buildings are given planning permission in Conservation Areas, but to me the contrast between a beautiful Georgian or Victorian building and a piece of good quality contemporary architecture makes places vibrant and interesting.  

Contemporary house on St Leonards Rd Exeter

 
 

 

 

 

 

 

 

 

 

A good example of a simple contemporary house that works extremely well in its context can be found on St Leonard’s Rd. The simple lines of the white render and Zinc roof work well set against the neighbouring, more traditional white rendered houses.

Contemporary House on Wonford Rd, Exeter

 

 

 

 

 

 

 

 

 

This gorgeous house by the architect David Sheppard takes that concept further; at first glance it is a white rendered box, but as you move closer and past the building you notice the clever use of white-washed larch cladding and exceptional detailing of elements such as windows and doors.

An important aspect of the design of these modern buildings is scale, by ensuring that the buildings reflect the scale of the surrounding street scape the architects have enabled them to sit effortlessly and gracefully amongst their older neighbours without causing a fuss.

Contemporary House Matford Rd Exeter

 

 

 

 

 

 

 

 

 

 

My final choice is a house by Harrison Sutton Architects on Matford Lane in St Leonard’s. The house is situated next to the Old Rectory, a lovely old stone building that stands up to the Rd. The new house stands proudly alongside with its curved stair tower animating the front facade.  The result when viewed alongside the neighbouring Victorian buildings is a successful link between the white rendered semis and the older rectory.

 

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The New Homes Bonus

New Homes Bonus – Potential funding for community schemes

The New Homes Bonus is billed by the government as a powerful incentive for housing growth and is a key part of the housing growth focus of thier national strategy. It is based on the council tax of additional homes built within local areas and those brought back into use, with a premium amount for affordable homes, and paid for the following six years. The idea is that it ensures that those local authorities which promote and welcome growth can share in the economic benefits, and build the communities in which people want to live and work.

The New Homes Bonus commenced in April 2011, and will match fund the additional council tax raised for new homes and empty properties brought back into use, with an additional amount for affordable homes, for the following six years.

Provisional Allocations 2012-13

Housing Minister Grant Shapps announced the provisional allocations for 2012-13 last month and this has led to a flurry of interest from local community schems who could benefit from the money.

In his announcement Housing Minister Grant Shapps said:

“For years communities fought against development because they saw no evidence of how it improved their lives. Their experience of housebuilding under the old system top-down targets amounted to the wrong homes being built where they weren’t wanted, and their concerns about extra pressure on local services ignored” 

“So I’m delighted that after just one year of the New Homes Bonus this is now changing. There is a culture shift taking place across the country – communities going for growth are reaping rewards for their local area, and councillors are reporting that it is now much easier to lead a mature debate about the benefits of development”

“The bonus payments for new homes last for six years – so this year’s bonus is more than double the payment from year one, and it’s why communities that continue to welcome new homes can expect to see bigger cash bonuses and improved local services in the future”.

Provisional allocations for 2012-13 total £431m and Exeter will receive £389,165 for 2011-12

Full local authority allocations and on the online calculator are available below under ‘Related downloads’.

We are committed to ensuring that the Bonus remains a flexible, unring-fenced fund.  Local authorities are best place to understand the barriers to growth in their areas, the needs of their local communities and lead a mature debate about the benefits that growth can bring.

Background

The New Homes Bonus is based on past increases in housing supply. It is a powerful and simple incentive for housing growth, because it ensures that those areas which are growing have the resources to meet the needs of their new residents and existing communities. Local authorities are best placed to understand these needs and lead the debate about spending priorities. Wychavon have developed a protocol, whereby up to 40 per cent of the funding is spent by the community where the growth is taking place. While Dacorum are reinvesting the Bonus in further housing and business growth

The Department has set aside almost £1bn over the Comprehensive Spending Review period for the scheme, including nearly £200m in 2011-12 in year 1 and £250m for each of the following three years. Funding beyond those levels will come from formula grant. This ensures that the economic benefits of growth are returned to the local level .

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New Year – New Home?

With the news full of uncertainty in the financial markets many of us are choosing to stay put rather than sell our houses and move, but that doesn’t mean we can’t make the most of what we have and there are plenty of projects within all budgets that could make a real difference to your home without having to up sticks and move.  By making changes and improvements to your home not only can it make your property feel like new but it will also add value once the market improves again.

Adding and Extension

Adding extra floor area is a guaranteed way of making your home feel like new.

Not only is finance more difficult to find but moving home costs a fair bit of money too with stamp duty on a £500,000 home amounting to £20,000.  It’s these factors that have made staying where you are and extending a really good option.

“It’s true that it can be more difficult to make a big profit now on any work that you do to your home, but you will more than likely get back what you spend” says Kirsty Curnow Bayley at Living Space Architects. “In some cases, especially with homes at the top end of the market you can create a good extension for the same price as moving”.

Rear and Side Extensions

 

This is the most popular type of extension, often opening up to the garden at the rear of the property with the kitchen diner leading onto the garden.  Families are looking for space where they can all be together that connects better with the garden and this will definitely add value to your home.  Expect to pay in the region of £1500- £2000 per square metre including fit out.  Consider employing an architect for the project, although it will add around 10-15% to your project the extra spend is definitely worth while; architects are space planning experts and will make sure you get value for your money.  They will also help you negotiate the planning maze and can manage building contractors to help ensure a project is on time and within budget.

Loft Conversions

A loft conversion will cost in the region of £40,000 and is a great way to get another bedroom and can be a good option if your family is expanding but you don’t want to move.  You may not need planning permission for a loft conversion although it is important to check that your house still has it’s permitted development rights before you start work.  Always contact your local planning authority to check or speak to an architect who will be able  confirm how big your extension can be to comply.

Basement

Adding a basement is one of the best options if your priority is to gain extra space as you can effectivly gain a whole extra floor.  You can draw in extra light by adding a lightwell and extending into your back garden.  Compared to an extension at ground level a basement is a more expensive option with costs of up to £3000 per square metre and can be disruptive.  Make sure you employ a good architect before you start to make sure your basement is as light and airy as possible.

Sun room

 

The traditional upvc conservatory extension is a bit of a quick fix solution and many people regret not having considered other options.

Again a small conservatory may not need planning permission and it is worth checking before you start.

When planning your sun room think about its orientation – south facing sun rooms are great but you do need to consider how to avoid overheating.  You can create a sun room with a solid roof and rooflights to help control temperatures whilst still letting in light.  Large roof overhangs can provide solar shading and some protection from summer showers.

Sliding folding doors are now extremely popular but large slim framed aluminium sliding doors are becoming more popluar as they give the best visual connection with the garden and look a lot more stylish.

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