Majorworks Step DetaileD Design 7


anDplanningconsent Thenextstage of theprojectwillinvolve the preparationof a detailed set of proposed and existing elevationdrawings and sectiondetails throughthe original andproposedunits in order to gain planning consent. Depending on the sensitivity of the building and/or its locality theapplicationmayrequire significant supporting informationin the formof specialist reportsand supporting statements. There are no automatic rights to replace


windows in blocks of flats under planning lawaswould be thecaseformost private houses,The planning authorities’ consent will be required forall butdirectlike-for-like replacementofunitswhere, forexample,a rotten frameisreplacedinits entirety butto precisely thesamedesign,materials, size and colour. Listed buildingsnaturally add further


complications to the planning aspects of any project, as do those blocks located in a conservation area. Dependingonthe building type and


location, theremay be aspectswhich require negotiation,amendments or similartoget schemesapproved andinsomecases itmay be advisabletoconsiderusing aspecialist planning consultant. If thebuilding is held on aheadlease froma


superior landlord then thelandlord’sconsent will also need to be obtained,althoughin most cases this will notbeforthcoming untilplanning approval is obtained.Inafew cases, thesuperiorlandlord mightrequire amendments that impact on theplanning application and a degree of consultation and amendmentmight becomenecessary to satisfy all sides asmatters proceed. It should be notedthatplannersmay be


particularly interested to knowwhetherall windowswillbechanged at once orwhether thereisanopt-in-or-out approachwheresome residentsmay choose to retain theirexisting windowswhile others replace them.Where theplannersinsistonnew unitswhich closely match the appearance and configuration of existing ones,itmay be importanttoavoid an unpleasant ‘mis-match’appearancearising before thelastunits areeventuallyreplaced. Conversely the plannersmay be more open to acceptingaradical changeiftheyare satisfied that the end result will be uniform throughout.


Step BuilDingRegulations 8


anDsafety compliance Once the project has planning and landlord’s consent(whereapplicable) thedesignand specification canbefinalisedand building regulationsapproval sought. Where doorsand windowsare being


replaced, building regulations compliance is concerned with a range of issues including: n thermalefficiency


Flat Living Issue 17


n ventilation n glass safety n safety concerning falls fromheight n fire resistance andmeans of escape n structural stability n disabled accesscompliancefor doors(where applicable). Assuming thewindows anddoors chosen


areappropriate forthe building in question, meeting these requirements should be relatively straightforwardunlessthe building is listed or located in a particularly sensitive conservation area,which dictates theuse of specificunitswhichfallshort ofmodern standards. In such cases thereisusuallya trade-offbetween theplanning andbuilding regulations. Acertain degree of dispensation is also provided for circumstanceswhere buildingsbyvirtueoforiginaldesign, cannot reasonably be adaptedtofullymeet current standards As well as satisfying thebuilding


regulations,awindowreplacement project should also comply with the Construction (designandmanagement )Regulations 2007. This involves theappointment of aCDM Coordinatorwhowillassessthe designofthe windowsand theirinstallationtominimise safety risksbothduringthe projectandwhen theunits areinuse.The CDM-Cshouldbe appointedatthe sametimeas theplanning applicationisbeing prepared in order to


particularly interested toknowwhether


all windows will be changed at once...


advise on anyaspects of safetywhichmight have abearing on appearance andwould thereforemateriallyaffect theschemetobe put forward for approval. If the decision is takennot to appointaCDMcoordinator then the project runs the risk of falling foul of theplanning authoritiesonthe groundsof safety andare-submissionmay be required at additionalcost.


Step finDingthe 9


Right contRactoR Once allthe necessary approvalshavebeen given, theschemecan be putout to tender. If youare usingaprofessionalconsultant tomanage theschemefor you, he or she willmanage this processfor you, assessing thetenders to ensure that thespecification forthe job has been properly priced on a like-for-likebasis.Ifyou live insmallblock andaremanaging your ownproject, you should stillfollowthe samerules: between threeand five contractorsshouldbeinvited to bidfor theworks;ensurethatyou talk to a range of different companieswho are


Plannersmay be


CardoeMartinBurrLimitedarean independentprivatepracticeofchartered buildingsurveyorsbasedinNewCavendish StreetW1.Thecompanycoversthefullrange ofbuildingsurveyingservicesbuthasa particularspecialisminworkingwithblocks of flatsdealingwithmajorworkprograms, plannedmaintenancereportsandindividual defectsinvestigation.


Formoreinformation, contactKevin MarshallBSc(Hons)MRICS,Managing Director on either 08002335320 or kevin.marshall@cardoemartin.co.uk


qualifiedtocarry outthe work,aremembers of FENSAand canprovide youwithevidence of their suitability for the job (see page26 of this issue for more on choosing the right contractor). An importantconsiderationwhichaffects


theway thecontractdocuments aredrafted will be howthe schemeis to be implemented. Arethe worksgoing to be offered as an option for lessees to participate in as part of a wider schemeof external repairs? Inwhichcase theway inwhichthe contractor will be paid needstobemade clear. To achievebest value an idea of thelikelynumbers participating will be needed so as to take advantage of any economies of scale. The contractor will need to evaluate howlongthe job will take to allow for scaffold charges and other overheads.


Step Don’t foRgetaBout 10


the inteRnal DecoR Dependinghow theschemeistobecarried out, careful considerationneedstobegiven to howinternal‘making good’istobeaddressed. If theflat owners aretoenter into individual contractsdirectlywiththe installers,they should ensure they have aclear quotation setting outexactlywhat is andisnot covered. Consider undertaking one or two trial window replacements before thestart of themain contract .Thisenables thelandlord andthe residentstoidentifyinadvance thelevel of internal damage that is likelytobecausedand to determinethe levelofredecorationthatflat owners can expect. Asmallamount of damage around a


window couldrapidly escalate into asituation where the entire roomneeds redecorating asamatch betweenold andnew paintor wall coveringsisimpossible.Thismay seemextremebut it canhappensoitshould be established well in advancewhere the landlord’sorcontractors’obligationswillend so appropriate provisions can bemade in the budget and ongoing disputes avoided.●


43


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cutoutanDkeep


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