Helpful information

Foundations

Out of sight, and out of mind, foundations are often an expensive pitfall for the unwary. With sufficient investigation of the site beforehand, there should be no need for cost escalations due to “difficult ground conditions.”

The most basic form of investigation is the “trial pit” survey. Click here to download our guidance notes.

There are many types of structural solutions available, and the selection and design of the appropriate one depends on the collection of the right data, expertise and a bit of local knowledge and experience.

In the Fenland region, soft peat and weak clay soils are a characteristic feature, and we specialise in dealing with these. The Guide to Foundations in Fenland
http://www.fenland.gov.uk/ccm/content/building-control/downloads/guide-to-foundations-in-fenland.en
is a useful summary, available to download for free.

In most parts of our area, clay soils in the presence of trees can be susceptible to subsidence or heave, due to shrinkage or swelling caused by changes in the moisture content of the soil. The forces generated can be enough to lift up a building by 150mm (6”) or more! Modern design usually follows the codes of practice defined in the NHBC Standards, based on research at the Buildings Research Establishment and a long history of insurance cases.
We aim to satisfy these requirements for your project, to ensure a long and trouble-free life for the building at the most economic overall cost.
For existing buildings, where subsidence damage is suspected, we can undertake investigation and monitoring, and present a report and proposals for repairs as necessary, perhaps as required for an insurance claim.
 

Walls (and Party Walls)

Our primary concern, of course, is stability and strength under the whole range of loads and environmental stresses experienced throughout the life of the building.
This may be affected by proposed alterations or requirements of the design that depart from the traditional “four-sided box” upon which the standard tenets of the Building Regulations are based. Even the British Standards can be a little ambiguous in their meaning, so our experience is useful to ensure the correct and most economic interpretation is applied to the design.
Inevitably, new or modified buildings may involve excavating or building near to site boundaries, and the owners of the adjoining properties have rights under the Party Wall (etc.) Act 1996. A useful guide to the implications of this Act is published by the Department for Communities and Local Government on the Planning Portal and is available to download for free.
http://www.planningportal.gov.uk/england/genpub/en/1115314019877.html
http://www.planningportal.gov.uk/uploads/br/BR_partywall_explain_booklet.pdf
While we do not act as Party Wall Surveyors on behalf of the property owners, we can provide the necessary structural information to support Party Wall Notices and advice and support as required to assist with a satisfactory agreement.

 
Building Regulations

With all building work, the owner of the property (or land) in question is ultimately responsible for complying with the relevant planning rules and building regulations (regardless of the need to apply for planning permisison and/or building regulations approval or not).
Therefore, failure to comply with the relevant rules will result in the owner being liable for any remedial action (which could go as far as demolition and/or restoration). The general advice is to always discuss your proposals with the relevant Local Planning Authority and Building Control Service before starting work. (Source: DCLG)
Your architect usually deals with planning permission, and at this time the preparation for Building Regulations application normally involves instructing an engineer to carry out their structural design work.
There are three ways of obtaining Building Regulations approval, either through the Local Authority Building Control service (LABC) or an independent Approved Inspector.
Full Plans approval (as distinct from Planning Permission) is applied for up to eight weeks in advance of starting construction, and is supported by a complete package of drawings, specifications and structural calculations compiled by the architect. This is the normal route for new buildings, extensions, loft conversions and the like.

The Notice of Works (or Building Notice) is intended for smaller alterations, such as insertion of a lintel into an opening or removal of a chimney stack, for example. This may be applied for soon before starting work, but it is best to have had the structural design carried out in good time, to avoid delays.
A Regularisation application is needed to ensure that work previously carried out (perhaps prior to purchase of the property) is compliant with the Building Regulations. Structural input may be required in order to justify the existing construction, or to specify upgrades as necessary.
In each case, a successful application will be accompanied by regular inspections by the Building Inspector, followed by the issue of a Certificate of Completion. Queries raised by the inspector relating to structural matters will be handled by us (see our Terms of Business for details).