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Renovating Design Dilemma Kitchens

Architect or designer

7 years ago

Hi,

Can someone please advise what the benefits of getting an architect are (sorry if this is a stupid question). We have had a meeting with a builder and he said we don't need one but will need a structural engineer. I am thinking of getting a designer to present some ideas instead of an architect- or should I go for the architect? I feel a designer would be more detailed. I'm definitely going for one to help me with the layout. I am having a single story rear extension to create an open plan kitchen living room. Thanks

Featured Answer

Jonathan

7 years ago

Think it depends on how big you are building. If your extension is within permitted development you don’t need planning permission. Even if you are building big you can get planning with hand drawn plans so you don’t actually need and architect or an architectural technician.
You are likely taking out a chunk of the back wall and you will need a steel and the structural engineer will help with this. You might like a designer/ concept planner to help with the creative side of things and helping you to visualise options.
An architect would be invaluable if you are building in an area with building challenges or if your existing house is non standard construction or if you want the new extension to be unconventional as their technical expertise will be invaluable. You might want an architect if planning in your area is a challenge and you need help navigating listed building consents or tricky planners. You might want an architect to take on a project management role or to help with issues with drains or party wall agreements- even if you decide not to use an architect you may decide to talk to them to better understand the services they offer.
Lots of people build a modest room on the back of the house and don’t have an architect and don’t need planning permission. For peace of mind they may choose to apply for a lawful development certificate (LDC). This is not the same as planning permission but is proof that the building work is lawful.
Remember that even if you don’t need planning you will need building regs (which you have to have to later sell the house)- you are ultimately responsible but you may be able to agree upfront that this is the builders responsibility.

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Comments (6)

PRO
User
7 years ago
Hi

If I understand you will be having new extension , it is non existing now?

If yes, I will suggest to get in touch with architect unless your builder co-op with one. Builder job is to follow architect plans , otherwise you could find out a lot of things not exactly correct with regulations. This is about extension. In case of planning the kitchen speak with designer and make plans as soon as possible so any kind of alterations to the extension can be done at early stages. Ideally share details of the designer to architect and architect to the designer.

Good luck with your project
PRO
User
7 years ago
A concept planner and a structural engineer would almost certainly be the cheaper option. If you had an Architect he would still need to get the engineers calculations, but would I believe do this as part of their fee. If you are submitting plans, just check that your concept planner can drawer these up for you as they are what you need to submit to the planning department, or you could end up paying a third person.

Ask Karen at OnePlan ( Concept Planner ) what she can do, she's an invaluable source of info and I know that she replied to one of your other posts...................She'll definitely steer you in the right direction.
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Hi Paula, Wow loads of great advice already ! I'd suggest you ask your builder if he can recommend a structural engineer, that he's worked with previously, to come and view the stack - it may be that by extending the thick nub on bottom left of that area marked, that you can then put one beam across to support above? ( but I'm not a SE - so you will need on site advice for this !!) I'm the concept planner that Minnie added the link for ( thank you Minnie !!) We sell purely design, no product. So charge for our services, rather than making a mark up on what you buy, like a showroom would. (We have a few types of service - the most expensive, for a project this size, is about the same cost as a good dishwasher) But that does mean you get a PDF with all the plans/elevations/colour perspectives, panoramics and item listing to shop around with, which means you can compare like for like and negotiate great deals with showrooms/studios/even online suppliers of kitchen furniture and appliances etc. We can even supply colour A3 prints, if you want, too ! So we are a bit different to a free studio service - but can work well for busy people who want an input into the design stage ( we have a service that involves you throughout the design process over a five day period) and those who want to approach a few different studios or online suppliers to quote, but that don't have the time to deal with several site visits from several designers and to sit through several presentations that are all different - so it becomes a bit confusing to see who's offering the best deal ! You simply email them your design PDF - or drop them in a printed copy, ask for their best price as you are shopping around. All they need to do initially is price it - so much easier for the studios too ! Anyway enough of the 'sales pitch' from me ! Best wishes for your project, which ever route you choose ! :-)
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I agree with both. Plans can be very important and can save on massive things like time, costly mistakes and mis-communications. However.. this doesn't seem like very complex project (as Jonathon says) so I wouldn't think they would be required / be essential. I would look at what is involved in the job with the builder first, how well you work together and judge if they are needed to ensure it run smoothly - i.e have you worked with the builder before? does he usually work from plans? Lastly, even if you do need plans the normal fee's of an architect are not always the cheapest. If you know what you require and what is involved and purely need them for measurements for contractors to work to (to ensure door positions are as you would like and so on) and to ensure you ideas are put across correctly.... then an architect technician or concept planner (like me) would be cheaper. It then comes down to how good the 'mates rates' are that they have offered you. Best of luck with your project, Gina
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That’s just what I’m saying .... I wouldn’t let my builder choose my taps. Some choices need to be made solely by you because everyone’s opinion is different. I presume you’ve already chose a builder from what you’ve said. There are builders out there who work as Project Manager too. My husband does it and is currently doing something very similar to what you describe His current Contract is around £80k so a lot or work involved with walls coming down, RSJs going in, flooring, new kitchen. He has advised his customer and led them in the right direction but personal choices such as light fittings and kitchen fascias have been made by them. In short what I’m saying is you choose your more personal items and let the builder offer his experience for the construction side of things.
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PRO
Barry Chambers MSGLD
7 years ago
There are different types of Architects and different types of Designers. I would talk to a few people and get their rates along with idea of how they work. Some will see their job in a very practical way, at the other end of the scale sometimes Designers can be all about the look without due consideration for the way you will be living the space.

An Architect might well have ideas about how to arrange the main structure and windows, doors etc. more usefully than the current plan. That's not to say that a Designer wouldn't also look at that but most of them, I suspect, would just work with the proposal you have for the building. Small changes might make a big difference though.

Anyone will be happy to talk on the phone. Some will charge for a consultation and others won't, some might decide about that whilst you are telling them about the project!! If the consultation fee isn't huge it might be worth talking to one or two 'onsite'.

Fees can vary a huge amount, as can the experience, knowledge and qualifications of the person you are dealing with. We tend to expect these things to be on proportion to each other but very often they are not at all. I recall speaking to a winner of 'Best in Show' at the Chelsea Flower Show who said that after winning he found that one client had gone to someone else, believing that he would be too expensive and actually paid more than he would have charged. That was for a garden design of course but the two scenarios are becoming increasingly similar.

It is worth asking about insurance. A professional should carry Professional Indemnity Insurance. Everyone tends to assume that all professionals do. Unfortunately this is not the case. It pleases me when clients ask about this.
PRO
Create Perfect
7 years ago
Hi Rhian,

Yes a designer would be more detailed... and we stay with you longer. I personally see my projects from the start right through until competition. Being on hand is invaluable to my clients as the whole process can be somewhat over-whelming at times and often presents questions along the way.

It really depends what you need and what you 'want' from your professional. An architect can offer the same service but is generally rather more expensive. The engineer you would need anyway and depending on the work required a 'architects technician' can also be a cheaper option for you.

I would take a look at a few (concept or interior designers), there are a number of packages that may suit you and everyone does things differently.

Here are a few previous posts you may find useful as they are around the same topic. These the ones I know of but I am sure there would be more in the advice section search.

https://www.houzz.co.uk/discussions/when-do-i-involve-an-architect-dsvw-vd~4604072

https://www.houzz.co.uk/discussions/interior-designers-and-budgets-dsvw-vd~4735821

Someone mentioned OnePlan too (concept planner) so here is a lovely post some of her clients wrote a while ago.

https://www.houzz.co.uk/discussions/using-one-plan-dsvw-vd~5221471 - found it whilst I was searching.

I hope some of this helps, I know it can be quite a minefield.

All the best, Gina
PRO
OnePlan
7 years ago
last modified: 7 years ago
Hi Rhian,
You may find that although your extension seems simple, there may be “right to light /boundary/overall size/ glass to wall %” and other elements such as drainage issues that are best covered by an Architect or Technician and Structural Engineer for the build element of your project. This will also give the builders a working drawing to follow.

You will also need to establish wether the Principal Contractor ( builder) or Principal Designer (architect) will be taking responsibility for CDM on site too. Ultimately YOU are responsible for everything - so get as much info and professional advice on board as you can, to make sure everything is going along as it should.

The concept plans we create can work in harmony with build projects and can be brought in either as a start point for a Feasibility Study or as a continuation of the overall design using the footprint drawn up by the Architect.
We are happy to work either way.

(We have reviews and some past projects on our pro page, if you’d like to see them - just click on our icon or name to get there ! )

Thanks for the mention MATH! #blushingnow !

Nice to see you back on the threads again Gina!

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