Homebuilding & Renovating Magazine have once again asked Darren to share his knowledge with their readers. This month the article looks at explaining retrofits and renovations, which can be found in their April edition of the publication. Here we share his thoughts on the topic, if you have any more questions about this topic get in touch with the team today.
What is the difference between a renovation and a retrofit?
When it comes to renovating or upgrading an existing building, the terms renovation and retrofitting are often used interchangeably, but they refer to two distinct approaches. These processes may overlap, but it is important to understanding the key differences.
A renovation typically refers to making good what is already there, this type of work focuses on repairing or restoring a property back to the original condition. This is often part of the scope of work when working on period properties, to restore the property back to its original condition which might have been lost over time and neglect.
Retrofitting is about making updates that improve the performance of a structure, often in terms of energy efficiency, sustainability, and modern functionality. It’s the process of enhancing the existing structure with modern technologies and systems without altering its fundamental character or appearance. For example, this might typically include replacing single glazed windows with energy efficient double or triple glazing, adding insulation to walls or the roof to improve thermal performance or switching to renewable energy systems like solar panels or an air-source heat pump.
Thinking about starting a new project, but not sure where to start?
If you are thinking of starting a self-build project, we understand that it can often feel daunting and you might not quite know where to begin. The team here at Studio BAD have over 50 years’ collective architectural experience designing self-build houses and extensions; we are perfectly placed to help you understand the process a little deeper to ensure you get your project started on the right foot.
Here we sharing some of the most FAQ’s we get from clients at the start of the process, but do get in touch if you have any further questions that we have not covered here.
How do I find a suitable plot of land or property?
If you don’t already have a property that you are looking to transform, then this is a good starting point. This is not always an easy process to find a suitable site, if you haven’t already we would suggest you narrow down your geographical search area and use online databases (for plots of land you can use PlotBrowser). It can also help to get friendly with local estate agents, to help you find that perfect site that can be transformed to perfectly suit you.
Ideally don’t buy any land before you have planning approval in place. Once you have found a potential site, this is a good time to speak with an architect or specialist planning consultant. This gives you an opportunity to check for any restrictions which might impinge on your vision, and arrange to a purchase subject to planning approval.
How much will a self build cost?
Before you commit to buying any property or land, and before you engage with architects too deeply, it is wise to put a realistic budget together on what you have to deliver your project. A very rough guide for a standard domestic construction can cost anywhere between £2,500 and £5,000 + per square meter, depending on the work involved, the level of the finish, complication of the scheme and the quality of the finished fixtures.
Do remember to keep around 15 – 20% in the budget for contingency. This is essential for any unexpected issues, even with the most well experienced team there will be some surprises along the way, especially when working with an existing property.
How do I design a house?
Once you have your site and budget sorted, it is now time to think properly about what you want to achieve. Obviously, it is good to understand the practical needs of the property, such as number of bedrooms, bathrooms and if you need any space to work from.
We would also suggest you think about how you want to live, and how this might adapt over time. For example, do you like open plan kitchens that form a social hub of the house, or do you prefer keeping the kitchen mess out of sight from the rest of the home? If you have children, it is worth planning for their evolving needs; a home suitable for living with a toddler is very different to living with a teenager. A good design should build in flexibility, so the property can support your needs easily as they change over time.
The better idea you have of what you want to achieve, the easier the design process will be. If you are not sure exactly what you want the end result to be, we would strongly suggest you take some time to consider this properly, as otherwise it can create a long and costly design process to get to a point you are comfortable with.
Do I need to work with an architect?
Although you don’t technically need to work with an architect, we strongly advise that you do for most projects. If the scheme is quite simple to explain and doesn’t need high degree of design work, then you might be able to work directly with a skilled contractor and get results you are happy with.
If your vision is more complex, either looking to design a new home or reimagine an existing property, the years of training an architect undertakes can ensure we can get the most from the design, increasing the value of the property in terms of personal value and monetary value. An architect can unlock the potential of a property, or site, to create a home that perfectly fits your needs and maximises the potential of its setting.
When looking for an architect we believe it is important to look for a team who have relevant experience to your project. For example, if you are looking to add a basement extension or are working on a listed heritage building (read more about working on listed building here), it is best if you can work with a team who already have completed experience of these complex projects.
As designing your dream home can be an emotional project, it is important that you actually like and enjoy working with your architect! We would always advise you to work with someone who’s design work you admire, but also that you want to spend the next 6 / 12 months talking to.
What other benefits are there of working with an architect?
Architects don’t just help create a beautifully designed homes and buildings, there is so much more that they can do to support your self-build project to make the process easier at each step.
During the planning process an experienced architectural team can help guide you, this is especially important if there should be any issues or objections to the application. The designs might need to be revised, or the application might be taken to planning appeal and then the architectural team will be able to systematically approach this to help achieve a positive outcome.
Architects’ co-ordinate other professionals needed on your project, such as the structural engineers, party wall surveyors and building control, ensuring all aspects of design are brought together and the design meets with building regulations and local restrictions.
At the tender process your architect can help you to reviewing contractor quotes, to check all aspects of the build are included as you might expect, to help you understand which option might be the best fit for you and your project.
Throughout the onsite construction stages having an architect involved can be hugely beneficial. By closely collaborating with your contractor, they can check the build is progressing in line with the design, to make sure the finished product turns out just as you imagined it. Additionally, they can be help to deal with any unexpected changes which often happen during a build, helping to quickly resolve design complications or material changes, so the end design is still in line with the concept designs.
If you are looking to start a self build project get in touch to see how we can help, at Studio BAD we are a talented team that are as excited in your project as you are.
Last month we finally secured planning for the plans to amend The Granary in the New Forest, we often find planning isn’t difficult to secure for our clients however this project was a little harder to achieve due to its setting within listed building curtilage (it is a heritage asset not listed building status itself). We felt it might be an interesting tale to share, to show the importance design, perseverance and communications can have on a project.
From the onset we knew it might be a tricky scheme to get over the line, as pervious planning applications had stated that the retention of the open bays on the ground level were essential as an intrinsic aspect to the character of the building. However, from investigating the project, working with planning specialists and talking to the local neighbours and council members, we felt we might be able to design something that everyone could agree on.
The property itself does not have an individual listed status, but the building is set within the curtilage of a grade II listed farmhouse and barn, which had to be taken into consideration when preparing the design within the sensitive site. You can read more about working on listed and heritage buildings here.
Our careful design introduced glazing to create an infill to two of the open bay sections, to create a larger living and kitchen space on the ground floor and allowing for an additional bedroom to be created on the first floor. The glazing highlighted the change as a modern addition, preserving the character and appearance of the original scheme.
The initial planning permission refusal was going to be refused, based on the conservation officers concern over the impact this work would have on the character and appearance of the property. We reviewed the comments and refined our design, removing aspects like a Juliette balcony on the first floor and changing the roof light on the side extension to be flush to reduce its visual impact.
Unfortunately, this modified design proposal was still going to be refused, so we took it to a committee where members of the Council took their vote and the permission was granted having won by majority. Taking this route was not an option we take lightly, as we respect the planning department especially in terms of preserving our architectural heritage, but we felt this design had carefully worked with the existing building and would not be detrimental to the heritage of the building. The changes would also allow the owners to stay in the home they loved, rather than out growing the two-bedroom property and having to move.
Alongside working this design work, we also worked to speak to the local council, local authority and neighbours to garner their thoughts and approval of the scheme. The neighbours were actively supportive of the scheme throughout the process, some even spoke at the committee meeting in favour of the plans. This pro-active dialogue with authorities was vital at the planning post-submission stage, to show the sympathetic design was essential for the owners and was approved by those local to the site.
Get in touch if you have a heritage or listed project you might need help achieving planning on.
Build It magazine invited Darren to share his expert advice on how to add value to your property by introducing an extension. The full article looks at how with the right design, a well-designed extension can significantly enhance a property, adding value and improving functionality.
Holly Cottage is featured as one of the showcase projects within the editorial, highlighting how including future proofing into a design can add long term benefits in terms of value.
Here we share the ‘Expert Q&A‘ with Darren, to read the full article the magazine is available to buy now.
How can a homeowner determine which type of extension might add the most value to their property?
It is impossible to give a ‘one size fits all’ answer for this question, as each property is different and owners requirements vary so much. When we are working on projects we look at a mix of factors, including the existing property layout, the loft space, external space and the potential for extending, to design a cost-effective solution which will add value in terms of the owner’s lifestyle needs and the monetary value of the property.
The most cost-effective way to extend your home is by altering what is already built, for example converting the space your loft tends to be cheaper than adding an extension in terms of cost per sqm, and reconfiguring an existing layout can often unlock the space you need without having to extend and lose precious outdoor space, example Cedarwood project.
How can clients balance functionality with value-adding potential?
This depends on the purpose for the changes. If you are wanting to make changes to a property to live in long term, then we would suggest that it is better to focus on adapting the house to improve your specific lifestyle requirements, creating a more positive living space to enjoy being in, rather than just focusing on adding value.
However, if you are thinking of making changes in order to sell in the near future, then we would recommend shifting the focus to look at adaptations which will have the most impact on the property value. The key areas to look at in terms of resell tend to include, creating a spacious kitchen with space to entertain in, adding an additional bedroom and completing a thermal upgrade by looking at glazing and insulation levels to create a home with a lower running cost.
Can the quality of design and materials affect the value?
Good quality materials, fixtures and fittings can have a considerable positive impact on the long-term value of a property, as these should last longer, reducing the need for frequent repairs and maintenance, and will ensure the look and the functionality is maintained.
Are there any ‘hidden’ value boosters homeowners should consider?
Increasing natural daylight into a property can have a hugely positive impact to the feel of a space, and also reduces the constant need for artificial light and heating. It is possible to increase the opening sizes of existing windows to totally transform a room, creating a contemporary feel with higher levels of daylight, matched with improved thermal properties. If physically extending it is worth considering the placement of new glazing, skylights are a great way to draw light into a home throughout the seasons, example Holly Cottage contemporary extension.
We also recommend that the existing layout of a property is interrogated, with clever design it can be possible to maximise the potential of the internal space available, to create the space owners need without having to physically extend.
Get in touch to discuss how we can help you with your next extension project.
The term ‘future proofing’ is often used when describing the design of a house, or adaptations that have been made to a property, but do you know what it really means and who it intends to benefit?
We have found that many people we have worked with assume that future proofing is just to prepare a property for when we get older, or it is only appropriate for those with physical disabilities, and although this is sometimes part of the remit it isn’t the whole scope of work when we refer to future proofing. When done correctly it creates resilient spaces that maximises the whole-life value of a building by anticipating future needs, changes and stresses on the building or layout.
Future proofing a family home.
One obvious example of future proofing is the family home. The design demands on a family home will change enormously over the years and these needs should be inbuilt into a dwelling, to offer on-going flexibility to support the changing dynamics.
A good example of this is adding the ability for a ground floor bedroom. We regularly look at adding in a home office on the ground floor of a house, designed with dimensions to change the use of the room into a bedroom, offering adaption over the space over time. The room could be used for guests staying, with the separation from the main bedrooms offering privacy to all, or the room could be transformed into a permeant bedroom should the owners need to have a ground floor bedroom. At Holly Cottage we created an annex on the ground floor, currently used as an informal living space but designed that is could be turned into a ground floor ensuite bedroom should they need it.
Accessibility in your home.
We do believe that, where possible, it is worth keeping in mind accessibility for all when looking at the design and specification of your home. Building regulations will offer the minimum requirements, often it is worth interrogating these to add future flexibility, along with a generous feeling of space within a property.
Areas such as entranceways, corridors and bathrooms can become stress points for some, for example due to mobility issues, which can be avoided by instilling a more generous space from the initial design stages. This often offers a feeling of space with a better internal flow, offering ultimate flexibility for future needs and the potential for a higher market value as the property is accessible to all.
How to I make a heritage home more accessible?
Retrofitting any property is always harder than designing a new build, with a heritage building it can be a little trickier as the proportions are often not in tune with modern knowledge of accessibility. However, it is still possible to add elements of future proofing into heritage and listed buildings to accommodate your future demands.
There is no blanket term on what can be achieved on listed or heritage properties, as each will have different elements which cannot be changed or challenged and it is worth speaking to an architect to discuss what is possible before you begin any project of this nature, have a read of our listed building article for more information. If your property is listed it is still possible to make small but positive changes such as lowering kitchen counters, adjusted lighting, introducing lightweight acoustic buffers, which should be possible to add without damaging the heritage of your listed home.
I’m young and have no disability, why should I care?
Jos Boys from the DisOrdinary Architecture Project, answered this question well at her talk at the RIBA in February 2024, with saying “you are just not disabled yet”. Although this may sound morbid, or worrying, she went on to say that accessible needs of a person change all the time. A pregnant lady may not be able to go into certain rooms because the smell makes her sick, that changes her needs of the built environment. A person can break their leg at any point, this means their needs then change. Whether it is long term, or short term, at some point in life your needs for the built environment will change. So why not prepare for them now?
Future proofing benefits everyone from the current habitants to future owners of the property. It basically means making the property more accessible for all. By instilling future adaptation into your home, it gives you the peace of mind that you are able to accommodate changes in the future, whilst making a better environment to yourself in the present.
Why should I care about future proofing?
A well designed, future proofed house will grow with you meaning you will not be forced to move due to accessibility issues. It will also be a more attractive property to others on the market, as it will be accessible to all and can be adapted easily to fit another’s needs or tastes.
Future proofing in simple terms, is anticipating your future needs and reducing the effects it has on your life. By looking at what obstacles you might encounter in the future, it can give you the security of knowing you will not be forced to move from your home due to accessibility issues. For example, you may become unable to climb the stairs without assistance, how do we prepare for that?
Is future proofing just preparing for getting elderly?
Yes and no. It enables us to prepare for any incidence where our needs of the built environment may change, this is often for when we get older, and mobility may be more restricted, but there are many who have other health conditions that make the built environment challenging.
At present only 9% of the UK housing stock is classed as accessible, and 24% of our population is registered as living with a disability. Designing your home to be accessible not only protects your future needs, but makes financial sense as it would enable your property to be marketed to those who cannot live in the other 91% of housing stock.
How can my architect help me?
Architects have trained for many years and understand how to design spaces that work, layouts that flow and flexible spaces that create welcoming environments, additionally they understand the regulations set out by local and central government to ensure the design of your home or property complies with these. One key document that architects can we must help clients comply with is Approved Document M, which states accessibility standards.
This is officially only needed for a new build building and only suggest a minimum that buildings need to meet to get signed off by Building Control. As designers we aim to achieve better than this minimum standard if possible, and help our clients add longevity to our homes, creating environments that are appropriate for all.
It is worth noting that if you are retrofitting an existing property, you may not need to comply with all these standards. It also means that it may make it easier for you to retrofit your home to help meet your future needs, with less legislative hassle but it is worth checking with an architect who can help you understand the regulations.
What are examples of future proofing?
Future proofing can cover many areas of design, from fundamental design aspects such as single storey living or having a flexible internal layout for future changes to the plan. However, there are smaller areas of design that can be more easily integrated into your home but which can have a big impact going forward.
Positive adaptations include, having level thresholds, installing wet rooms instead of traditional bathrooms, having wider doorways, lowering counters, using materials to help ‘dampen’ noise intrusion, introducing acoustic insulation, thinking about the location of switches and sockets to make them easy to reach and using non slip flooring.
We design buildings that are able to be redesigned and can be adaptable, for improvement or even to accommodate future financial ability. Get in touch to speak to us about how we can help create a future proofed home for you.
In the UK we are fortunate to be surrounded by beautiful architectural buildings across multiple generations, in many towns and villages you can find a rich tapestry of architectural gems showcasing our living history. If you are lucky enough to own a heritage property then you might need to think a little more carefully before you undertake any renovations, extensions or alterations as you will probably need to get these approved in advance.
At Studio BAD we have in-depth experience working on listed and historic buildings, we have been fortunate to work on several interesting project schemes such as adding a contemporary extension to Holly Cottage, reimagining a Georgian townhouse in Southampton and reinstating a historic dwelling in rural Hampshire.
Through the design process we get asked many questions about working with listed buildings, so we thought we should share some of these with you. Please note that no two projects are the same, what is acceptable to one listed building is not necessarily acceptable for another and these notes are only intended as a guide.
It’s my house, why can’t I do what I want to?
Buildings are listed as they hold special architectural or historic interest, if you are lucky enough to own one of these properties you have an additional level of responsibility to preserve the building. This does not mean you cannot alter the property; you just need to have some additional permissions in place before you do to ensure the historic integrity of the building is kept intact.
Concept design for a contemporary extension to a heritage property in Whitchurch.
How do I know if my property is listed?
If you are not sure about the official status of your home you can easily check using the Historic England database, which you can find here.
When was a building listed?
The full details of a property listing are available on the Historic England site, including the date it was first listed and other information including the grade of listing, reasons for designation and a short history of the entry.
What makes a listed building?
There are three main principles when it comes to getting a building Listed: The age and rarity of the structure, the architectural or historic interest and any historical associations.
There are three main grades of listing in England:
Grade I – buildings of exceptional interest (around 2% of listed buildings)
Grade II* – buildings of particular importance and of more than special interest (around 4% of listed buildings)
Grade II – buildings of special interest, which represent an important part or our built heritage (around 95% of listed buildings)
It is worth remembering that grading can be changed where reevaluation takes place after damage or alterations, as more evidence of a building’s history or architectural quality is uncovered.
The reimagined interior of St Margaret’s Church
Can a building be delisted?
It is very rare to have the listing of a building removed, however it is occasionally possible. Historic England will consider a review of a property listing provided it is accompanied by new evidence relating to the architectural or historic interest of the building. Please note that evidence about the building’s condition, cost of maintaining it or redevelopment plans, cannot be taken into consideration for delisting.
Can I extend my listed building?
Yes of course, having a listed building does not mean that it has a preservation order on it preventing any change, it just means that any change has to be carefully considered so it does not affect the special interest of the property.
Can I have a contemporary extension on a listed building
Yes! Having a heritage building does not mean you have to be stuck in the past with the architecture of any additions to the scheme. Often conservation officers will be keen for any extension to have a different architectural language from the original, to allow the history of the building to be easily read.
See our Holly Cottage project, where we successfully added a contemporary ground floor extension to create a modern kitchen and separate family room onto the listed property.
Can I demolish a listed building?
Sometimes this is possible, but you would need to have Listed Building Consent and Planning Permission in place before you were to do this. The conservation office assigned to you would make a decision on a case by case basis, taking into account the condition of the building, its function and other issues.
Is Listed Building Consent the same as Planning Permission?
No, these are separate permissions. Depending on the work you are looking to undertake it will determine if you need one or both in place before you start any work. The best place to start is either by speaking with your local authority Conservation Officer, or if you are working with a professional Architectural practice, they should be able to help advise you about what is needed for your specific project.
Listed Building Consent is the legal permission you need to have in place to alter your listed building, it is worth remembering that it is a criminal offense to alter your building without this in place first. The case officer will help to oversee the project and ensure that any alterations are in keeping with the original character of the building.
Planning Permission is needed for the majority of work done to the exterior of any property (some alterations fall under Permitted Development, but it is best to check with your Local Authority before you start) so this might also need to be in place if, for example, you were looking build a kitchen extension onto your Listed home.
Concept idea for a contemporary extension to a New Forest cottage.
Do I need planning permission when working on a Listed Building
Not always, planning permission is only needed for making alterations to the exterior of your home. You will not need planning permission for regular maintenance, or to change items such as the internal staircase or the fireplace, but you might still need to get Listed Building Consent for both of these examples.
How do I get permission for altering a Listed Building
When working with a Listed Building it is always best to engage with an experienced architect who has previously worked on Listed Buildings, with a proven track record in securing planning for similar projects to your own.
Once you know what alterations you are looking to do it is best to apply for Planning Permission and Listed Building Consent at the same time. For both of these you will need to prepare detailing drawings and documents that show the current state and the proposed changes.
Are listed buildings exempt from Energy Performance Certification (EPC)
Most properties need an EPC when you build, sell or rent them, but there are a few exceptions when this certification is not needed including if the property is listed, you can find more information here.
What is the Local Heritage Asset Register? (The Local List)
The Local Heritage Asset Register is a register of local heritage assets that may not quite meet the strict requirements for national listing, but that still make a significant contribution to the historic environment of their specific locality or district. To make any alternations to a locally listed property you might find there are some restrictions in place that you need to adhere to, an experienced architect or your local planning department will be able to help you understand what these might be.
The contemporary extension on Holly Cottage.
Can listed building consent be granted retrospectively
In short, yes it can be but it is always strongly recommended to get your permissions in place before you start any work, as it is a criminal offence to undertake unauthorised work to a listed building.
What is listed building curtilage
Curtilage listed, or listed by association, is a term used to describe buildings with the grounds (or curtilage) of a listed property which is also subjected to the listed building itself and will need to apply for listed building consent before any work is undertaken. These structures can often include boundary walls, outbuildings, farm buildings, coach houses or workers cottages which are located in the grounds of the principal listed building or was ancillary to the principal listed building at the time of listing.
We hope those FAQ’s have helped you get a better understanding of how to work on a listed building, as restrictions and regulations are always changing, we would recommend you speak to an architect (especially us!) or your local planners before starting any work. From our experience working on a listed property does not rule out interesting architecture, it just means you have to be more mindful in what you are trying to achieve, your material choices and materials used, often resulting in a more interesting design solution.
Get in touch with us to discuss your heritage project, or for more general information you can find out more at Historic England.
