A Comprehensive Guide to Renovating with Sustainability and Heritage in Mind
Embarking on a renovation project in the heart of Barcelona brings its own set of challenges and rewards, particularly for those of us dedicated to the principles of contemporary design, low energy consumption, and minimal environmental impact. In this article, I aim to unravel the intricacies of the Spanish planning system, specifically within Barcelona, drawing from my recent endeavour to refurbish an apartment in the Poblenou district. This journey is not just about transforming a space; it’s about respecting and preserving the architectural heritage, whilst pushing the boundaries of sustainable design. The following sections will guide you through the essential steps, considerations, and permissions required for renovating in Barcelona, offering insights and advice to fellow architects, designers, and homeowners alike.
Flat renovation in Poblenou, North Barcelona, by RISE Design Studio architects
Before embarking on any renovation project in Barcelona, it is imperative to immerse oneself in the city’s vast architectural heritage, which spans several distinct districts, each with its unique character and history. The Eixample district, celebrated for its iconic Modernist façades, stands as a shining example of this heritage, embodying the creative genius of architects like Antoni Gaudí, Lluís Domènech i Montaner and Josep Antoni Coderch. However, Barcelona’s architectural richness extends far beyond Eixample, encompassing a variety of neighbourhoods, each contributing to the city’s mosaic of styles and epochs. The legal frameworks and permissions in Barcelona are meticulously designed to safeguard these historical aesthetics while accommodating contemporary enhancements.
Navigating the Planning Permission Process
Securing planning permission in Barcelona is a process that demands thorough preparation, comprehensive documentation, and often, a considerable amount of patience. The complexity of a project determines the type of permission required, ranging from simple notifications for minor cosmetic changes to full licenses for major structural alterations.
Assabentat d’Obres: For non-structural renovations that do not affect the building’s exterior appearance, an Assabentat d’Obres (informative communication) may suffice. This straightforward process is less about seeking permission and more about notifying local authorities of the intended works, streamlining renovations that have minimal impact on the urban landscape.
Licencia de Obra Menor: Interior renovations that alter the distribution of space or involve significant changes to installations may require a Licencia de Obra Menor (minor works license). This license necessitates a detailed project plan, often including architectural drawings and specifications, reviewed by local planning authorities to ensure compliance with both local and national regulations.
Licencia de Obra Mayor: More extensive projects, particularly those involving structural modifications or new construction, fall under the Licencia de Obra Mayor (major works license). Obtaining this license is a more rigorous process, involving a comprehensive review by multiple layers of government to assess the project’s impact on historical preservation, urban planning, environmental sustainability, and community welfare.
Comparative Insights: Barcelona vs. Other Countries
When comparing Barcelona’s planning system with those in other countries, several key differences emerge. For instance, the level of detail and scrutiny applied to renovations in historical districts is more pronounced in Barcelona than in many other cities, reflecting the city’s commitment to preserving its architectural heritage. Additionally, the emphasis on sustainability and energy efficiency is increasingly aligning with broader European standards, though Barcelona’s approach is particularly integrative, considering the city’s unique climate and urban density.
Conversely, the flexibility offered by instruments like the Assabentat d’Obres shows a pragmatic approach to encouraging minor renovations and updates, a contrast to more rigid systems that might require formal permissions for even the smallest changes. This balance between preservation and pragmatism is a hallmark of Barcelona’s planning system, aiming to foster a dynamic and liveable urban environment while safeguarding its historical and cultural legacy.
Conclusion
Navigating the legal landscape of renovations in Barcelona demands a comprehensive understanding of the multi-tiered regulatory framework, from local district-specific rules to overarching national laws. The process, while potentially daunting, is structured to protect the city’s invaluable architectural heritage, promote sustainable development, and ensure the safety and well-being of its residents. For architects, developers, and homeowners, mastering this landscape is not just a regulatory requirement; it’s a critical step towards contributing to the ongoing story of one of the world’s most beloved cities.
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk
Is it possible to construct an eight-metre-deep extension without the requirement for planning permission? Allow us to elaborate on the possibilities and limitations within the scope of Prior Approval.
In this comprehensive guide, I’ll share insights and strategies for navigating the Prior Approval process for home extensions, ensuring that your dream space not only meets legal requirements but also aligns with sustainable design principles.
Rear Extension and Dormer Extension within the scope of Prior Approval at Douglas House in Kensal Rise, North West London, designed by RISE Design Studio
Chapter 1: Understanding Prior Approval – Navigating the Basics
Embarking on a home extension journey is an exciting venture, full of possibilities. But before you dive into the world of transforming your home, it’s essential to understand the cornerstone of your project’s legal framework: the concept of Prior Approval. This process is not just a bureaucratic step; it’s your pathway to a seamless, compliant extension project.
The Essence of Prior Approval
Prior Approval is a term that might sound daunting at first, but it’s simply a way of ensuring that your dream extension aligns with specific criteria set by local planning authorities. Think of it as a preliminary ‘green light’ for your project, a checkpoint that respects both your aspirations and the community’s standards.
Why Prior Approval Matters
Why is Prior Approval so crucial? It’s all about balance. While we all yearn for that extra space – be it a sunlit conservatory, a spacious kitchen dining space, or a serene home office – it’s important to consider the impact of our extensions on neighbours, the local environment, and the aesthetic harmony of the area. Prior Approval is the process that helps maintain this balance, ensuring that your extension contributes positively to both your home and its surroundings.
Eligibility Criteria: The First Steps
So, what are the basic criteria for eligibility? The requirements can vary slightly depending on your location and property type, but generally, they revolve around several key points:
Property Type: Prior Approval typically applies to houses, not flats, maisonettes, or other types of properties. Your home should be a separate dwelling, not part of a larger building.
Extension Size: There are limits to how far you can extend. For terraced and semi-detached houses, this is usually up to six metres, and for detached houses, up to eight metres.
Conservation Areas: If your home is in a designated area, such as a conservation area or an Area of Outstanding Natural Beauty, different rules may apply.
Historical Considerations: Listed buildings often have stricter regulations to preserve their historical significance.
Previous Modifications: If your property has been altered since 1948, those changes count towards your total permitted development allowance.
The Journey Begins Here
Embarking on a home extension under the umbrella of Prior Approval is a journey of creativity and compliance. It starts with understanding these basics and then weaving them into your vision. By doing so, you’re not just building walls and roofs; you’re crafting spaces that respect the fabric of your community and the environment. In the next chapters, we’ll delve deeper into each aspect of this process, ensuring you’re equipped with the knowledge to bring your dream extension to life, responsibly and beautifully.
Rear Extension within the scope of Prior Approval at Douglas House in Kensal Rise, North West London, designed by RISE Design Studio
Chapter 2: Sustainable Design in Extensions – More Than Just Size
Welcome to the fascinating world of sustainable design, where your home extension isn’t just about adding space – it’s an opportunity to make a positive impact on the environment. In this chapter, we’ll explore how incorporating sustainable design principles into your extension can lead to a more energy-efficient, environmentally friendly, and ultimately, a more enjoyable living space.
The Core of Sustainable Design
At its heart, sustainable design is about creating spaces that coexist harmoniously with our environment. It’s a thoughtful approach, considering not only the here and now but also the future impact of what we build. When planning your extension, this means looking beyond mere aesthetics or additional square footage; it’s about crafting a space that is both beautiful and kind to our planet.
Selecting the Right Materials
The materials we choose play a significant role in the sustainability of an extension. Opt for locally sourced, renewable, or recycled materials whenever possible. This not only reduces the carbon footprint associated with transportation but also supports local industries. Materials like low carbon concrete, bricks and blocks, reclaimed wood, and recycled steel offer durability and a unique aesthetic while being kinder to the environment.
Embracing Energy Efficiency
Energy efficiency is a cornerstone of sustainable design. Good insulation is a must; it keeps your extension warm in winter and cool in summer, reducing the need for excessive heating or air conditioning. Consider installing high performance glazing on windows and rooflights to maximise natural light while minimising heat loss. Energy-efficient appliances, LED lighting, and smart home technologies can also contribute significantly to reducing your energy consumption.
Harnessing Renewable Energy
Integrating renewable energy sources, like solar panels, into your extension can drastically cut down your carbon footprint and even reduce your energy bills. While the initial investment might be higher, the long-term savings and environmental benefits are considerable.
Water Conservation
Sustainable design also encompasses efficient water use. Incorporating water-saving fixtures like low-flow toilets and showerheads, or systems for rainwater harvesting and greywater recycling, can significantly reduce water consumption. This is not only beneficial for the environment but can also lead to lower utility bills.
Biophilic Design Elements
Biophilic design, which aims to connect occupants more closely to nature, can enhance both the aesthetic and environmental aspects of your extension. Incorporating elements like living walls, natural materials, and ample greenery can improve air quality and create a serene, nature-infused space.
Low Environmental Impact Landscaping
The area surrounding your extension is just as important. Opt for native plants that require less water and maintenance. Permeable paving and green roofs can also contribute to biodiversity and improve rainwater absorption, reducing runoff and flooding risks.
The Bigger Picture
Sustainable design is more than a checklist; it’s a mindset. By embracing these principles, your extension becomes part of a larger effort to protect our planet. Your choices can inspire others in your community, creating a ripple effect of positive environmental impact.
In summary, a sustainable extension is a win-win scenario. It’s about creating a space that not only meets your needs but also respects and enhances the environment. As we move through this guide, keep these principles in mind – they are the building blocks for a home extension that you can be truly proud of, both for its style and its substance.
Rear Extension within the scope of Prior Approval at Herbert Paradise in Kensal Rise, North West London, designed by RISE Design Studio
Chapter 3: Permitted Development Rights – What You Need to Know
Navigating the realm of permitted development rights can feel like a complex puzzle, especially when you’re eager to get started on your home extension. In this chapter, we’ll demystify these rights, offering a clear understanding of what you can do with your property, whether it’s terraced, semi-detached, or detached. Let’s unravel the intricacies of permitted development and discover how you can maximise your property’s potential within these guidelines.
Understanding Permitted Development
Permitted development rights are essentially a set of guidelines that allow homeowners to make certain changes to their property without needing to apply for planning permission. These rights are designed to simplify the process for straightforward extensions and modifications, but they come with specific limitations and conditions to ensure that developments are in harmony with their surroundings and community.
For Terraced and Semi-Detached Homes
If you own a terraced or semi-detached home, permitted development rights allow you to extend your property in certain ways. Typically, you can extend up to six metres from the original rear wall for semi-detached and terraced houses. These measurements are crucial and should be carefully considered in your design plans to ensure compliance. It’s also important to remember that the height and scale of your extension should be proportionate to the original structure of your house.
Detached Homes: A Bit More Leeway
Detached homes often enjoy a bit more flexibility under permitted development rights. You can generally extend up to eight metres from the original rear wall. This additional space opens up a world of possibilities for creating larger, more ambitious extensions. However, it’s essential to approach this extra allowance with a responsible mindset, considering how the size and design of your extension will integrate with the neighbourhood and the natural environment.
Height Restrictions and Considerations
Regardless of your property type, height restrictions are an important aspect of permitted development rights. Extensions should not exceed four metres in height. This limit is measured from the ground level, and any alteration should not surpass the highest part of your existing roof. Additionally, if your extension is within two metres of a boundary, further height restrictions may apply.
Respecting the Character of Your Home
Permitted development rights also require that your extension should be in keeping with the character of your existing house and the local area. This includes considerations like matching materials and ensuring that the design does not clash with the architectural style of your home or neighbourhood.
Special Areas and Considerations
It’s important to note that if your property is located in a conservation area, a National Park, an Area of Outstanding Natural Beauty, or a World Heritage Site, there may be additional restrictions or you may not have permitted development rights at all. In such cases, it’s crucial to seek advice and potentially apply for planning permission.
The Importance of Compliance
Staying within the bounds of permitted development rights is crucial. Non-compliance can lead to enforcement action, requiring you to modify or even remove your extension. It’s always better to be safe than sorry, so if you’re ever in doubt, seek professional advice or clarification from your local planning authority.
In Conclusion
Understanding and adhering to permitted development rights is key to a successful and stress-free home extension project. By respecting these guidelines, you can create a beautiful, functional space that enhances your home and lifestyle, while maintaining harmony with your community and environment. In the next chapters, we’ll delve into how you can bring your extension to life within these parameters, combining creativity with compliance for the perfect home improvement project.
Rear Extension within the scope of Prior Approval at Herbert Paradise in Notting Hill, West London, designed by RISE Design Studio
Chapter 4: The Neighbour Consultation Scheme – Building Community Consensus
Embarking on a home extension project is not just about enhancing your living space; it’s also about being mindful of your neighbours and the community. This is where the Neighbour Consultation Scheme plays a pivotal role. Let’s delve into the importance of this scheme in the Prior Approval process and explore effective strategies for engaging with your neighbours in a positive and constructive manner.
The Heart of the Neighbour Consultation Scheme
At its core, the Neighbour Consultation Scheme is a process designed to foster communication and understanding between you and your neighbours regarding your proposed extension. It’s an opportunity to present your plans, address concerns, and, ideally, reach a harmonious agreement. Remember, the scheme is not just a formality; it’s a crucial step towards building a sense of community and mutual respect.
Why Engaging with Neighbours Matters
Engaging with your neighbours early in the process can help prevent misunderstandings and objections further down the line. Open and transparent communication can pave the way for smoother project progression, and sometimes, neighbours can even offer valuable insights or suggestions that could enhance your project.
Strategies for Positive Engagement
Early Communication: Reach out to your neighbours before your plans are finalised. This gesture of consideration shows that you value their input and are open to dialogue.
Clear and Comprehensive Information: When discussing your plans, provide clear and comprehensive information. This could include drawings, visual aids, or simple explanations of the project scope. The more informed your neighbours are, the more comfortable they will feel.
Address Concerns Proactively: Listen to your neighbours’ concerns and be prepared to address them. Whether it’s about potential noise, disruption, or privacy issues, showing that you’re willing to find solutions can build trust and cooperation.
Flexibility and Compromise: Be open to making adjustments to your plans if reasonable concerns are raised. A little flexibility can go a long way in maintaining good relationships and ensuring a smooth process.
Regular Updates: Keep your neighbours informed as the project progresses. Regular updates can help alleviate any anxieties they may have about the ongoing work.
Building a Dialogue: Create an environment where open dialogue is encouraged. This could be through informal chats, scheduled meetings, or even a small neighbourhood gathering to discuss the project.
Dealing with Objections
It’s possible that despite your best efforts, some neighbours may still object to your plans. In such cases, remain calm and professional. Revisit their concerns and see if there are any additional compromises or solutions you can offer. Remember, the local planning authority will consider the impact of your extension on the amenity of adjoining properties, so it’s in your best interest to work towards a resolution.
The Bigger Picture
Engaging positively with your neighbours is about more than just getting your project approved; it’s about building and maintaining a harmonious community. Your extension is a part of your neighbourhood’s landscape, and how you handle the consultation process can leave a lasting impression.
In Conclusion
The Neighbour Consultation Scheme is an essential part of the Prior Approval process, fostering community consensus and respect. By approaching this process with openness, clarity, and a willingness to engage, you can not only smooth the path for your extension project but also strengthen your relationships within the community. In the next chapters, we’ll explore how to integrate these principles into the practical aspects of your extension project, ensuring a process that is respectful, transparent, and collaborative.
Rear and Dormer Extension within the scope of Prior Approval at Herbert Paradise in Kensal Rise, North West London, designed by RISE Design Studio
Chapter 5: Design Considerations for Low Embodied Carbon Extensions
In an age where environmental consciousness is paramount, designing a home extension with a low embodied carbon footprint is not just a preference; it’s a responsibility. This chapter will guide you through various design strategies and material choices that will help minimise the carbon footprint of your home extension, ensuring that your new space is as eco-friendly as it is beautiful.
Understanding Embodied Carbon
Firstly, let’s unpack the concept of ’embodied carbon.’ Embodied carbon refers to the carbon dioxide emissions associated with the materials and processes involved in the construction of a building, from extraction and manufacturing to transportation and installation. Reducing embodied carbon in your extension means making choices that have a lesser impact on the environment.
Material Matters
Choose Sustainable Materials: Opt for materials that are renewable, recycled, or have a low carbon footprint. Examples include sustainably sourced timber, recycled steel, or reclaimed timber and bricks. These materials not only reduce carbon emissions but also add character and warmth to your extension.
Local is Loyal: Whenever possible, use locally sourced materials. This reduces the carbon emissions associated with transportation and supports local businesses and communities.
Insulation is Key: Proper insulation is crucial for reducing energy consumption. Opt for high-quality, sustainable insulation materials that will keep your home warm in winter and cool in summer, thus reducing your heating and cooling needs.
Designing with the Environment in Mind
Orientation and Natural Light: Make the most of natural light. Design your extension with large windows, rooflights, or glazed doors facing the right direction to maximise daylight, which can reduce the need for artificial lighting.
Energy-Efficient Windows and Doors: Invest in high-performance windows and doors that minimise heat loss. Look for products with good thermal properties and seals.
Green Roofs and Walls: Consider incorporating green roofs or walls. They not only enhance biodiversity and insulate your home but also absorb CO2, helping to offset the carbon footprint of your extension.
Smart Layouts: Design the layout of your extension to reduce the need for artificial heating, cooling, and lighting. This could mean positioning living areas where they get maximum sunlight or incorporating thermal mass materials that store heat.
Renewable Energy Integration
Consider incorporating renewable energy sources, such as solar panels or air source heat pumps, into your extension. These technologies can significantly reduce your reliance on fossil fuels and lower your home’s overall carbon footprint.
Water Efficiency
Incorporate water-saving features such as rainwater harvesting systems or low-flow fixtures in your extension. This not only conserves water but also reduces the energy used in water heating and supply.
The Lifecycle Perspective
Think about the entire lifecycle of your extension. Choose materials and designs that are durable and require minimal maintenance, thus reducing the need for replacements and repairs which add to the carbon footprint.
Collaboration with Experts
Work closely with architects and builders who are experienced in low-embodied carbon designs. Their expertise can guide you in making informed decisions that align with your sustainability goals.
In Conclusion
Designing a low embodied carbon extension requires thoughtful consideration of materials, energy use, and overall design. By making environmentally conscious choices, you not only contribute to a greener planet but also create a space that is sustainable, efficient, and in harmony with nature. As we progress through this guide, we’ll delve deeper into how these principles can be practically applied in your home extension project, ensuring that your new space is a testament to both style and sustainability.
Understanding the Prior Approval process is critical for a successful application
Chapter 6: The Prior Approval Application Process – A Step-by-Step Guide
Embarking on the journey of extending your home can be thrilling. However, navigating the Prior Approval application process requires careful planning and attention to detail. In this chapter, we will guide you through every step, making certain that your application is thorough, adheres to all regulations, and is well-prepared for success.
Step 1: Understanding the Basics
Before diving into the paperwork, ensure you have a clear understanding of what Prior Approval entails and whether your project falls under the criteria for permitted development. This initial step is crucial in determining the pathway of your application process.
Step 2: Initial Design and Consultation
Work with your architect to develop initial designs for your extension. At this stage, consider the principles of sustainable design and how they can be integrated into your project. Remember, these early plans will form the basis of your application, so they need to be both visually appealing and compliant with regulations.
Step 3: Gathering Necessary Documentation
The heart of your application lies in the documentation you submit. This typically includes:
Planning Drawings: Existing and proposed floor plans, elevations, and site plans.
A Written Description: This should clearly outline your project, including the dimensions and materials.
Location Plan: A map indicating the site of your proposed extension in relation to the surrounding area.
Ownership Certificate: Confirm that you own the property and notify any adjoining property owners, if necessary.
Step 4: Engaging with Neighbours
As part of the Prior Approval process, the Neighbour Consultation Scheme plays a significant role. Inform your neighbours about your plans, address any concerns they may have, and document these communications for your application.
Step 5: Submitting the Application
Once all the documentation is ready and you’ve engaged with your neighbours, it’s time to submit your application to the local planning authority. This can often be done online, which is convenient and allows for easy tracking of your application’s progress.
Step 6: The Local Authority Review
After submission, the local authority will review your application. This review process includes assessing your plans against the permitted development criteria and considering any feedback from neighbours.
Step 7: Handling Queries
Be prepared to respond to queries from the local planning authority. They may request additional information or clarifications regarding your application. Prompt and clear responses can help keep the process moving smoothly.
Step 8: Receiving the Decision
Once the review is complete, you’ll receive a decision. If approved, you’ll receive a formal notice – your green light to proceed. If there are objections or concerns, the authority may request modifications to your plan or, in some cases, deny the application.
Step 9: If Approval Is Not Granted
In the event your application is not approved, don’t lose heart. Review the reasons for the decision carefully. You may appeal the decision or modify your plans and reapply.
Step 10: Moving Forward After Approval
Once approved, keep the decision notice in your records. You’ll need to refer to this during the building process to ensure your extension complies with the approved plans.
Common Pitfalls to Avoid
Underestimating the importance of neighbour engagement.
Submitting incomplete or inaccurate documentation.
Overlooking local planning policies and guidelines.
Failing to consider the impact of your extension on the local environment and community.
In Conclusion
The Prior Approval application process is a critical step in your home extension project. By following these steps and avoiding common pitfalls, you position your project for a successful outcome. Remember, this process isn’t just about getting permission; it’s about ensuring your extension is thoughtfully designed, considerate of your neighbours, and beneficial to the community. As we move forward in this guide, we’ll explore how to bring your approved plans to life, turning your vision into a sustainable, beautiful reality.
While embarking on a home extension project, encountering objections from neighbours or local authorities can be a part of the journey. It’s essential to handle these concerns with understanding, diplomacy, and a problem-solving attitude. In this chapter, we will guide you through the best practices for addressing and resolving objections during the prior approval process.
Understanding the Root of Objections
First and foremost, it’s vital to understand the reasons behind any objections. Common concerns might include potential loss of privacy, overshadowing, noise during construction, or changes to the character of the area. Listen attentively and empathetically to your neighbours’ concerns – understanding their perspective is the first step towards finding a solution.
Open and Transparent Communication
Arrange a Meeting: If objections arise, arrange a face-to-face meeting with the concerned parties. This shows your willingness to listen and engage directly.
Be Prepared: Bring along clear, detailed plans of your proposed extension. Being able to visualise the project can often alleviate some concerns.
Stay Calm and Positive: Keep the conversation calm, respectful, and positive. Avoid getting defensive; instead, focus on finding common ground.
Seeking Compromise
Discuss Alternatives: Be open to discussing alternative solutions or minor modifications to your plans that could address the concerns without compromising your project’s integrity.
Expert Opinions: Sometimes, bringing in an unbiased expert opinion from your architect or a planning consultant can help clarify and resolve issues.
Mediation Services: If the situation is particularly challenging, consider using a professional mediation service to help find a resolution.
Handling Objections from Local Authorities
If objections come from local authorities, it’s crucial to understand their planning policies and guidelines. Here, a professional approach is key.
Seek Clarification: Ask for specific reasons behind the objection and request examples or guidelines you should follow.
Professional Support: Engage with your architect or a planning consultant to address the specific concerns raised by the authorities.
Revise and Resubmit: Be prepared to revise your plans in accordance with the feedback and resubmit your application.
Documenting Everything
Keep a detailed record of all communications and meetings with neighbours and local authorities. Documenting these interactions can be crucial in demonstrating that you have made efforts to address concerns.
Be Proactive About Impact Mitigation
Addressing Privacy Concerns: Consider design modifications like strategic placement of windows or use of frosted glass to protect neighbours’ privacy.
Reducing Construction Impact: Propose a well-planned construction schedule to minimise noise and disruption, and ensure the site is kept tidy and safe.
Landscape Solutions: Sometimes, landscaping changes such as planting trees or installing fences can resolve issues related to overshadowing or visual impact.
In Conclusion
Handling objections during the Prior Approval process requires patience, understanding, and a willingness to find workable solutions. Remember, a constructive approach not only increases the chances of your project moving forward but also helps maintain good relationships with your neighbours and the community. As we continue through this guide, we’ll explore further how embracing a collaborative and empathetic approach can make your home extension journey smoother and more fulfilling.
Engagement with neighbours should not be underestimated
Chapter 8: From Approval to Construction – Ensuring Compliance
Congratulations! You’ve navigated the intricacies of the prior approval process and your project has been greenlit. It’s an exciting milestone, but the journey isn’t over yet. The next phase is about bringing your vision to life, ensuring that every step of the construction aligns with the approved plans and complies with building regulations. Let’s walk through this process together, ensuring a smooth transition from paper to reality.
Step 1: Celebrate, Then Plan
Firstly, take a moment to celebrate your achievement. Getting Prior Approval is a significant step, and it’s important to acknowledge your effort. Once you’ve savoured this success, it’s time to shift focus to the construction phase.
Step 2: Finalising Your Team
Choose your construction team wisely. This includes architects, builders, structural engineers, party wall surveyors and possibly project managers. Ensure they understand the specifics of your approved plans and are committed to adhering to sustainable building practices.
Step 3: Understanding Building Regulations
Before construction begins, familiarise yourself with the relevant building regulations. These regulations are in place to ensure that all construction work meets safety, energy efficiency, and sustainability standards. It’s essential that your build complies with these regulations to avoid future complications.
Step 4: Submitting a Building Regulations Application
You will need to submit a building regulations application. This can either be a Full Plans application, where detailed plans are submitted for approval before work commences, or a Building Notice, where less detail is provided upfront but works can start sooner. Your architect can advise on the best route for your project.
Step 5: Detailed Planning with Your Architect
Sit down with your architect to refine the final construction plans and specifications. Ensure that every detail aligns with both your vision and the approved application. This stage is crucial for identifying potential issues before they arise on-site.
Step 6: Communicating with Your Builder
Maintain open lines of communication with your builder. Regular meetings can help ensure that the project stays on track, adheres to the agreed timeline, and complies with all necessary standards.
Step 7: Monitoring Construction Progress
Regularly visit the site to monitor progress. This not only helps you stay informed about the development of your extension but also shows your construction team that you are engaged and attentive to the project’s progress.
Step 8: Ensuring Sustainable Practices
Ensure that sustainable practices are being followed during construction. This includes responsible waste management, efficient use of resources, and minimising the environmental impact of the build.
Step 9: Handling Changes
If you find that a change needs to be made during construction, consult with your architect and builder immediately. Some changes might require a re-application for approval or at least an amendment to the building regulations application.
Step 10: Final Checks and Completion
Once construction is nearing completion, a final inspection by the building control body is typically required. This is to ensure that all work has been carried out in compliance with your approved plans and the building regulations.
Post-Construction: Celebrate Again!
Upon successful completion and compliance confirmation, it’s time to celebrate again! Your vision has now become a tangible, functional space – a testament to your dedication and hard work.
In Conclusion
Transitioning from approval to construction is a critical phase in your home extension journey. By ensuring compliance with building regulations and maintaining sustainable practices, you’re not just building an extension; you’re creating a safe, efficient, and environmentally responsible space that you’ll enjoy for years to come. As we move forward in this guide, we’ll delve into how to make the most of your newly extended home, ensuring it meets both your lifestyle needs and environmental values.
Clear communication of proposals is crucial for success
Chapter 9: When Things Don’t Go as Planned – Dealing with Application Refusals
Encountering a refusal on your Prior Approval application can be disheartening, but it’s not the end of the road. This chapter is dedicated to navigating the choppy waters of application refusals and exploring the available options to keep your project alive and kicking. Remember, a refusal is often just a detour, not a dead end.
Understanding the Reasons for Refusal
Firstly, take a deep breath and carefully review the reasons for the refusal. Understanding why your application was turned down is the first step in determining your next course of action. The refusal notice should provide detailed explanations, which are crucial for your next steps.
Option 1: Addressing the Concerns and Resubmitting
Revising Your Plans: Based on the feedback, consider revising your plans. This might involve reducing the size of the extension, altering the design to better fit the character of the area, or addressing specific environmental concerns.
Seek Expert Advice: Consult with your architect or a planning consultant. Their expertise can be invaluable in interpreting the refusal and suggesting effective modifications to your plans.
Resubmitting the Application: Once revisions are made, you can resubmit your application. A well-considered response to the initial concerns can significantly increase the chances of approval on your second attempt.
Option 2: The Appeals Process
Understanding Your Right to Appeal: If you believe that your application was unjustly refused, you have the right to appeal to the Planning Inspectorate. This needs to be done within a specific timeframe after the refusal, so be mindful of the deadlines.
Preparing Your Appeal: Your appeal should clearly articulate why you believe the decision should be overturned. This is where detailed and professional input can make a big difference.
The Appeal Process: The appeal process can vary in length and complexity, depending on the specifics of your case. It’s a time to be patient but also to stay engaged with the process.
Option 3: Alternative Planning Routes
Full Planning Permission: If Prior Approval under permitted development is not feasible, consider applying for full planning permission. This route allows for a more detailed consideration of your plans.
Professional Guidance: Again, seek advice from your architect or a planning consultant. They can guide you on the best way to approach the full planning permission process based on your specific circumstances.
Embracing Flexibility and Persistence
Remember, flexibility and persistence are key in the world of home extensions. Being open to modifying your plans and persevering through setbacks can lead to a successful outcome, even if it takes a bit longer than initially expected.
Keeping the Dialogue Open
Throughout this process, keep the lines of communication open with your local planning authority and neighbours. Maintaining a positive and proactive dialogue can help smooth the way for any revised plans or applications.
In Conclusion
Dealing with a refusal of your Prior Approval application can be challenging, but there are multiple paths forward. By understanding the reasons behind the refusal, exploring all available options, and seeking expert advice, you can navigate this hurdle. Each step, whether it’s revising your plans, going through the appeals process, or opting for full planning permission, brings you closer to realising your home extension dream. The next chapter will guide you through celebrating and making the most of your newly extended home once all the hurdles are cleared and your project is successfully completed.
Using an experienced architect is invaluable to avoid delays with your application
Chapter 10: Our Role in Your Journey – How Our Studio Can Assist
Your journey to extending your home is unique and filled with personal aspirations. As an architecture studio specialising in sustainable, low-energy designs, we are here to support and guide you every step of the way. In this chapter, let’s explore how our expertise and services can transform your vision into a reality, seamlessly blending aesthetics, functionality, and environmental responsibility.
Understanding Your Vision
Initial Consultations: Our journey together begins with understanding your vision. We listen closely to your needs, preferences, and dreams for your space, ensuring that our designs align with your lifestyle and aspirations.
Site Analysis: We conduct a thorough analysis of your site, considering factors like orientation, local environment, and existing structures. This helps us create designs that are not only beautiful but also harmoniously integrated with their surroundings.
Expert Design Services
Sustainable Design Solutions: Our expertise in sustainable architecture allows us to create designs that minimise environmental impact. We focus on materials, energy efficiency, and innovative solutions that reduce the carbon footprint of your extension.
Detailed Planning and Visualisations: With state-of-the-art tools and software, we provide detailed plans and visualisations, helping you see and understand every aspect of your proposed extension.
Navigating the Prior Approval Process
Application Preparation: We handle the complexities of preparing and submitting the Prior Approval application. Our team ensures that all necessary documentation, from detailed drawings to site plans, is meticulously prepared and compliant with local regulations.
Addressing Legalities: Our knowledge of local planning laws and permitted development rights ensures that your design not only meets legal requirements but also stands the best chance of approval.
Liaising with Authorities: We act as your liaison with local planning authorities, handling communications and any necessary negotiations on your behalf.
Construction Phase Assistance
Selecting the Right Builders: We can help you choose the right construction team, ensuring they understand and are capable of implementing sustainable building practices.
On-site Supervision: Our involvement doesn’t end with the design. We offer on-site supervision to ensure that the construction process adheres to our plans and maintains high-quality standards.
Post-Construction Support
Final Inspections: We assist with final inspections to ensure everything is built according to plan and complies with building regulations.
Aftercare: Even after your project is completed, we are here to provide aftercare advice, whether it’s about maintaining your new space or making future environmentally friendly upgrades.
Our Commitment to Sustainability
Our dedication to sustainable, low-energy design is at the heart of our practice. We believe that your home extension should not only enhance your living space but also contribute positively to the environment. Our designs aim to reduce energy consumption, use sustainable materials, and create healthy, comfortable living spaces.
In Conclusion
At our architecture studio, we are committed to making your home extension journey as smooth and enjoyable as possible, with sustainability at its core. From initial design to final construction, we are your partners, combining expertise, creativity, and an unwavering commitment to both your vision and the planet. The next step? Let’s start this exciting journey together, crafting a space that is a true reflection of your dreams and a testament to sustainable living.
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call at 020 3290 1003
In the world of modern construction methods, structural insulated panels (SIPs) have emerged as a groundbreaking solution that offers numerous advantages over traditional build methods. With their ability to accelerate the construction process, achieve exceptional airtightness, and reduce energy consumption, SIPs have garnered significant attention in the architectural industry. In this comprehensive guide, we will delve into the world of SIPs, exploring their benefits, drawbacks, cost implications, and provide expert advice on how to ensure a successful SIPs build. Join us on this journey as we discover how this innovative construction system is revolutionising the industry.
What is a Structurally Insulated Panel (SIP)?
Chapter 1: Unveiling the Potential of Structural Insulated Panels
To understand the advantages of SIPs, we must first comprehend their fundamental nature and composition. Structural insulated panels are essentially panels comprised of insulation foam sandwiched between two oriented strand boards (OSB), which act as the structural components of the building. These panels come in standardised sizes and can be customised to suit specific project requirements. By utilising SIPs for external walls, internal load-bearing walls, and roof panels, architects can tap into the numerous benefits they offer for contemporary design-led architecture studios that prioritise low energy and low embodied carbon designs.
New build Post War Victorian House, Kensal Rise – to be built using SIPs
Chapter 2: The Pros of Building with Structural Insulated Panels
2.1 Enhanced Thermal Performance and Airtightness
One of the significant advantages of SIPs over traditional timber frame constructions is their superior thermal performance. With timber studs spaced at 1200mm centres, SIPs dramatically reduce repeated cold-bridging, thereby improving the overall energy efficiency of the building. Moreover, the inherent airtightness of the OSB boards and the rigid insulation core contribute to minimal air leakage, making SIPs an excellent fit for energy-efficient projects such as Passivhaus designs.
2.2 Efficient and Speedy Construction Process
SIPs’ factory-made panels offer greater accuracy and consistency compared to on-site cut timber frames, resulting in minimised gaps during construction. This, coupled with the off-site fabrication process, significantly reduces build times and ensures a safe and dry environment during the construction phase. By opting for SIPs, architects can achieve a watertight stage swiftly, accelerating the overall project timeline and reducing costs associated with scaffolding, plant hire, and site insurance.
SIPs panel showing how it is made, including holes for electrical cables
2.3 Versatile Design Possibilities
The structural integrity of SIPs eliminates the need for traditional roof trusses, providing architects with the freedom to create unique and spacious interiors. By spanning up to 4.8m from eaves to ridge, SIPs allow for higher ceiling heights, transforming the living spaces into open and visually stunning areas. This versatility opens up a world of design possibilities, enabling architects to craft contemporary, light-filled homes that align with the aesthetic preferences of their clients.
Chapter 3: Understanding the Limitations of Structural Insulated Panels
3.1 Moisture Sensitivity
While SIPs offer exceptional benefits, their vulnerability to moisture is an important consideration. It is not recommended to use SIPs in flood zones or below ground, as the exposure to moisture can compromise their structural integrity. In such cases, masonry builds might be a more suitable alternative. However, architects can explore hybrid solutions, combining masonry for the ground floor and SIPs for the upper storeys, to strike a balance between the advantages of both construction methods.
3.2 Ventilation Requirements
The airtightness of SIPs necessitates adequate ventilation strategies to prevent condensation buildup and maintain air quality within the home. Incorporating mechanical ventilation heat recovery (MVHR) systems can help achieve a balanced airflow, ensuring a comfortable and healthy living environment. Architects should work closely with HVAC professionals to integrate ventilation systems seamlessly into the design and optimise energy efficiency.
3.3 Limited Availability of Experienced Builders
SIPs are still considered a specialised build system, and finding experienced builders who are proficient in working with SIPs might pose a challenge. Architects should collaborate with reputable SIPs manufacturers and actively seek out builders with expertise in this construction method. Establishing strong partnerships with experienced professionals can contribute to the success and efficiency of the SIPs project.
Chapter 4: Examining the Load-Bearing Capabilities of Structural Insulated Panels
In the world of construction, one persistent misconception revolves around the load-bearing potential of Structural Insulated Panels (SIPs). This chapter delves into this topic, shedding light on the versatile applications of SIPs in both structural systems and as infill walling elements. Architects and builders can harness the inherent load-bearing capabilities of SIPs to craft efficient and adaptable designs that align precisely with their project’s unique structural prerequisites.
Dispelling the Misconception: SIPs as Load-Bearing Components
It’s not uncommon for individuals in the construction industry to question whether SIPs possess the necessary strength to serve as load-bearing elements. To address this concern, it’s crucial to understand the dual roles SIPs can play in building construction:
1. Full Structural System:
SIPs can indeed serve as a comprehensive structural system for a building. Contrary to the misconception, they are more than capable of bearing the vertical and horizontal loads imposed by the structure. SIPs are engineered with precision, incorporating both the insulating core and structural facings, which, when combined, provide remarkable load-bearing capabilities.
2. Infill Walling for Various Frame Structures:
Beyond being a standalone structural system, SIPs can be employed as infill walling for other frame structures, including steel, concrete, oak, or glulam timber frames. In this capacity, SIPs function as an integral part of the building envelope, offering superior insulation properties while contributing to the overall structural integrity of the building. Architects can seamlessly integrate SIPs into these diverse frame systems, harnessing their thermal efficiency and load-bearing attributes.
Unlocking Architectural Versatility with SIPs
The load-bearing capabilities of SIPs unlock a world of architectural possibilities. Architects can leverage these panels to design buildings that are not only energy-efficient but also structurally resilient. Here are some key advantages:
Efficiency and Sustainability: SIPs’ load-bearing capacity enhances energy efficiency, reducing the need for extensive structural components and resulting in resource-efficient construction.
Design Flexibility: SIPs’ adaptability allows architects to create versatile and innovative designs, seamlessly blending aesthetics with structural integrity.
Speed of Construction: The use of SIPs as load-bearing components accelerates construction timelines, saving time and resources.
Structural Customization: Architects can tailor SIPs to meet specific structural requirements, ensuring they align perfectly with the project’s vision.
In conclusion, Structural Insulated Panels (SIPs) dispel the misconception surrounding their load-bearing capabilities. They can function as both a complete structural system and as infill walling for various frame structures, offering architects a wide range of design options. By harnessing the thermal efficiency and structural strength of SIPs, architects can create buildings that are not only environmentally sustainable but also architecturally remarkable.
Chapter 5: Analysing the Cost Implications of Structural Insulated Panels
5.1 Initial Investment vs. Long-Term Savings
It is essential to evaluate the cost implications of SIPs, considering both the initial investment and the long-term savings. While SIPs can be more expensive upfront compared to traditional timber frame constructions, the overall project costs typically increase by only 3-5%. The time saved during construction, reduced energy consumption, and enhanced thermal performance can offset the initial investment over the lifespan of the building.
5.2 Cost Comparison with Other Wall Systems
When comparing the costs of different wall systems, brick and block constructions may appear to be a more cost-effective option per square meter. However, the extended construction timeline, additional expenses associated with insulation, and challenges in achieving similar levels of airtightness make SIPs a competitive choice. By carefully managing construction details and employing skilled contractors, the overall additional cost of SIPs may be more minimal than it initially appears.
Chapter 6: SIPs Panel Types
When it comes to Structural Insulated Panels (SIPs), architects face a choice between two primary panel types, each offering unique advantages. Below, we explore these options to help you make an informed decision for your low-energy design project.
1. Sandwiched Panels (OSB-Polystyrene):
Thermal Efficiency: These panels excel at insulating, helping maintain stable indoor temperatures and reducing energy consumption.
Structural Strength: They provide robust construction, with resistance to wind and seismic forces.
Ease of Construction: Standard sizes and straightforward installation streamline the building process.
2. Urethane-Infused Panels:
Enhanced Insulation: Urethane foam offers superior thermal efficiency, ideal for stringent energy conservation standards.
Reduced Thickness: Thin profile, equivalent insulation values – suitable for space constraints or modern aesthetics.
Moisture Resistance: Resistant to moisture, making them great for humid or damp climates.
Collaborate with Experts:
Consult reputable SIPs manufacturers to align panel choice with your project’s specific needs. Their expertise ensures your selection suits your goals perfectly.
Chapter 7: Unveiling the Joining Techniques for Structural Insulated Panels
Creating an effective jointing system is crucial to achieving optimal thermal performance and airtightness with SIPs. Architects must explore different jointing techniques, such as using c24 timber for structural joints or employing spline joints for non-structural elements. Additionally, manufacturers offer unique jointing systems utilising mini panels to enhance wall U values and minimise air leakage at connection joints. By choosing the appropriate jointing techniques, architects can ensure the long-term performance and durability of the SIPs building.
Clays Corbridge House by EDable Architects, built using SIPs
Conclusion
As we increasingly prioritise low-energy and low-embodied carbon designs, structural insulated panels have emerged as a game-changer in the construction industry. Offering enhanced thermal performance, accelerated construction timelines, and versatile design possibilities, SIPs provide a compelling alternative to traditional build methods. By understanding the pros and cons, collaborating with experienced professionals, and applying best practices, architects can harness the full potential of SIPs to create sustainable, energy-efficient, and beautiful buildings.
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003
In the realm of architecture, where form meets function, the presence of a Structural Engineer becomes indispensable. Just as an architect brings dreams to life through design, a Structural Engineer ensures that those dreams stand the test of time. Within the vast spectrum of engineering disciplines, encompassing everything from tunnels to turbines, bridges to boardrooms, resides the residential Structural Engineer – the unsung hero who collaborates with architects to shape the built environment we call home.
Arches House, West Hampstead, NW London – structural installation
When it comes to your residential extension project, the Structural Engineer plays three pivotal roles, each contributing to the success and integrity of the final design.
Structural Surveys and Inspections: Peering into the Soul of Your Home
At the outset, the Structural Engineer conducts a thorough structural survey – an examination that scrutinises the property’s structural soundness without invasive measures. This survey serves as a prerequisite for calculating the new extension’s structural requirements. While some engineers may skip this step and rely on assumptions, it is imperative to understand why such an approach is not recommended, as we will explore later.
Distinct from surveys, structural inspections are conducted when the Engineer needs to gather additional information that could not be obtained during the initial survey. These inspections involve invasive investigations, venturing beneath floors, behind walls, within ceilings, and beneath the ground. Through this meticulous examination, the Engineer aims to identify acute or potential breaches in structural integrity in specific areas around the property
Herbert Paradise, Kensal Rise, NW London – installation of structure
Structural Calculations: Unleashing the Power of Mathematics
Construction is an intricate dance of load-bearing elements designed to transmit forces from the roof to the footings safely. The structural integrity of a building defines its ability to fulfill this fundamental function without compromising its form or stability. Structural calculations, the mathematical backbone of the Engineer’s work, serve as a set of proofs that outline how the new space will open up and guide the construction of the extension while preserving the structural integrity of the existing property.
These calculations delve into the nitty-gritty details of construction, such as foundation type and depth, concrete strength, steel beam type and sizing, connection details, support over openings, loading onto internal walls, spreader plate type and size, joist sizing, spans, distances, joist hangers, trimmer details, and fixing methods. Through a meticulous analysis of these factors, the Engineer harnesses the power of mathematics to determine the optimal structural design for your extension
Structural Design: Merging Form and Function
Armed with the insights and data gleaned from the calculations, the Structural Engineer proceeds to generate the structural design—a tangible manifestation of the intricate details that underpin the construction process. This design overlays the approved architectural plans, showcasing how the structure will be assembled and integrated into the overall project.
The integration of the structural design with the approved plans can be approached in two ways. Either the Architect assimilates the structural work into the existing plans, or the Engineer creates separate drawings that incorporate the structural design. Regardless of the approach, the key is to ensure that the structural design seamlessly aligns with the planning-approved drawings. This harmonization allows you, as the homeowner, to enjoy the clarity and simplicity of a unified set of plans, alleviating any confusion or concerns that may arise from disparate documents.
Now that we have unveiled the essential roles of a residential Structural Engineer in the context of extensions, it is crucial to understand why the early-stage surveys and inspections are not mere formalities to be skipped. By embarking on a non-invasive survey, the Engineer gains valuable insights into the existing structure, allowing for a holistic understanding of the project. Relying on assumptions alone can lead to erroneous conclusions and jeopardise the integrity of the extension, putting your investment and safety at risk.
Ice Cream House, Hampstead, North London – replacement of existing timber floor joists and stairs
In conclusion, the contributions of a residential Structural Engineer are instrumental in the success of your extension project. Through thorough surveys and inspections, they unravel the secrets of your home’s structure, ensuring a solid foundation for the design process. The calculated structural proofs provide the roadmap for the construction, while the resulting structural design brings form and function into perfect harmony. By embracing the expertise of a Structural Engineer, your journey toward a beautiful, sustainable, and structurally robust extension can proceed with confidence and peace of mind.
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003
A review of the recently published Bricks of Victorian London: A social and economic history by Peter Hounsell.
We were entranced by the enlightening historical journey through the grime and grit of 19th-century London’s brickmaking industry. This narrative carries a particular significance for me, as a 20-year veteran in architecture, deeply immersed in a world of contemporary designs and sustainable approaches and with many of our designs incorporating reclaimed London stock bricks.
The book takes readers back to the days when London’s residential streets were being forged from thousands of handmade bricks. Their distinctive yellow hue, an enduring architectural hallmark of the city, was a byproduct of an era teeming with hard work, social change, and industrial revolution.
Though often overlooked in historical accounts, the brickmaking industry had an enormous influence over the London we know today. As an architect, I am intrigued to imagine that the bricks making up London’s signature townhouses and rows could have been manually shaped and fired by small family units in rudimentary kilns.
A family moulding gang.
The Tapestry of Time
To comprehend the narrative of Victorian brickmaking, one must first delve into its historical tapestry. Following the retreat of the Romans, brickmaking saw a decline, only to re-emerge during the Middle Ages. The resurgence of English brickwork in the 15th and 16th centuries was propelled, in part, by governmental edicts encouraging construction with brick or stone.
Remarkably, the industry was initially slow to embrace the full breadth of industrialisation. Until the late 19th century, a large proportion of London’s bricks were still being hand-crafted from ‘brickearth’ clay found in layers typically four feet deep along the alluvial terraces of the Thames. This clay, further strengthened by the addition of chalk in the mid-19th century, formed the basis of a brick recipe that also included ash and sand.
Hammond Road brickfield, Southall
Labour and Legacy
As an architect committed to sustainability, I appreciate the organic roots of Victorian brickmaking. While the process might appear antiquated to the modern eye, it had an astonishingly low carbon footprint. It relied heavily on manual labour and a finely tuned knowledge of the seasons.
During the colder months of autumn, clay was excavated and left to mature until spring. It was then shaped by hand and baked in open kilns through the summer. London’s burgeoning growth, meanwhile, was marked by the proliferation of brickfields in its outskirts and beyond, shaping the very heart of London and its prestigious garden squares.
Brickmaking on Stonefields estate, Islington
The Social Fabric of Brickmaking
However, the brickmaking industry was not just about the bricks themselves; it was about the people who made them. These brickmakers, often from humble backgrounds, comprised families that included women and children working long hours, from dawn to dusk.
Their lives were interwoven with the rhythm of the seasons, and their existence was marked by pragmatism and resilience. To cope with the seasonal ebb and flow of work, these brickmakers often turned to alternative forms of sustenance, such as growing vegetables or raising pigs, colloquially known as ‘brickies banks’. Despite the hardships, these family gangs persisted, labouring in conditions that were often hazardous, and even sometimes exploitative.
The brickfields themselves, with their constant heat and open-air kilns, became magnets for the homeless and wayward, and intoxication was commonplace. Stories of workers being paid in beer or at the public houses owned by the brickmakers paint a picture of an industry both bound by tradition and ripe for change.
Westminster from Chelsea Fields
The Changing Tides of Industry
The end of the 19th century saw the industry beginning to grapple with social and economic changes. Wage disputes, restrictions on child labour, and emerging technological advances threatened to disrupt the traditional brickmaking model.
The advent of the Fletton brick, originating from Peterborough and produced by mechanised means, provided a more economical, robust alternative to the handmade London stock. Initially used for internal structures and non-street-facing exteriors, Fletton bricks gradually eclipsed their handmade counterparts, triggering a decline in the number of traditional brickyards from 3,500 in 1900 to 350 in the mid-1970s.
Young woman pulling a crowding barrow
Reflections and Reverberations
Today, the clamour of London’s brickfields has been replaced by the soft hum of reclaimed brick trading and the pervading echoes of a bygone era. As an architect, I am reminded of the importance of sustainable practices, the human element in construction, and the historical continuity within our industry.
The tale of London’s brickfields underscores the fluidity of our work – the intimate connection between people, place, and the materials we choose to build our world. This narrative enriches our appreciation of the built environment, reminding us that every brick tells a story, a testament to the people and processes behind its creation.
Some Questions + Answers from topics in the book:
How were Victorian bricks made?
A. Bricks during the Victorian era were mostly handmade. Workers extracted ‘brickearth’ clay from the ground, usually about four feet deep. This clay was then left to mature over the winter, shaped into bricks in the spring, and baked in open kilns over the summer.
Why were Victorian bricks yellow?
A. The distinctive yellow hue of Victorian bricks came from the addition of chalk to the clay mixture in the mid-19th century. This not only added the distinctive color but also enhanced the durability of the bricks.
What caused the decline of traditional brickmaking in London?
A. The biggest threat to the traditional London brick industry came with the emergence of the Fletton brick from Peterborough. These bricks, produced through mechanised means, were cheaper and stronger, offering stiff competition to the handmade London stock.
What is a ‘brickies bank’?
A’. Brickies banks’ was a term used to describe the pigs that brickmaking families raised as an alternative source of income during the off-season when brick production was not possible.
What is the relevance of this historical account to modern architecture?
A. Understanding the history of construction materials like bricks provides a deeper appreciation for the buildings we see today and the efforts that went into their creation. This knowledge also underscores the importance of sustainability and the human element in construction, which are vital considerations in contemporary architectural design.
Reclaimed bricks used extensively at our Queen’s Park House project, North West London
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003
At our small contemporary design-led architecture studio, we are deeply committed to creating low energy and low embodied carbon designs that not only address the housing demand but also prioritise environmental responsibility. In this blog, we will delve into the world of backland development, exploring the challenges, opportunities, and the smart approaches to obtaining planning permission for building in your garden.
One bed new build house on a backland site in Brent, NW London
Section 1: Understanding Backland Development
1.1 Defining Backland Development
Backland development refers to the utilisation of land that is not immediately visible from main roadways. These sites typically exist behind existing properties, often forming sections of a garden or small plots of land between buildings. The key characteristic of backland development is the availability of good road access from the rear or side of a property.
1.2 Shifting Policies and Housing Needs
In response to the ongoing population growth and the demand for more homes, local planning policies across the UK are encouraging the intensification of development in already built-up areas. This approach aims to make use of well-connected sites near transportation resources, commercial clusters, and social services. As a result, there is a growing interest in exploring the potential of residential sites, such as large rear or side gardens and scattered land within towns, cities, and suburbs.
1.3 The Complexities of Planning Permission
While there is a push for densification and the utilisation of backland sites, securing planning permission for a separate house in your garden is not guaranteed. Several considerations need to be addressed to increase the chances of a successful proposal. In the following sections, we will explore these considerations and share insights based on our experience.
RISE achieved permission for Red Arches House in Kensal Rise NW London, on a side garden
Section 2: Key Considerations for Backland Development
2.1 Location, Access, and Local Policy
Location plays a pivotal role in backland development. Direct access to the road is essential, which can be achieved through boundary fences, alleyways, or access roads. Ideally, owning the access to your site simplifies the planning application process. Understanding your local authority’s regulations and policies regarding backland developments is crucial for securing planning permission.
Local policies may emphasise the need for developments to be in harmony with the surrounding area and contribute positively to the neighbourhood’s character. While contemporary design solutions are possible, the distinctiveness of the local area must be considered and addressed in the proposed design.
2.2 Access and Neighbour Considerations
Access to the site is not only important for future residents but also for emergency services, pedestrians, cyclists, and cars. The increase in population density resulting from backland developments can raise concerns about traffic and parking among neighbours. Mitigating these concerns through well-designed access and parking solutions is essential.
Neighbouring properties are also crucial considerations, particularly in terms of privacy, overshadowing, and daylight. Design and Access Statements should address these factors from the outset, ensuring the proposed development respects the privacy and outlook of adjacent properties.
2.3 Ecological Impact and Waste Management
The impact on trees, plants, and wildlife is a significant aspect of backland development. Existing vegetation contributes to the streetscape and might be protected, making it crucial to consider the preservation of these natural elements. Commissioning an ecological survey to assess the potential impact on protected species is necessary.
Furthermore, waste management and adequate provision for drainage and sewerage are essential considerations. Connection to the local drainage and sewer system, as well as proper waste disposal solutions, must be included in the planning application.
2.4 Design and Local Politics
Design is a critical factor in securing planning permission for backland development. Achieving a balance between designs that are in keeping with the local surroundings and those that offer a contrast is a delicate process. Researching similar case studies in the area can help guide the design concept.
Navigating local politics and gaining support from neighbours is vital for the success of any backland development project. Maintaining open communication with neighbours from the beginning, addressing their concerns, and involving them in the process can turn potential opponents into allies.
RISE achieved planning for four mews houses on a green open space in Kenton, NW London. Brent Council.
Section 3: Case Study: Overcoming Opposition
At RISE Design Studio, we encountered significant opposition during a recent backland development project in Brent. The proposal involved four new mews houses, which initially received 16 planning objections. However, by carefully addressing each concern through a comprehensive Design and Access Statement, we were able to secure planning permission.
Our approach focused on designing contemporary mews houses that complemented the local character while providing a unique addition to the streetscape. Thoroughly covering all aspects in our initial application and responding to objections with clarity and evidence played a significant role in overcoming opposition.
Frequently Asked Questions
Q1: What is backland development?
A1: Backland development refers to the construction of buildings on land that may not be visible from main roadways, typically located behind existing houses or in small plots between gardens.
Q2: Can I build a separate house in my garden?
A2: The possibility of building a separate house in your garden depends on various factors, including local planning policies, site characteristics, and design considerations. It is essential to conduct thorough research, engage with professionals, and consult with your local authority to determine the feasibility of such a development.
Q3: What are the main considerations for backland development?
A3: Backland development requires careful consideration of factors such as location, access, neighbour concerns, ecological impact, waste management, and design. Understanding and addressing these considerations in a comprehensive manner are vital to obtaining planning permission.
Q4: How can I address neighbour concerns in backland development?
A4: Neighbour concerns can be addressed by involving them from the outset, maintaining open communication, and addressing privacy, overshadowing, and outlook issues in the design. Being respectful of their needs and incorporating their feedback where possible can help alleviate concerns and gain their support.
Q5: What role does sustainable design play in backland development?
A5: Sustainable design is essential in backland development to minimise energy consumption, reduce embodied carbon, and contribute to a greener future. Implementing low-energy design principles, incorporating renewable technologies, and preserving existing vegetation are some of the ways to prioritise sustainability in backland projects.
Q6: How can I navigate local politics during the planning process?
A6: Navigating local politics requires proactive engagement with neighbours and local authorities. Involving neighbours from the beginning, addressing their concerns, and providing clear and evidence-based responses to objections can help build positive relationships. Collaborating with professionals experienced in local planning processes can also provide valuable guidance.
Q7: What are the common design typologies for backland development?
A7: Backland development can employ various design typologies, including mimicking the style of surrounding properties, creating mews-style developments, or embracing contemporary designs that complement the existing streetscape. The choice of design typology should consider local policies, neighbourhood character, and the desire for a distinctive yet harmonious development.
Remember, each backland development project is unique, and it is crucial to seek professional advice tailored to your specific circumstances and local regulations.
The Avenues House, North London
Conclusion
Backland development presents an opportunity to unlock the potential of your garden and contribute to the increasing demand for low-energy, low-carbon housing solutions. By understanding the key considerations, addressing planning policies, and engaging with neighbours and local authorities, you can navigate the complexities of obtaining planning permission. As an architect practice with a focus on contemporary design and sustainability, we encourage you to embrace the challenge and embark on a backland development journey that aligns with your vision and contributes positively to the built environment.
Discover the benefits of partnering with RISE Design Studio for your backland development project. Throughout the years, garden plots have consistently offered abundant opportunities for development, whether situated at the rear, side, or occasionally the front of a property. However, the utilisation of these spaces has been influenced by evolving planning policies.
While obtaining planning permission for backland developments is feasible, leveraging our extensive experience and expertise will greatly enhance your chances of success. Our track record includes a diverse range of projects, ranging from simple extensions, as illustrated above, to ambitious multi-unit proposals.
Irrespective of the scale of your undertaking, we are dedicated to collaborating with you to ensure the viability of your backland or infill development.
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003
Congratulations! You’ve had an offer accepted on a property, and now you’re faced with an important decision: Do you need a house survey, and if so, which type? In this comprehensive guide, we will explore the different types of house surveys, home survey costs, and most importantly, how to make the most out of your survey to ensure your dream home is a solid investment.
Aerial View of Queen’s Park, North West London
What is a House Survey?
A house survey is a thorough inspection of a property’s condition conducted by experts known as surveyors. These professionals meticulously examine the property to identify any issues related to its structural integrity, from minor concerns to significant structural problems. The surveyors assess the need for repairs or alterations, providing invaluable insights into aspects such as damp patches or the condition of the roof. The survey report includes expert commentary on various elements of the property, ranging from the type of walls to the glazing used.
Typically, it is the homebuyer who organises and pays for the house survey after their offer has been accepted by the seller. This independent assessment serves as a vital step in the buying process, offering peace of mind and protecting you from expensive surprises that may arise from undiscovered issues.
Hardinge Road, Kensal Rise, North West London
Why Do I Need a House Survey?
While a house survey is not a mandatory requirement, obtaining one can save you from unforeseen expenses and provide you with valuable information about the property you are purchasing. Considering the significant financial investment involved in buying a property, allocating a few hundred pounds for a survey conducted by an independent expert is a wise decision. A survey allows you to make informed choices, reassures you about the condition of the property, and provides an opportunity to renegotiate the price if significant repairs are necessary.
With the information provided by the survey, you may reconsider your decision to purchase the property or use the unbiased findings to negotiate a lower price. For example, if the survey reveals that the property requires £15,000 worth of roof repairs, it is reasonable to request a reduction of £15,000 from the purchase price. Alternatively, you can request the seller to address and fix any identified problems before completing the purchase.
When considering whether to obtain a house survey, we recommend it, especially if:
You have specific concerns about any aspect of the property.
You are uncertain about the overall condition of the property.
You are purchasing an older or unique property.
The property has a thatched roof or is timber-framed.
The property is a listed building.
Keslake Road, Queen’s Park, North West London
Types of House Surveys
There are several types of house surveys available, each suited to different needs, budgets, and property conditions. It is worth noting that in March 2021, the Royal Institution of Chartered Surveyors (RICS) introduced new formats for home survey reports, updating the names and standards of previous surveys. Let’s explore the different types of surveys available in 2023:
RICS Home Survey – Level 1 (formerly known as the Condition Report)
The RICS Home Survey – Level 1 is the most basic and affordable survey option. It is suitable for conventional properties constructed using common building materials and in reasonable condition. This survey provides a “traffic light” rating system to indicate the condition of various parts of the building, services, and grounds. It highlights potential problems requiring attention and provides an assessment of their relative importance. However, this report does not include detailed advice or a valuation.
RICS Home Survey – Level 2 (formerly known as the HomeBuyer Report)
The RICS Home Survey – Level 2, previously known as the HomeBuyer Report, is a popular choice for most buyers of conventional properties in reasonable condition. In addition to the features of the Level 1 survey, it includes checks of roof spaces and cellars. The Level 2 survey also offers recommendations for further investigations when the surveyor cannot reach a conclusive assessment. It provides advice on repair budgets and future maintenance requirements. The Level 2 survey is available with or without a valuation. Opting for a survey with a valuation also includes a market value assessment, an insurance reinstatement figure, and a list of potential issues that could affect the property’s value.
RPSA Home Condition Survey
The RPSA Home Condition Survey, offered by the Residential Property Surveyors Association (RPSA), is equivalent to the RICS Home Survey – Level 2. These surveys are produced in a consistent and consumer-friendly format, independently checked for quality and consistency. The RPSA survey provides additional information, such as broadband speed, damp assessments, and boundary issues for your conveyancer to consider.
RICS Home Survey – Level 3 (formerly known as the Building Survey)
The RICS Home Survey – Level 3, previously known as the Building Survey, is the most comprehensive and thorough survey offered by RICS. It is recommended for properties over 50 years old, those with unusual designs, listed buildings, or properties in poor condition. This survey encompasses everything included in the Level 2 survey and provides detailed descriptions of potential or hidden defects in areas not inspected. It outlines the necessary remedial work, potential consequences of non-repair, and offers recommendations regarding priority and timescale for necessary repairs.
RPSA Building Survey.
The RPSA Building Survey is the highest level of non-invasive survey offered by the RPSA. It includes all the elements of the Home Condition Survey while providing more comprehensive descriptions of construction and defects. This survey offers insights into rectifying defects and highlights the consequences of neglecting necessary repairs.
Survey Costs by Type
The cost of a house survey can vary based on the type of survey, the size and location of the property, and the surveyor you choose. As of now, estimated costs for each type of survey are as follows:
RICS Home Survey – Level 1: £300 – £900
RICS Home Survey – Level 2: £400 – £1,000
RPSA Home Condition Survey: £400 – £900
RICS Home Survey – Level 3: £630 – £1,500 (or higher depending on the property)
RPSA Building Survey: Costs may vary
How to Choose a Surveyor
Selecting a reputable and competent surveyor is crucial to ensure the quality and accuracy of the survey. Here are some essential tips to guide you:
Shop Around: Obtain quotes from multiple firms and compare their services and pricing. Avoid solely relying on recommendations from banks, estate agents, or mortgage lenders, as these sources may not prioritise your best interests.
Check Accreditation: Verify that the surveyor you choose is a member of either the Royal Institution of Chartered Surveyors (RICS) or the Residential Property Surveyors Association (RPSA). Membership in these organisations ensures adherence to professional standards and ethical conduct.
Review Sample Reports: Request sample reports from potential surveyors to assess their quality and understand if they align with your needs.
Review the Terms of Engagement: Read and understand the Terms of Engagement provided by the surveyor. This document outlines what will be included in the survey and any limitations or exclusions.
Direct Communication: Ensure you have direct contact with the surveyor who will conduct the survey. This allows you to ask questions and seek clarification if needed.
Making the Most of Your Survey
To maximise the benefits of your house survey, it is essential to communicate your concerns and expectations to the surveyor. Before the survey takes place, discuss any specific areas or issues you would like the surveyor to pay attention to. While the surveyor will conduct a comprehensive inspection, sharing your worries ensures that no stone is left unturned.
Consider requesting to attend the last 10 minutes of the survey visit. This provides an opportunity for you to point out any specific concerns and ask the surveyor questions directly. Remember, it is your future home, and understanding every aspect is crucial for making informed decisions.
Keslake Road, Queen’s Park, North West London
Understanding the Role of a Property Surveyor
Property surveys should be conducted by qualified surveyors who are members of reputable accrediting bodies, such as RICS or RPSA. Local surveyors with expertise in the specific area and property type can provide valuable insights into market values and potential issues. When considering a surveyor, bear in mind that their knowledge and experience can greatly influence the accuracy and quality of the survey.
Survey Duration
The duration of a house survey depends on the size of the property and the type of survey chosen. While specific times can vary, as a general guideline:
RICS Level 1 survey: Approximately one hour
RICS Level 2 survey: Up to three hours
RICS Level 3 survey: Varies widely, potentially taking a full day
Queen’s Park House, Queen’s Park, North West London
Mortgage Valuation vs. House Survey
It is crucial to differentiate between a mortgage valuation and a house survey. A mortgage valuation is not a survey but a cursory assessment conducted by a surveyor to determine the property’s value. Mortgage lenders require a valuation to ensure that the property offers sufficient security for the loan. However, the focus of a mortgage valuation is primarily on the property’s worth rather than its condition. The cost of a mortgage valuation varies based on the property’s size, typically ranging from around £350. It is worth noting that some lenders may include free valuations as part of a mortgage deal, but it is important to prioritise the overall terms and interest rates offered.
In conclusion, obtaining a house survey is a prudent decision when purchasing a property. It provides an independent evaluation of the property’s condition, enabling you to make informed decisions and potentially negotiate the purchase price. By choosing a reputable surveyor and actively engaging in the survey process, you can unlock the invaluable insights that will contribute to a successful and sustainable investment in your dream home.
Building a home on your own land is a dream many people share. The ability to customise every aspect of your living space and create a place that perfectly suits your needs and desires is undeniably appealing. However, before you can embark on this exciting journey, there is one crucial hurdle to overcome: obtaining planning permission. Without it, your dreams will remain just that – dreams.
In this comprehensive guide, we will explore the intricacies of obtaining planning permission in the UK from the perspective of an experienced architect with 20 years of experience in a small, contemporary design-led architecture studio. With a focus on low energy and low embodied carbon designs, we understand the importance of sustainable and environmentally friendly solutions in today’s world.
Whether you are considering building on backland sites, Green Belt land, agricultural land, or brownfield plots, we will delve into the specific challenges and considerations associated with each type of development. By providing valuable insights and practical advice, we aim to empower you with the knowledge needed to navigate the planning process successfully.
RISE Design Studio achieved planning permission for Red Arch House in Kensal Rise, NW London
Section 1: Understanding Planning Permission
Before delving into the intricacies of specific types of developments, it is crucial to understand the concept of planning permission itself. Planning permission is essentially the agreement granted by your local authority to allow you to develop land for a building project or a change of use. Local authorities closely monitor all developments to ensure they align with their standards and vision for the area.
The National Planning Policy Framework (NPPF) provides guidelines to all local authorities, which they adapt and customise based on their specific circumstances. In most cases, obtaining planning permission is a requirement when creating a new home, whether it involves building from scratch, extending an existing building, or subdividing it to create additional living spaces.
While some home improvements may not require planning permission, it is essential to understand the procedure to maximise the chances of success. Typically, full planning permission is necessary for new dwellings, including self-contained annexes or entire blocks of flats.
RISE achieved planning permission for Red Arch House in Kensal Rise, NW London
Section 2: Building on Backlands
Backland development refers to building on land that is not visible from public areas, such as roads, and is usually located in already developed areas. This type of development, also known as urban infilling, can include building on a garden plot or a piece of back garden land. Backland development can be carried out by individual homeowners looking to capitalise on their land or by groups of homeowners collaborating on a development.
While backland development has faced opposition and criticism, it can be a viable solution for increasing housing stock in urban areas. If you are considering developing your back garden land or building on your property grounds, several crucial questions need to be addressed:
Is road access available? Easy access to the public highway is ideal for any building plot. If direct access is not possible, having a quick path under your control can still be acceptable.
Will the new building impact neighbours negatively? It is essential to consider factors such as blocking light or affecting neighbour’s’ privacy. Maintaining good relations with your neighbours and accommodating their concerns can significantly impact the success of your planning application.
Does your development include off-road parking? Unless your property is located in a town centre or near a train station, local authorities will likely expect you to provide dedicated off-street parking spaces.
What is the ecological impact of your development? Trees and local ecology must be considered when seeking planning permission for backland development. Conducting an ecological survey to assess the potential impact is often necessary. In some cases, compensatory measures, such as planting new trees, can help offset any negative effects on the natural environment.
To ensure the success of your backland development, careful consideration of local planning policies, architectural design, and collaboration with professionals experienced in this type of development is crucial. By addressing the concerns of both the planning department and the local community, you can increase the likelihood of obtaining planning permission without significant obstacles.
UK Green Belt construction, despite concerns for nature conservation, is possible under certain exceptions. Knowledge of these is vital for aspiring homeowners or developers planning projects in these areas.
Section 3: Building on Green Belt Land
Building on Green Belt land remains a contentious topic in the UK. While preserving the countryside and protecting nature and wildlife are valid concerns, certain exceptions exist that allow for development on Green Belt land. Understanding these exceptions is crucial if you wish to build your dream home or develop a housing project in a Green Belt area.
Green Belts are designated zones surrounding major cities, towns, and urban settlements with the primary purpose of preventing urban sprawl. However, not all Green Belt areas are idyllic open spaces; some include already built-up areas. It is important to distinguish between Green Belt land and other protected areas, such as Areas of Special Scientific Interest (SSIs), Areas of Outstanding Natural Beauty (AONBs), ancient woodlands, listed buildings, and flood risk zones.
Certain circumstances may lead to a successful planning application for Green Belt land:
Previously developed land: Some Green Belt land has already been developed. If you can demonstrate that your new buildings will have no more impact on the Green Belt than what was previously there, you have a good chance of obtaining planning permission. Agricultural buildings are not considered previously developed land, although there is a permitted development right to convert barns and stables into homes.
Infill developments: Building in gaps between existing properties in villages can be successful if it has minimal impact on the surrounding area. Such developments fill in spaces without significantly altering the character or landscape of the village.
Affordable housing provision: Meeting the need for affordable housing in rural areas can increase the chances of obtaining planning permission. If your plans align with the local housing plan and address the shortage of affordable housing, your application may be successful.
Exceptional properties: Under the National Planning Policy Framework (NPPF), “Paragraph 80 houses” may be granted planning permission if they enhance the appearance of the local area and compensate for any damage to the Green Belt through exceptional design and sustainability features. If you aspire to build a remarkable, environmentally sound home in a rural setting, this approach may be suitable.
Navigating the complexities of building on Green Belt land requires careful consideration of local policies, understanding the unique circumstances of the land in question, and developing designs that respect the surrounding environment. Consulting with architects experienced in Green Belt developments can help you craft plans that align with local requirements, increasing your chances of obtaining planning permission.
With UK farming in decline, unused agricultural land is becoming available for residential development.
Section 4: Building on Agricultural Land
While many people perceive agricultural land and Green Belt land as similar, the distinction is essential. Agricultural land serves the purpose of food production and other agricultural activities. However, with farming on the decline in the UK, some agricultural land is no longer operational, opening up opportunities for residential development.
Building on agricultural land is not a straightforward process, and it is crucial to understand the challenges involved. The cost of agricultural land without planning permission is significantly lower than that of comparable plots with planning permission. However, assuming that purchasing agricultural land, obtaining planning permission, and making a fortune is a straightforward path is a high-risk gamble.
To increase your chances of success when building on agricultural land, consider the following steps:
Research local housing policies: Understanding the local council’s policies on housing, especially those addressing the housing shortage, can provide insights into sites where development is likely to be approved. If your land is on the edge of a town or within a strategic development area, it may have a higher chance of obtaining planning permission.
Participate in the call for sites: Local councils periodically review their local plans and call for sites to be submitted. This process stimulates landowners and developers to propose potential development sites, including agricultural land. Preparing your land in advance by working with an architect specialising in agricultural property development can ensure you are ready to submit your site during the call for sites process.
Assessment and local plan review: The council will assess the submitted sites through several stages to determine the most suitable options that align with environmental, economic, and social considerations. The selected sites will be included in a draft document as part of the local plan review, and public input will be sought to determine the best options.
Building on agricultural land requires careful consideration of local planning policies, economic viability, and the long-term sustainability of the proposed development. Engaging with planning consultants who specialise in agricultural land development can provide valuable guidance and support throughout the process.
Developing brownfield land, which includes more than just abandoned factories or wastelands, is increasingly viewed as a solution to the housing crisis.
Section 5: Building on Brownfield Land
Building on brownfield land is gaining attention as a potential solution to the housing crisis. Brownfield land refers to previously developed land, encompassing a wide range of sites beyond abandoned factories or wastelands. However, it is important to note that brownfield land does not automatically mean unused or environmentally degraded areas. Many previously developed sites can still possess natural value and require consideration of ecological impact and heritage preservation.
Advantages of building on brownfield land include:
Planning policy considerations: Planning applications for brownfield sites can often be more straightforward due to the recognition that previously developed land is suitable for development. However, this does not eliminate the need to address other factors such as access, parking, neighbour’s’ concerns, and ecological impact.
Availability of land: The National Housing Federation’s comprehensive map provides a valuable resource for identifying brownfield sites across the UK. Investing in property development on brownfield land can offer opportunities to transform underutilized spaces into vibrant communities.
Building on brownfield land requires careful assessment of the site’s suitability for residential use, including access, infrastructure, ecological impact, and local planning policies. Collaborating with architects who understand the intricacies of brownfield development can help you navigate the planning process effectively.
A one bed house on a backland site in Brent
Conclusion
Building your dream home on your own land is an exciting prospect, but it comes with the challenge of obtaining planning permission. By understanding the specific requirements and considerations associated with different types of developments, you can significantly increase your chances of success.
Whether you are exploring backland development, Green Belt land, agricultural land, or brownfield sites, it is crucial to work with professionals experienced in the respective areas. Architects and planning consultants can provide invaluable guidance, ensuring your plans align with local regulations, address ecological concerns, and respect the surrounding environment.
At RISE Design Studio, we are a RIBA chartered architecture practice with extensive experience in residential extensions, conversions, and new builds. Our focus on low energy and low embodied carbon designs aligns with the growing emphasis on sustainability and environmental responsibility.
If you are considering building on your own land, we are here to help you navigate the complexities of planning permission and turn your dreams into reality. Get in touch with us today to discuss your project.
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003
According to the World Green Building Council, the built environment is currently responsible for 39% of global energy related carbon emissions, split between operational (28%) and materials and construction (11%).
In Europe, the construction sector accounts for 40% of the continents energy and CO2 emissions, more than aviation and shipping combined.
As we reported in our previous blog on Eco Homes, emissions have hit a new high in the sector, and it is the largest single contributor to greenhouse gases with the gap growing between its current standing and the decarbonisation targets of 2050.
Mill Hill House, North London – Designed with superior windows, ventilation with heat recovery, quality insulation and airtight construction.
With projections that the world’s population will reach 10billion by the middle of the century, leading scientists have stated we can only support 0.5 to 1 billion in terms of resources and emissions if drastic change does not occur.
Whilst many of us think of emissions resulting from the operational use of a building, the heating, lighting, cooling etc it is the upfront carbon emissions or embodied energy and its reduction that is critical as we look to achieve net zero.
In this article we examine this very topical and critical issue in the fight against climate change. As architects, how can we reduce the embodied energy of a building at the design stage, ensure sustainable development, and create buildings which are truly low carbon?
What is embodied energy?
When looking at the total whole life energy of a building and the resultant emissions, it comprises operational energy and embodied energy.
Operational energy is that used through the consumption of heating, lighting, cooling, electricity etc.
To date Government legislation and the general focus has been on reducing the operational energy of buildings, through using renewables such as solar, heat pumps, triple glazing etc and a shift away from fossil fuels.
As we strive to meet net zero targets by 2050 and aim to achieve a 68% reduction in carbon emissions by 2030 the spotlight is now on embodied energy.
When it comes to a definition it is best described in the Climate Emergency Design Guide published by the London Energy Transformation Initiative 2020 as ‘the carbon emissions associated with the extraction and processing of materials, the energy and water consumption used by the factory in producing products, transporting materials to site and constructing the building.’
More simplistically, once a building is complete it embodies all the non-renewable energy and ‘upfront’ emissions associated with its build, from the extraction, processing, manufacture, and transportation of materials through to its eventual maintenance (in-use stage) and demolition/disposal (end-of-life).
It is for this reason that it is sometimes referred to as an invisible threat or even by some as ‘the dark side of the construction industry’ as unlike pollution coming from factories, cars, and homes you cannot see it, and that is what makes it so dangerous to the future of the planet as our population expands.
It can be defined in two separate ways dependent on how you are assessing it:
Cradle-to-site this approach looks at the processing and manufacturing of all individual building elements up to transportation to and assembly on site.
Cradle-to grave – the energy consumed by a building throughout its life. This approach can be broken down to the initial energy required to produce a building; that needed to refurbish and maintain the building, and that required when it is demolished. This does not include operational energy.
How do you measure embodied energy?
The more highly processed a product the greater its embodied energy whereas a sustainable material or product has low levels. Cement production for example counts for 5% to 7% of global emissions with one ton releasing 900kg of carbon into the atmosphere whereas.
The UK construction industry is the largest consumer of resources, consuming more than 400million tonnes of material a year with this accounting for around 10% of UK carbon emissions.
As buildings and other projects in the built environment are made up of diverse types of materials utilising various construction systems there are varying levels of embodied energy which makes calculation complex.
Even if you use the same product, the efficiency of the production processes, the sources of energy and how the materials are transported can differ greatly. In addition, varied materials and products have different capacities when it comes to reuse and recycling.
As you would expect International Standards have been developed for reaching a calculation these include ISO 14067:2018 Greenhouse gases – Carbon footprint of products – Requirements and guidelines for quantification.
Any calculation tends to be performed as a subset of a Lifecycle Assessment Framework (LCA). This widely used tool assesses the environmental impacts of processing systems and decisions related to the life cycle of a product or service (cradle-to-grave) by:
Assessing and compiling an inventory of energy, waste, and material inputs and environmental releases related to a particular product or service this will range from the extraction of raw materials, refinement, manufacturing, and transportation to site
Evaluating the potential environmental impact of these inputs e.g., global warming and emissions
Interpreting the results to help shape and inform any design and planning decisions
There are also a range of databases available which provide information on the embodied energy of a wide variety of materials used in construction, such as the Environmental Performance in Construction (EPC) Database produced by the University of Melbourne.
As an approximation and according to the Climate Emergency Design Guide per average building, 64% of the embodied energy comes from the product and materials used, 25% from maintenance and replacements, and 8% from transport.
How can architects help to reduce embodied energy?
With greenhouse gases emitted at every stage of the construction cycle and an increasing sense of urgency, the UK design and build community has stepped up to the challenge of combating embodied energy, re-thinking design, and making a positive impact on the world around us.
As a RIBA Chartered Practice we follow the RIBA plan of work which has embedded sustainability outcomes across all eight stages, we are also committed to the RIBA 2030 Climate Challenge and Architects Declare both of which are placing the climate emergency front and centre.
Alongside this we have formed a close working relationship with expert sustainable design and construction consultants Eight Versa who specialise in building performance analysis, ecology appraisal and enhancement, and environmental assessment.
These activities and our continued professional development in the field will help us to ensure we continue to design with a climate conscious and forward-thinking mindset, creating efficient, attractive, and effective buildings which in their selection of materials and processes help to reduce embodied energy and our carbon footprint.
With sustainable building beginning long before construction, the initial design stages have a major part to play, and we look to incorporate the following where appropriate:
Utilising alternative materials such as timber, hempcrete and rammed earth which all have low embodied energy content
Limiting carbon-intensive materials such as aluminium and plastics
Sourcing materials close to site to reduce transportation
Considering the reuse, recycling, and salvaging of materials from other projects where applicable such as brick, metals, concrete, and wood
Striving for maximum structural and space efficiency thereby limiting the quantity of materials needed for construction without of course reducing the end quality
Designing for the reuse and recovery of the building, when you destroy a building the total of its embodied energy is wasted to then start all over
Designing for future use, thinking about the ways a building can be adapted throughout its lifespan to reduce retrofit
Looking to limit materials used in finishes i.e., rather than carpeting, polished concrete flooring utilises the existing structure as does unfinished ceilings
Reducing waste with approaches such as off-site construction
It is important to achieve a balance however when designing buildings which use materials with low embodied energy as they may require higher operational energy in terms of heating and cooling and vice-versa.
For example, using substantial amounts of thermal mass such as concrete which as we have seen in high in embodied energy can reduce operational heating and cooling needs in homes that are well-designed and insulated, and which incorporate passive design principles.
As the global population increases, reducing the amount of embodied energy in buildings is critical to our future.
Whilst those within the built environment have embraced the move towards lowering operational energy related emissions, combatting climate change means we must now do the same at every life-cycle stage of a building.
Radical and co-ordinated thinking is required if we are going to tackle this emergency as an industry.
Please contact us at mail@risedesignstudio.co.uk to discover more about the steps we are taking and how they can benefit your project.
If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003
Projected population levels according to the UN will reach 8.6billion by 2030, with 96000 affordable new homes needed to be built daily to house the estimated additional three billion.
It is expected that the creation of these homes will be in urban areas, with resulting megacities, a modern phenomenon in which 630million will live in forty cities worldwide.
These are eyewatering statistics, and they present a pressing question for society.
As we face an ever-ageing population, unaffordable housing, and drastic population growth, how do we create buildings which meet this demand but in so doing do not contribute to the colossal environmental damage caused by the built environment?
In this blog we examine the rise in popularity of timber construction to find out how ‘using wood for good’ could be the answer.
Climate change and the global housing crisis
When it comes to climate change, we are at a defining crossroads, and the built environment has a crucial role to play in where we go from here.
Globally approximately 20% of greenhouse gas emissions come from building materials and related construction, with another 27% from the operations of these buildings.
To create what is needed in terms of housing and infrastructure without a catastrophic effect on our environment would appear to be impossible.
There is significant pressure therefore on the construction industry and everyone involved to find alternative building materials to cement and concrete, which in themselves account for 11% of gas emissions, iron, and steel another 10%.
It is this very real scenario that has led to the accelerated interest in the use of timber as a viable construction and design option and a climate friendly solution to what we now face.
The history of timber in UK construction
One of the oldest known building methods, we can trace the use of timber in UK construction back centuries, with archaeologists discovering remains of timber framed homes dating back as far as 10,000 years.
This was in part down to the plentiful supply of strong and durable English Oak which lasted until the 17th century when it became required for ship building.
The Great Fire of London in 1666 and the subsequent London Building Act 1667 saw timber facades banned in the City of London and stated the use of masonry in its place, this meant that certainly in the capital its use faded.
Such was the power of this legislation that the use of timber within the City of London all but vanished until the redevelopment of the Globe Theatre in 1997, a building constructed entirely of English Oak with no structural steel.
However, throughout the rest of the UK timber remained an important building method from the 1600s until the Victorian era with the renaissance of brick and stone, and the Industrial revolution which saw mass produced concrete, iron, and steel replace it as ‘practical, affordable, and feasible’ alternative.
Timber use in the modern world
The 1990s saw the advent of Cross Laminated Timber (CLT) first developed in Austria and championed by researcher Gerard Schickhofer through his work at Graz University’s Institute of Timber and Wood Technology, the Institute he began in 2004.
His work on the potential of these laminated timber panels placed perpendicular on top of each other culminated with his theory-focused thesis in 1994.
He compared its behaviour to that of plastic panels, focusing on cross layering of wooden panels which up to that point had received little in the way of engineering focus. It was through this research that he discovered the potential such timber materials had for commercial use.
This research work came at a time when other people were looking into timber panel systems, including Merk a Bavarian timber company, and Pius Schuler who subsequently set up a company specialising in three panel systems for domestic housing.
Schickhofer’s research examined the strength, optimum pressure, and application of the panels and their different configurations, to meet technical standards and European strength grades. It also looked at which adhesives would be most effective.
The results of the testing were submitted in mid-1996, with approval for further research and the first CLT production granted by the Austrian Government in 1998.
Early use saw it incorporated into bridge projects such as the Kohibacher bridge, and operational production lines coming into place. This led to the testing and development of pilot, regional and national CLT projects including the Federal Forestry HQ in Vienna.
The early to mid-2000s saw Germany, Norway, Sweden, and the UK through the pioneering company Eurban look to develop large scale solid timber projects.
Widely used across Europe, Australia, and Japan, momentum is now gathering in the USA with CLT incorporated into International Building Code in 2015.
Here at RISE Design Studio, we recently designed a zero-carbon sustainable yoga retreat in Norway’s Lake Krøderen, using a timber frame construction which perfectly complements its mountain and lake setting.
The world’s tallest CLT building is currently Brock Commons at the University of British Columbia, 174feet high, the 35 story Baobab building in Paris is underway and research is progressing to build an 80 story timber framed structure a ‘plyscraper’, Oakwood Tower in London.
What is Mass Timber?
Mass timber is engineered wood, a next-generation forest product which is natural and renewable.
It involves attaching softwood (pine, spruce, or fir) or hardwood (birch, ash, or beech) together to form thick compressed panels or structural elements such as posts or beams.
Lamination, adhesives, or fasteners holds the panels together. This results in timber that is strong, fire-resistant, and lightweight.
Mnaufacturing for load bearing wall, roof and floors, tends to happen off-site particularly for taller wood building projects.
There are two types of mass timber:
Cross Laminated Timber (CLT) – this is the most popular type of mass timber. It is formed by compressing three to nine dried lumber boards cut from a single log into bonded together layers. The grain in each lies perpendicular to each other.
Adjustments to the depth of each panel occur by changing the number of layers and multiple panels that are joined together. It is this structure which gives it strength allowing its use for floors, walls, ceilings, and buildings.
Glue Laminated Timber (Glulam) – here the lumber boards are arranged with the grain running in the same direction. Used mostly for beams and columns, it can be readily formed into curved shapes.
There are other forms such as dowel laminated timber, nail laminated timber, and parallel strand lumber.
What are the advantages of mass timber in construction?
Increasingly mass timber is seen as a safe and real alternative to traditional building methods which use concrete and steel.
With the Paris agreement setting targets to restrict global warming to 1.5degrees, one of the most prolific advantages is that mass timber can reduce a buildings carbon impact and in turn lower greenhouse gas emissions.
A number of experts advocate this approach most notably scientist Hans Joachim Schellnhuber founder of the Potsdam Climate Impact Research Institute and Bauhaus Earth.
It is his belief that in harvesting timber to build the cities of the future, you achieve the promotion of forest growth, and substantial amounts of stored carbon can be held in buildings for the long term. This is due to trees ability to absorb and store carbon in their trunk for hundreds of years, even after felling and manufacturing takes place.
Bauhaus Earth’s cemented its focus on the rapid transformation of construction as it relates to environmental impact taking it from ‘climate villain to climate hero’ at their ‘Reconstructing the Future for People and Planet’ conference held at the Vatican in June 2022.
The fundamental approach is that by building with timber you are creating a carbon sink whereby more carbon is absorbed than released. Sustainable forestry practices would see the associated growth and preservation of forests themselves the largest land-based carbon sink.
Recent academic research as published in the Journal of Academic Engineering in July 2022 supports this. It states that there is approximately a 40% reduction in carbon footprint when using CLT in comparison to traditional materials on a multi-story project.
There are also lower emissions associated with the production and manufacturing of a wooden building as opposed to one made from steel or concrete. End of life disposal when the building use ends also results in less emissions when compared to a traditional build. Some research states 50% to 80% less.
Other key advantages of working with mass timber are:
Buildings constructed faster with less waste, less noise, and lower labour costs as panels are cut to the precise size off-site and delivered when required avoiding on-site disruption
Working with sustainable forestry practices ensures that weak or younger growth trees with smaller diameters can be used, allowing older trees to be left intact for healthier forests
It results in buildings which are aesthetically pleasing as they combine architectural creativity with mother nature. Take for example London’s Olympic Velodrome or the Glulam arches on Sheffield’s Winter Gardens
They can enhance an occupant’s feelings of wellbeing with their closeness to nature
Surprisingly, large, and compressed masses of wood are difficult to ignite. Steel frames are often surrounded by casings of CLT. This outer layer of timber will burn effectively, self-extinguishing and shielding the interior, allowing the structural integrity to remain for several hours
Timber construction in London and the UK
It would appear in recent years,’ that London has embraced timbers sustainable and aesthetic benefits as illustrated by a variety of high-profile projects:
Hackney’s Dalston Lane development, at the time of build, the first tall urban housing project constructed entirely from prefabricated cross-laminated timber
Black and White Building, central London’s tallest mass timber office building
The proposed Oak Tower
The 2021 approval for Transport of London to build a 17-storey hybrid timber office in Southwark
However, in September 2021 the London Mayor announced a set of conditions for those applying for cash from the new Affordable Housing Programme that mean combustible materials are not now used in external walls.
This limits the use of mass timber products including CLT, grouping them together with combustible cladding.
There are those within the architectural and design industry that view this as a step backwards, with concrete and steel yet again the ‘go-to’ and timber pushed aside without proper consideration given to implementing new standards and regulations when it comes to its safe use.
Elsewhere in Europe and the UK, timber frame construction for new homes continues apace. From bespoke residences in the Isle of Skye to stackable homes for the homeless in Wokingham.
In Scotland, where 2025 targets are for all new build homes to be ‘zero carbon ready’ over 85% of those properties new to the market have timber frames.
Why you need an architect for your timber frame construction
With more individuals considering timber frame construction for their bespoke residential or commercial projects, it is important to look at the benefits an architect will bring to the design and the overall result even when using a prefabricated frame.
They will help to tailor the design to the plot and its surroundings, ensuring that the finished build is reflective of nature down to the fixtures and fittings used
In line with the above they can advise on the best location for the build to achieve the optimum results in terms of views, shading, sunlight etc, which is beneficial in terms of energy efficiency and sustainability goals
They will help to guide you through the entire design and planning process ensuring consistent and clear dialogue with the local planning authority
They can advise on any potential issues and work around them accordingly
When using an architect familiar with timber design construction such as here at RISE Design Studio, they will help to bring your ideas and vision to life working to your budget in terms of size, style, and layout
Working with the timber frame construction company they will ensure the coordination of plans to achieve a successful outcome
They can act as a project manager throughout the duration keeping it on track in both a timely and financially efficient manner
The benefits of mass timber when it comes to construction, the environment and the future of the built environment are far reaching. It represents a forward-thinking approach, a socially responsible way of constructing and a high performance and innovative way to navigate the challenges we face.
Whilst some remain doubtful that it can take on the might of concrete and steel, it appears that mass timber is not only here to stay but will indeed prove to be a worthy competitor, and one we may not be able to do without.
For further information on timber construction and design please contact mail@risedesignstudio.co.uk or give us a call on 020 3290 1003
