The Hylands Homes Design and Build Process
There are 5 main stages to our process:
1 -Design
Set budget and develop ideas from concepts to proposed design.
2 - Planning
Submission of plans to Local Authority for consideration.
3 - Selections
Choose material finishes and interior design specification.
4 - Construction
Work on site begins to turn your design into reality.
5 - Completion
Upon completion we hand it back to you to enjoy your new space
Whether you have instructed an architect or not, the first step is to fill out our Quick Start Form. Doing this will automatically add your project to our system so that we can assess your requirements and decide on the best way forward for you.
If you’d like to find out more about the various processes we go through then continue reading. There are two options to choose from depending on whether you have planning drawings already. If you are starting fresh then Option 1 is for you. If you have already obtained planning drawings then Option 2 is where you need to start.
To see where you fit within our process, click the stage that is relevant to your current situation.
Choose this if you do NOT have Planning drawings
Choose this if you have Planning drawings
Option 1: Design & Build
You may have a clear idea of what you want to achieve or, perhaps, you want some help developing your ideas.
In both cases, our “Pre-Planning Budget Assessment” (PBA) package is designed to give you an understanding of the likely build costs.
STAGE 1: Design
Pre-Planning Budget Assessment (PBA)
This is an opportunity to meet with Jon, the owner of Hylands Homes, to discuss in further detail what you would like to have built. During this meeting, the following will be discussed:
- The core reason you want the extension.
- Approximate size and scope of the project.
- Rough idea of costs involved with building the structure.
- Your available budget.
Using the survey and information gathered from the consultation we will draw up concept drawings to create a visualisation of your project. At this stage we can discuss further ideas and develop the concept until you are happy with it.
Using the concept drawings as the basis of our estimate we will put some figures against the build costs of the project to check it aligns with your budget. This stage is incredibly helpful because it allows us to amend the plans to ensure the project fits with your budget; we do not want to proceed to the next stage without first ensuring it is affordable.
Often, we price up projects for customers that come to us with plans drawn by their architect and are disappointed to find out that it is going to cost a lot more than they had hoped and the project gets shelved despite paying out £1,000s in architect fees.
Once you are happy with everything we will refer you and your concept drawings to our qualified architect who will provide a quote for his fees to prepare a full set of planning drawings ready for submission to the Local Authority.
Our fee to produce concept drawings and estimate starts at £397.
However, we will credit this fee to your account if you sign contracts with us to undertake the build.
To see examples of the concept drawings and estimate check out our page on Pre-Planning Budget Assessment.
STAGE 2: Planning Permission
Even if the project falls within permitted development we would still produce plans and apply for a certificate of lawfulness. Some builders may say this is unnecessary but when you come to sell your home, without this certificate it could cause all sorts of problems so we like to ensure it is done correctly from the start.
For information on guideline design fees, click here.
Planning generally takes 8 weeks to complete.
Depending on the scope of the project and any conditions imposed as part of planning consent we may need to satisfy the Local Authority by way of producing extra drawings or surveys. This stage is usually only necessary when your property is in a protected area or we are building a new house.
Some examples of additional information required to discharge conditions:
- Wildlife impact report.
- Arboricultural report.
- Flood analysis.
- Prepare drawings and documents showing things like bike storage, ECO heating or solar arrays.
Planning drawings are basic compared to Building Regulations drawings. There is a lot of detail not necessary at the planning stage but must be included on the building regs (sometimes called construction drawings) so that you can get approval from a building inspector. There is usually input from a Structural Engineer and the Architect
Examples include:
- Thermal insulation build-up to meet certain U-values
- Arrange a soil analysis survey for the design of the foundations and any soakaways.
- Structural Engineers designs for steel beams, openings, and foundations
- Submission of all the above to Building Control for approval including inspection fees.
If any of the proposed work is being carried out on a party wall between properties or we are digging within 3m of a neighbour’s property then a Party Wall Agreement will need to be drafted and signed.
It can be as straight forward as filling out a template letter and enclosing a copy of the methods to be utilised to reduce the risk of damage to their property. In other cases, your neighbour may want to use a Party Wall Surveyor to oversee the agreement. Unfortunately, you would be liable to pay for their fees.
STAGE 3: Selections
Now is the time to go through our brochures and options to choose exactly what finishes you want for your project.
Selections such as floor coverings, internal door designs, glazing options, heating options, electrical outlets, lighting and SMART integrations etc.
Once you have made all of your selections and the Building Regulation Drawings are finalised, we will be able to go out to our suppliers to negotiate the best prices so that we can present you with a fully comprehensive fixed price quotation.
Based on the construction drawings and your final selections we will produce a final tender document and contract for you to approve and sign. Once everything is in place we will request a 5% deposit of contract price to secure your preferred start dates.
STAGE 4: Construction
Once construction on site commences you will be updated on a regular basis through our group chats. We will also do regular walk throughs with you to show you where we are with the project. The schedule chart will also be updated as necessary to give you an up-to-date timeline.
STAGE 5: Completion
Prior to handover we will walk you through every aspect of your new extension and show you how everything works. We will arrange for the final inspection from the Council to obtain your building regulations sign off completion certificate and prepare all job-specific records for the various warranties for your future records.
You will have a maintenance period of 6 months from the date of completion. During this time most new buildings will settle and you might notice the odd minor cosmetic crack in the paintwork or see a blemish that was previously missed. Within the maintenance period, we will get these little niggles sorted free of charge to ensure your home stays looking as good as it did on completion.
On all of our work and supplied materials you are covered by a 12 month guarantee against defects.
Other specific items such as boilers and glazing products will have longer warranties specific to the brands supplied.
Get in touch today!
Option 2: Build Only
If you have already instructed an architect and are in the process of applying for planning permission or have obtained it already then we can start you further down our process.
STAGE 1: Design - COMPLETE
STAGE 2: Planning Permission - PARTLY COMPLETE
Because we weren’t involved from the beginning of the design process we will use your planning drawings to provide an initial estimate to ensure you have an idea of your project’s build costs before investing too much of our time.
There is no charge for this service.
The architect that prepared your planning application will likely be involved with the preparation of the Building Regulation drawings. They will also likely have a Structural Engineer as their go-to for steel designs.
If, for any reason, your architect is unable to complete this stage (or perhaps you did your own initial drawings) then we can refer you to our architect to complete this stage for you.
If any of the proposed work is being carried out on a party wall between properties or we are digging within 3m of a neighbour’s property then a Party Wall Agreement will need to be drafted and signed.
It can be as straight forward as filling out a template letter and enclosing a copy of the methods to be utilised to reduce the risk of damage to their property. In other cases, your neighbour may want to use a Party Wall Surveyor to oversee the agreement. Unfortunately, you would be liable to pay for their fees.
STAGE 3: Selections
Now is the time to go through our brochures and options to choose exactly what finishes you want for your project.
Selections such as floor coverings, internal door designs, glazing options, heating options, electrical and SMART integrations etc.
Once you have made all of your selections and the Building Regulation Drawings are finalised, we will be able to go out to our suppliers to negotiate the best prices so that we can present you with a fully comprehensive fixed price quotation.
Due to you coming to us later in the process (and not wanting to provide a free price checking service) we do charge a small fee to cover a portion of our time preparing your final quote. However, this fee will be credited to your account should we proceed to signing contracts.
Quotation fee starts at £50 and is project specific.
Based on the construction drawings and your final selections we will produce a final tender document and contract for you to approve and sign. Once everything is in place we will request a 5% deposit of contract price to secure your preferred start dates.
STAGE 4: Construction
Once construction on site commences you will be updated on a regular basis through our group chats. We will also do regular walk throughs with you to show you where we are with the project. The schedule chart will also be updated as necessary to give you an up to date timeline.
STAGE 5: Completion
Prior to handover we will walk you through every aspect of your new extension and show you how everything works. We will arrange for the final inspection from the Council to obtain your building regulations sign off completion certificate and prepare all job-specific records for the various warranties for your future records.
You will have a maintenance period of 6 months from the date of completion. During this time most new buildings will settle and you might notice the odd minor cosmetic crack in the paintwork or see a blemish that was previously missed. Within the maintenance period, we will get these little niggles sorted free of charge to ensure your home stays looking as good as it did on completion.
On all of our work and supplied materials you are covered by a 12 month guarantee against defects.
Other specific items such as boilers and glazing products will have longer warranties specific to the brands supplied.