23 September 2022

The Design And Build Process


The Koru 5-Step Process

Once you’ve secured your ideal plot or property to replace you’ll need to appoint an architect if you haven’t already.

Designing and building your own dream home may feel like an overwhelming task fraught with legal hurdles, techno-babble and a multitude of decisions (and it is), but our easy to follow 5-step process will take you through those challenges from our first meeting through to moving into and settling down into your new home. The following article will take you through our 5-step process starting with the project briefing and moving through concept design, detailed design and technical design stages before the project moves to site, culminating in construction and handover.

Step 1: Research

Lack of proper research and failing to ask the right questions can lead some architects to produce designs that don’t live up to high expectations. Before launching into any design work or preliminary sketches we always carry out preparatory work and will advise on the need for any site or building or tree surveys that will need to be undertaken by specialists prior to putting pencil to paper. The first meeting with us will usually be to establish your detailed brief for the spaces, their uses, sizes and relationship to each other and the outside. Comfort levels, materials and technology will also be discussed along with the atmosphere you wish to create and how you intend to live in your new home. It’s often useful to share with us some image examples or a Pinterest page with inspirations and illustrations of the lifestyle you aspire to. At this early stage it’s important to discuss your budget and a timeline for the key stages so that your expectations can be met.

Typically the design phase for a new build home can be as much as 12 months followed by a construction phase of about the same. A large extension project will be about 6 months in the design phase followed by a construction phase of about 6 months.

Step 2: Ideas

Often designers will rush this step to meet deadlines and may revert to standard designs for previous schemes or fail to explore all the available options. We believe this step needs time and relaxed, creative energy. This is where the ‘magic’ happens and our unique skills are put to work to visualise a solution and prepare multiple sketches to test the concept designs. Your brief and site context will be carefully analysed and the thought process to realise your vision will begin. The sketch designs are then converted into digital CAD drawings which will form the basis for all the drawings to follow. 

We will usually want to meet with you again in person to explain the sketches which usually consist of plans and section drawings to illustrate the initial proposals. Client feedback is crucial at this stage so we can understand how to develop the ideas into a full design solution that meets all your needs and desires.

If planning permission looks like it may be challenging we might recommend making a pre-app planning enquiry at this stage which involves preparation of further drawings and a submission to the planners to gain their feedback before moving on to the next stage. On very sensitive sites it can sometimes make sense to engage the services of a specialist planning consultant to support the application.

Step 3: Permission

Planning permission can be a stumbling block for many projects if the detailed design is not carefully considered or if the planning drawings are not well presented.  Once your concept design has been ‘frozen’ the detailed design can be developed in readiness for a planning application. This more comprehensive version will go beyond the shape and style of the building to include all practical considerations and the work of any other consultants. If your planning application requires additional support from other consultants such as a tree, highway or ecology specialist or a planning consultant we will advise and will liaise and coordinate with them.

At this stage a comprehensive set of digital drawings including plans, sections, elevations and sometimes 3D images will be prepared with careful consideration to the materials, external finishes and glazing etc. We will then prepare a well presented package of documents that will be submitted to the Local Planning Authority for their approval. During this process we will liaise with the planners and may occasionally have to negotiate on your behalf to gain approval.

Step 4: Technical

The right input at this stage can make the difference between a sustainable, high performance, low energy home or an average home that meets the minimum building standards but consumes more energy.

At this stage a structural and a services engineer and possibly other specialists will be needed depending on your brief requirements. We will closely liaise with these specialists to ensure that your home is engineered for performance - with high levels of comfort and energy efficiency. The digital drawings will next require a level of technical detail that will allow the design to be translated from lines on a drawing into your perfect dream home on its plot.

A carefully prepared package of information will then be submitted to Building Control for approval. If you haven’t already, this is a good time to start thinking about the interior finishes and fittings such as kitchen and bathrooms, lighting and controls, flooring and stairs. We will want to discuss your choices of materials and fittings so that a detailed specification can be prepared along with further detailed drawings and schedules. To conclude this stage we will issue a package of digital documents including drawings, schedules and specifications to your builders of choice to obtain competitive prices. We can often help to compile a list of suitable firms and will analyse the tenders returned and advise on the next steps.

Step 5: Build

Most, but not all clients involve their architect during the construction phase. Experience shows that attempting to build without your architect’s involvement can lead to unnecessary compromises and deviations from the design that may not be desirable. Our involvement will ensure that you don’t get bullied by your builder and that you get the home you expected on time and on budget. Once you have chosen your preferred builder we will prepare contract documents for signing. At this stage we take the role of ‘Contract Administrator’ and the builder takes the role of ‘Project Manager’. It’s then our duty to administer the contract fairly between you and the builder, to visit the building site periodically to check your home is being built in accordance with the drawings and specification and to check the quality of the build. If needed, we will provide additional information where necessary and assist with the resolution of any design issues that arise during the construction. It is also our duty to record any cost variations, to check the builder’s invoice valuations and to issue formal certificates for payment.

We will inspect the building, carry out snagging and issue a certificate when the work is complete. In this final stage the project is wrapped up and your new home will be handed over to you. Once you’ve had a chance to settle in we will offer to evaluate the project and will record any issues that have affected the performance and experience of your new home. We can then ask the builder to address these issues to ensure that your new home matches your expectations. This feedback is also essential for us to continue improving our designs and services and will benefit future clients.

If you’d like to start a conversation about how we can help you or maybe you have further questions about our 5-step process please contact us at: info@koruarchitects.co.uk or call us on: 01273 204065

You can find the fourth chapter of our guide here: 'What Will It Cost To Build Your Dream Home'

 

9 September 2022

Finding somewhere to build your dream home


Finding the Perfect Self-Build Plot

Finding a plot for your dream home is not easy if you aren’t a property professional and when you do find a possible plot its easy to make costly mistakes and take un-calculated risks if you haven’t consulted with a planning professional first. Common risks can include land without planning permission, land in a flood risk zone, land with difficult access and land with planning permission but not for the dream home you want. Firstly, it’s unlikely you will find that ‘perfect’ plot but, with some compromises and clever design, it could be the perfect plot for you. Research is key, and the more avenues you pursue, the more likely you are to find the plot that works for you. Assuming you have narrowed down the location for where you want to build your dream home, there are generally two options for siting a new house: either you are lucky enough to find a ‘virgin’ undeveloped plot that has a chance of gaining planning permission or you find an existing house or agricultural building that can be demolished and replaced. 

An undeveloped plot

Undeveloped plots are not easy to come by and require perseverance, good timing and good fortune. It's worth talking to local estate agents as they may possibly have a building plot on their books. Although it’s true they usually pass undeveloped plot opportunities on to local developers who they have a relationship with, the plot may not be suitable for a developer so could be marketed alongside their other properties.

If time is on your side, it could be advantageous to develop relationships with estate agents and put yourself at the top of their priority list when land does come up. 

Land databases such as Plotsearch are a good resource that could yield a lead to a potential plot as are land auctions which are a speedy way to secure a plot, but you will need your finance in place before the bidding starts. 

Another avenue worth exploring is the Right to Build legislation which places a legal duty on local councils in England to make plots available for people wishing to build their own homes. There can be a lengthy wait for an opportunity and it may not end up being the exact type of plot you want.

Building on a garden plot could be the ideal solution if you have a sizeable garden or intend buying a property with a sizeable garden. Usually this is only an option in urban or suburban areas and doesn’t often present itself as an option in more rural settings. The huge benefit of building on a garden plot is that you’ll have somewhere to live during the project, you can oversee the build easily and there will be utilities on the site you can connect to.

Generally the benefit of an undeveloped plot is lower cost. With an empty plot you will only be paying for the land, however you will need to factor-in the cost of bringing utilities onto the plot and, depending on accessibility, this could represent a sizeable portion of the build cost.

A replacement dwelling

With the limited availability of undeveloped plots and their high asking prices you may want to consider buying an existing detached property in your ideal location to knock down and rebuild. More and more homeowners are turning to this option which may be more expensive than buying a vacant build plot, but offers many benefits that may outweigh that extra cost. Although not an obvious choice, buying an existing house to replace with your new dream home will give you far more opportunity to find the ideal location and any financial drawbacks can be overcome by clever design and by maximising the potential of the site with a bigger building footprint for instance.

The main advantages of replacing an existing property are that you’ll have far more choice of location, the utilities will already be on site to connect to and often planning approval will be easier and quicker to achieve.

Experience and reliable advice

Over the years we have helped many clients wanting a new build home and have designed dream homes for undeveloped plots, garden plots and replacement dwellings. Every plot and every design has been different but one thing that they all have in common is our dedication to maximising the potential of the plot, achieving planning permission and delivering a home that is healthy, comfortable and energy efficient.

If you’ve found a potential plot or a property you want to demolish and replace, and you’d like to discuss your thoughts with us, we’ll be happy to give you our advice and opinion before you commit to a purchase.

To ask for advice please contact us at: info@koruarchitects.co.uk or call us on: 01273 204065

You can find the third chapter of our guide here: 'Finding Somewhere To Build Your Dream Home'

 

5 August 2022

Want To Build a Dream Home?


 

Ever wondered how you go about building your own dream home? Check out this introduction to our Ultimate Guide and the following chapters which will attempt to demystify the process and bring your dream within arms reach.

Over the next few weeks we will be releasing chapters from our 'Ultimate Guide To Building Your Dream Home' where we cover all the aspects of undertaking a new build house project from selecting the right design team through to finding a plot, gaining planning permission, understanding the costs and building a high performance home that is healthy and sustainable.

The next post will include the first chapter of the guide which explains where to begin your project and how to select an architect. If you can't wait to learn more please download the entire guide from this website or get in touch and we will happily send you a copy.

You can find the first chapter here: 'Finding The Right Designer'

If you'd like to dive in and experience all the chapters please click on the links below:

Chapter 1: 'Finding The Right Designer'

Chapter 2: 'Finding Somewhere To Build Your Dream Home'

Chapter 3: 'The Design And Build Process'

Chapter 4: 'What Will It Cost To Build Your Dream Home'

Chapter 5: 'Getting Planning Permission'

Chapter 6: 'Choosing The Right Team'

Chapter 7: 'High Performance Homes'

Chapter 8: 'Health And Wellbeing'

Chapter 9: 'How Can We Help'

25 September 2018

Planning permission for tricky sites – we can help!

Applying for planning permission can be tough to navigate. Applying for planning permission for tricky sites – for example agricultural land, a designated Area of Outstanding Natural Beauty, a national park or the green belt – can be even more difficult.

And with just under 1/5th of the UK designated as AONB, it's important your architect understands the implications and specific policy relating to these sites.

The team at Koru Architects has more than 30 years’ combined experience building homes and renovating properties throughout Sussex and further afield, including many projects in conservation areas. In fact, one of our key specialities is using sensitive design to win planning approval in restricted places.

We have a 95% success rate in winning planning approval, including planning permission for tricky sites.

planning permission for tricky sites, koru architects, eco architect, sustainable architect, green architect, sustainable design, eco design, brighton, green design, green buildings,

This extension was approved in the High Weald, an AONB in the green belt.

As specialists in eco architecture and sustainable design, we build low energy concepts into our designs as standard. All our designs take into account environmental impact and energy efficiency. This makes us popular with planners! Ultimately, it’s up to the client how 'green' they want to make their home, but we always incorporate effortless energy-efficient solutions into our designs, for example by making the most of passive solar gain to keep your home warm.

Of course, it’s not just energy-efficiency that gets you planning permission for tricky sites.

This is why it’s important to work with an architect – our experience is invaluable in understanding what planners are likely to permit, taking into account the subjective nature of planning approval and using our knowledge of local planning policy and the national policy it is based on.

For example, a contemporary design – which you may assume is an immediate no-no in a sensitive site – can be sold to planners through contextual features, such as using traditional local materials, taking inspiration from the site’s history, or using the form of the site’s natural elements to blend into the landscape.

These contextual features, coupled with a low carbon design assure planners that the new design will be a comfortable enhancement of the site.

For more information on how we use contextual design, see this blog post.

Many of our happy clients have had to overcome planning headaches, but with our expertise and lateral thinking, plus our reputation for creative use of light and space, attention to detail and the careful selection of natural materials, we have achieved our extremely high success rate for planning permission approval.

Even if you've been unlucky in past, we may just be able to swing it for you!


Give us a call or send an email to see how we can help you!

 

 

14 August 2018

Hove Park Living magazine, August 2018 issue

'New cafe for Hove Park' – August 2018

Hove Park Living, a free monthly magazine for residents of the Hove Park area, wrote about the plans for a new cafe at Hove Park, featuring Koru's design for the cafe.
Hove Park Cafe, Pavilion Tea House, Hove Park, Koru Architects, Eco Architects, Sustainable Architect, Brighton

Pick up your copy from selected distributors throughout August.

1 June 2017

Koru offer free advice at the South of England Show 8th-10th June

Come along for free mini consultations on energy efficiency, home improvements and eco design – bring your plans and photos along!

South of England Show

Mark Pellant and Issi Rousseva at 2016 South of England Show

Our senior architect and director Mark Pellant and planning consultant Nigel Alderton will offer free mini consultations to visitors attending the ever-popular South of England Show, 8-10th June.

On his reasoning for offering this service, Mark explained: “Last year a lot of people were interested to talk about their dream extension, refurbishment or other project – but didn’t have any of the details as they weren’t expecting an ad-hoc architect’s consultation. This year, our 10th anniversary at the show, I want to encourage people to bring their floor plans and photos along!”

The South of England Show, taking place in the heart of the beautiful Sussex Weald, is run by the South of England Agricultural Society and aims to celebrate and showcase country life in a fun family-friendly weekend event. It includes food, music, a livestock parade, demonstrations and shopping stalls. This is the Show’s 50th year in operation, so it's bound to be even more packed with activity than usual.

Our marketing officer Tegan Tallullah commented: "I'm really looking forward to attending the show and having the opportunity to chat to loads of people about the health and wellness benefits of using natural materials and Biophilic design principles". 

Koru Architects have won awards for excellence in sustainable design, and it’s a core part of our company mission to help people to reduce the carbon footprint of their home while also cutting energy bills and optimising comfort, health and wellbeing.

If you'd like more information about the event, or would like to buy tickets (£17 for adults, children go free) visit the South of England Agricultural Society website.

Will you be going? Tweet us at @KoruArchitects with #SouthOfEnglandShow - and we'll see you there!

10 March 2017

Get planning permission for your dream home with contextual design

contextual design

Contemporary contextual homes at Fallbrook. The form and colour of the roof pitch and chimneys are similar to neighbouring buildings, and the timber cladding blends into the wooded semi-rural site, while the creative anti-symmetrical shape makes the design contemporary and eye-catching

So many people have a vision of their dream home and have the financial capacity to make it real, but they’re held back by the fear that planners will refuse their bold plan, the neighbours will hate it and they’ll have their dream squashed before they even get started.

Can you relate? If this is you, don’t worry, we have spent many years designing contemporary homes and we know the secret to getting planning approval is to use what’s known as contextual design – that is, design which respects its context.

In this post we’ll explain what it is, why it matters and give some examples of contextual design from our own projects.

What is contextual design?

Simply put, contextual design is architecture that responds to and borrows from the physical characteristics of the site. This could mean the design pulls inspiration from the form, shapes, rhythm, colours, materials and textures of the surrounding environment. This includes:

  • The built environment - the form, materials, size and spacing of the neighbouring and local buildings
  • The natural environment - the forms, colours and textures of the landscape, water courses, trees etc
  • The historical context - the form of the structure previously occupying the site, the materials historically used in the area

A design does not need to utilise all these elements in order to be contextual. In fact, contrast is encouraged - as long as it is deliberate, considered and constitutes an enhancement of the area. You could use the traditional materials of the locale, yet use a striking different form, or you could borrow from the forms of the neighbouring buildings but use very different materials.

You may feel like all design should be contextual. We agree. Contextualism is encouraged in planning policy and by architecture schools and is generally considered good practice. But in reality context is not always respected – especially by big developers who will often drop the same design into any part of the country, resulting in designs that manage to be both boring and alien.

How contextual design makes planning easier

contextual design

Contemporary home at Kidds Acre Farm inspired by the form of the barn that previously occupied the site

There is a common perception among the public that planners will refuse anything even remotely different just because it is different.

Luckily, this is actually not the case.

You don’t need to go with a design that exactly matches your neighbours - although plenty of people do, just because they can’t face the stress of a potential planning battle.

Planning policy requires careful consideration of the local context, urban character, the needs of residents and the local economy, that all developments constitute an improvement of the area and sit comfortably within the area and that special historical and environmental assets are conserved.

These are all reasonable requirements, and good design should always consider these things anyway.

Contemporary design is supported and policy specifically discourages pastiche development where everything is the same.

However, because so much of the policy is very subjective, individual planners do wield quite a lot of power and it’s easier for them to refuse unusual designs and accept ordinary ones.

Working with an architect

Where a seasoned architect becomes invaluable is in selling a somewhat unusual design to planners using the subjective nature of the local planning policy and the national policy it is based on. Contextual features like using traditional local materials, taking inspiration from the site’s history, borrowing the form of neighbouring buildings or using the form of the site’s natural elements to blend into the landscape all make planners feel confident that it is a sensitive development that will be a comfortable enhancement of the site.

Of course, contextual design is especially crucial when working in a sensitive protected site or with Listed buildings, where developments that are not contextual are extremely unlikely to be accepted.

Our contextual design, coupled with our commitment to sustainability in all our designs, is the reason we have such a good success rate with projects in protected areas such as the South Downs national park area.

Examples of contextual design

contextual design

Two semi-detached homes at Portland Villas 11 which uses timber and brickwork like the neighbouring houses while choosing a more contemporary style for details

We use contextualism in our design process as a matter of course. It ties in perfectly with our preference for natural materials, as every locale has its own traditional palette of natural materials stemming from a time when people simply made their own homes with whatever they could harvest locally.

Here are a few examples of our projects and how they’re contextual. You can browse our residential new build, extensions and commercial projects if you’d like more examples.

  • South Street: the unusual curvy shape of the building is inspired by the neighbouring river and the form of boat hulls, and the flint and timber are both used locally
  • Kidds Acre Farm: the shape of the house is inspired by the barn that previously occupied the farmyard site
  • Portland Villas 11: the materials match the neighbouring buildings, even though the form is more contemporary
  • Crowlink Corner: very contemporary in contrast to other local buildings, but uses local materials and flows with the landscape as it cascades down a wooded slope in split levels
  • Lloyd Close: borrows the low sloping form of the roof and the large front dormers from the neighbouring buildings, but with contrasting materials

As you can see, we rarely design homes that match their neighbours exactly.

We specialise in contemporary design and believe the street scene can be respected without being copied. But having at least one thread of continuity with the surrounding environment makes planners much more likely to accept your project, and also results in a more harmonious and pleasing environment for local people. This makes it easier to get your neighbours on-side as well – especially as you shouldn’t be overshadowing or overlooking their properties if you’re respecting the size and spacing of the street scene.

When combined with sustainability and energy efficiency, which all planners are supposed to promote, you have an even more convincing case to support your development.

How could contextual design help you?

As mentioned, contextualism is standard practice for us and core to our design philosophy. If you have a new project in mind and want to know how we could help, please do get in touch.

If you come to our office or you live in the Brighton and Hove area, then we offer a free first consultation.


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3 June 2016

Free Architect & Planning Advice at South of England Show

Are you going to the South of England Show? Are you interested in starting an extension or other building project? If so then we have good news for you.

South of England Show

Photo from our stall at the 2015 South of England Show.

Our director Mark Pellant and planning consultant Nigel Alderton have decided to work together to offer free mini consultations to visitors attending the popular South of England Show, 9-11th June.

We have successfully worked with Nigel on projects for many years, and with the Brighton planning service becoming ever more adversarial, we feel it’s more important than ever to collaborate with other professionals who have an intimate knowledge of the planning industry. Before becoming an independent consultant, Nigel worked as a planner for Lewes and Wealden district councils so he has an intimate inside knowledge of the local planning rules.

Teaming up in this manner means we can offer invaluable first-hand advice from both an architectural and a planning perspective. Last year we also had a stall at the event, and many people were interested to chat to us about their dream extension, internal remodel, refurbishment or other project yet they didn't have any of the details with them as they weren't expecting to get into a impromptu architectural consultation. So this time, we're calling on everyone to bring their floor plans and photos along as well as their ideas! We'll essentially be offering a free mini consultation for anyone who comes up to our stall.

The South of England Show, taking place near Haywards Heath and Gatwick Airport, is run by the South of England Agricultural Society and aims to celebrate and showcase country life in a family-friendly weekend event. It includes food, music, an animal parade, demonstrations and numerous stalls. You can get details and tickets (£20 each, kids go free) on their website. It's always a fun-packed day out for all involved. We're looking forward to seeing you there!


Are you going to the South of England Show? Tweet us at @KoruArchitects using the hashtag #SoEShow.

01273 204065
info@koruarchitects.co.uk

Studio 221, 91 Western Road,
Brighton and Hove, BN1 2NW

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