architect costs for a shop front

[Mister_Tazz]

Hi guys,

I am looking to take on a lease for a public house which would be used as a restaurant. They property currently haves 2 bay windows and a entrace door in the middle. I would be looking to add a shop front to replace the bay windows on each side. I have spoken to the council and have been advised planing would be required so an architect would be required.

What can i expect the architect to charge inclduing all fees.

Thanyou in advance

 

[Mister_Tazz]

Also the property is in a conservation area

 

[MOIC]

It's not what an architect will charge that should worry you.

It's your plan to remove a bay window and install a shop front (?) in its place.

Very doubtful if the property itself is protected by conservation laws.

Check the lease and see what can and can't be done first, before entering into expensive architect & application fees.

 

[Mister_Tazz]

I have contacted a builder (family member) and a company who manufacture and install shop fronts which have advised a total cost of £6000.

I was hoping to get some idea on the costs for a architect which would be put forward to the landlord. The landlord has advised he will be repairing the bay windows at his cost as they are in a bad state.

I am looking to put a plan forward to the landlord where i can contribute towards the cost of a shop front.

 

[MOIC]

The landlord may not have the final say, if the property is in a conservation area.

 

[MOIC]

To add.

The landlord may require you to put the property back to its original layout when you end your lease.

 

[Carl Mintern]

Architect will cost between 400-1200 depending on who and what they do.

However, you don't need an architect for planning. A decent builder will be able to provide planning drawings, which is all you need for the planning department. Then a structural engineer will need to do any calcs for structural openings. You should be able to find one for under £200 (maybe more in London etc).

Howeve your first stop should be the council planning department to have an informal chat about wether it's likely to be allowed before you commit to any outlay.

 

[The Byre]

Howeve your first stop should be the council planning department to have an informal chat about wether it's likely to be allowed before you commit to any outlay.

Follow Carl's advice to the letter!

 

[Mister_Tazz]

Thankyou everyone very helpfull.

I have now spoken to the planning department. They have confirmed the property is in a conservation area and the description of change that i have given they are quite positive it would be approved.

To submit an application to planning what would be required? They main reason why i would like to take on a architect is they can deal with the whole process as i dont have any knowledge in regards to planing and the law.

Again if i can find a decent builder who can do the drawings and advise me throughout the stage and would save some £££ i will go down that route.

 

[The Byre]

UK planning laws are completely harmless, compared to other countries (except most of the US). I've done two major builds in the UK and several elsewhere and the first in the UK (complete building, 200 sq m, three floors) the plans were done by an architect, but I boxed the planning through, with help from the builder. The second (another complete building, 130 sq m, two floors) I did everything myself, inc. the plans. I sent everything in and a bloke came round and looked at the site, then we drank coffee and had a pleasant chat. Four weeks later, my letter of approval came in the post.

Your local planning office will tell you what you need, but it is usually just plans, engineer's report, plus any other reports, such as access, parking, drainage and anything else that could have a question mark against it. And of course a cheque for their fee!

Some people I knew once built a factory in Germany. They got the planning permission after only two years and built the thing, only to be told that they should tear it down, as the ground inspection report (brown-field site) was not as it should have been. So, despite having already given their approval, the local authorities rescinded planning permission retrospectively! After about one year's legal battle, they were allowed to leave it standing. Compared to Germany, the UK is a builder's paradise!

 

[Mister_Tazz]

www. peterborough .gov.uk /council/planning-and-development/planning-and-building/apply-for-planning-building-permission/

This is a link to the local council planning site. Can anyone run through what is needed to support the application.

also is there anyway of attaching a photo? I would like to attach a photo of the building and the work we would like to carry out. I was told today by the company that will manufacture and fit out the shop front that planning is not required as the wall that will be nocked down is less than a meter in height.

I have sent an email to the local planning team with the photos and asking to confirm what I have been told is correct or not.

 

[The Byre]

also is there anyway of attaching a photo?

Stick it somewhere on the Interweb, such as your own server or on photobucket and put the address of the picture into the picture toolbox above -