Cost of LBC application

[Pford75]

How much would people expect to pay to have someone submit a LBC application for them?

We are proposing to remove a 1930's porch addition from our home and have discussed this onsite with our CO. Given the need for drawings, design and access etc. and my hectic work schedule, we asked a local architect to quote for submitting the application including scale drawings, consultation etc.

The cost was a little higher than anticipated....what would others expect to pay or does everyone do their LBC applications themselves?

 

[Flyfisher]

I compiled both my submissions myself. I used Google maps, a land registry map, annotated sketches for window profiles, line drawings of floor plans (using MS-Excel!) and photographs.

I'm sure a professional architect would produce immaculate drawings, and I could understand the need if an addition was being made to the property, but I don't really see the need when something is being removed, especially something that is, presumably quite obviously, non-structural. Surely a photo would suffice, together with a description of how the walls will be finished.

As for the design and access statement, this was just one page using headings from the CABE guide, mostly explaining why they were not relevant for the works being submitted.

I can't remember how long it took to put everything together, but certainly not more than a day and probably only a half-day for the second one. I guess it all depends how much time you can spare. If you're being charged a small fortune, make me an offer and I'll cobble something together for you. :wink:

 

[Gareth Hughes]

Assuming it's as simple as you've made it sound, and if I was still in private practice, I'd expect to take a day or two over it at around £40-60 per hour. (And bear in mind that I might not be overly busy at the moment, but may, as a result, need the money)

I, however, have expensive tastes and you will find people advertising "architectural services" (spit) in the phone book at much lower rates.

 

[stuart45]

I drew up some plans for an extension that I am going to build on our cottage, and the cost for planning was £150. When I looked at some of the plans that had been drawn up professionaly on the planning site there wasn't much in it. The plans were passed, although the ones for building control will be more difficult.

 

[Joiner]

I never, ever, charged for preparing an application for LBC, which is probably why I always got the job.

The 'payback' was subsequent (you could substitute 'consequent' there) referrals to friends and neighbours. I once got a big job from someone who'd read the design and access statement for one job on the council's website!

I'd suggest you have a go yourself, there's plenty of help out there if you go onto your local authority planning department's web site and look at previous applications which will show you how it's done.

 

[Pford75]

Thanks for all of the responses.

To clarify, the work will be done by us (ie. there is no builder/tradesman to produce the LBC application). Our reasoning for considering an architect was as follows:

1. Since this involves part demolition of a Listed structure (even if it is an ill-conceived 30's carbuncle on a Georgian facade) we understand it will be subject to scrutiny by a wider range of bodies that a more 'minor' application - is this true? We felt that ensuring we present a 'professional' case would be particular key - but happy to have this notion challenged.

2. I'm very happy filling forms and providing photos etc. The one area we are not comfortable with is scale drawings - are these mandatory for a demolition? Furthermore, if the porch is removed, the stone steps up to the front door will need railings either side and we are asked to submit cross-sections and profiles of these. I once drew a pair of cats in art at school and my teacher congratulated me on a "wonderful octopus"!!! I've been emotionally scarred ever since :wink:

3. The D&A statement will be key, rather than N/A (as was the case with our wall). We will need to argue the design merit of removing the porch and perhaps i'm just a little daunted by finding the right terms?

 

[Penners]

I compiled both my submissions myself. I used Google maps, a land registry map, annotated sketches for window profiles, line drawings of floor plans (using MS-Excel!) and photographs.

Me too, except that I did the drawings with a simple vector drawing programme.

It's honestly not difficult. House plans are really not much more than a series of rectangles.

I'd expect to take a day or two over it at around £40-60 per hour

I'll do it for £39 - £59 per hour. :wink:

 

[Moo]

re the railings - would it be possible to 'borrow' some from a web catalogue and photoshop them on to the front of your house?

 

[Pford75]

I'll post some photos online and see what our resident photoshoppers can do :wink:

 

[Flyfisher]

£38 - £58 per hour? :wink:

1. Since this involves part demolition of a Listed structure (even if it is an ill-conceived 30's carbuncle on a Georgian facade) we understand it will be subject to scrutiny by a wider range of bodies that a more 'minor' application - is this true? We felt that ensuring we present a 'professional' case would be particular key - but happy to have this notion challenged.

Our house is G2*, which means, I believe, that the application goes to EH. Whatever the process, the LBC went through OK. I would argue that it's possible to present a thoroughly professional case even if the drawings are not done by a professional, if you see what I mean. The important thing is that the right thing is being done to the house, not how smart the drawings are. I would also argue that it's better to lavish money on the property than on professional drawings, but I did have a leaking roof at the time.

2. I'm very happy filling forms and providing photos etc. The one area we are not comfortable with is scale drawings - are these mandatory for a demolition? Furthermore, if the porch is removed, the stone steps up to the front door will need railings either side and we are asked to submit cross-sections and profiles of these. I once drew a pair of cats in art at school and my teacher congratulated me on a "wonderful octopus"!!! I've been emotionally scarred ever since :wink:

I don't believe accurately scaled drawings are necessary, but I suspect accurately dimensioned ones are. As for the railings, assuming you're buying them then I would ask the supplier for drawings, sketches, photos with the dimensions clearly shown. That was adequate for my windows; properly dimensioned but not actual scale drawings.

3. The D&A statement will be key, rather than N/A (as was the case with our wall). We will need to argue the design merit of removing the porch and perhaps i'm just a little daunted by finding the right terms?

If your CO already supports the removal of the porch then that should be a strong indication that the "design process" has been correctly carried out and you should be able to write a few sentences on the reasons why the removal is acceptable while preserving the important historical fabric of the property. If the CO is already on-side then, presumably they will be ready to support the application during the review process. You may have to work a bit harder if its a "cold" application.

Having said all that, the only externally visible thing I applied for was to brick up a door and replace the top half with a window and so, in our case, I was able to stress the "design philosophy" as being to minimise the number of alterations to the property. Obviously the removal of a porch will have a more visible impact and may need more justification. I'd just repeat what we always say here about the importance of getting the CO involved as early as possible. If they are happy then they should help smooth the LBC process.

 

[Pford75]

Agreed - Our CO (and sometime PPUK member) visited on Monday and is supportive.

You've all convinced me that I could save a few hundred quid....so may be tempted to tackle this myself. Does anyone know of someone in South Norfolk who can make bespoke railings?

 

[Penners]

I found these Norwich people online. I wonder whether they could help. http://www.hubbardsmetalwork.co.uk/products.php

Or there's this chap in Diss: http://www.countryforge.co.uk/

I have no experience of either.

 

[biffvernon]

Greedy bnggers. £20 per hour. And knock it out before coffee time.

 

[Pford75]

Just in case anyone is interested, here are the pics of the offending porch which we are hoping to remove.

As you can see in the last pic, it is somewhat out of proportion to the door.....and it cuts directly across the middle of the fanlight over the door.

 

[Flyfisher]

How peculiar. For the sake of an extra few feet of height or so it could have suited the entrance much better. It looks as if there was plenty of space for some extra height before impinging on the upper windows. Unless the door has been raised at some time. :wink:

 

[biffvernon]

Lovely porch. Can't imagine why anyone would want to remove it.

 

[Joiner]

A quiet word to the wise...

Could I advise posters to erase the names of their properties on photographs, or any other clues to geographical location, especially if you're planning to post interior shots at a later stage of renovation. Earlier posters have complained that other contributors have specifically identified their properties from clues given in the post, and that's made them nervous.

Anything to make the job of your friendly, neighbourhood burglar that little bit harder.

There are sites out there on which information is available on number of rooms, location of entrances, even precise location with aerial photographs offering a perfect tool for planning entry and egress.

As per...

http://www.zoopla.co.uk/property/shropham-house/watton-road/shropham/attleborough/nr17-1dy/16994090

 

[FamilyWiggs]

http://www.zoopla.co.uk/blah blah blah

Crikey - Joce's moles have made it to Shropshire. Persistent little buggers aren't they!

 

[LadyArowana]

Crikey - Joce's moles have made it to Shropshire. Persistent little buggers aren't they!

Don't tell anyone, but they aren't moles, they are rats that have been equipped with tiny hard hats and pick axes and told to move along or face the consequences...... and Rentokil!

 

[Joiner]

Sorry, just trying to help.

I'll clear off and leave you to it.

Meanwhile...

http://www.victoriansociety.org.uk/news/a-house-stripped-of-its-period-fittings-how-to-stop-your-property-becoming-/

So, hey, they'll get you anyway, so keep laughing!

Remember what we spoke about so long ago, Moo? Still want to tell me I'm wrong?