5 Impossible Flats

Zollikon is proud to discuss some flats recently designed to fit within a challenging but highly sustainable space. This development will bring a range of benefits:

  • enhance the neighbourhood by replacing a litter-strewn wasteland with a well thought-out and maintained scheme
  • replace unmanaged and even dangerous (dead) trees with an urban appropriate “living space” that includes retaining and managing wild trees, a new row of screening trees, a living wall, living roof and sustainable timber cladding materials
  • reduce a local flooding issue for at risk neighbours by enhanced monitoring of a riperian landowner who has a history of neglecting a waterway
  • eliminate any risk entirely for the scheme’s residents by building the ground floor and accesses above the flood tip-over point. (Unbelievably, this was not done in a large neighbouring scheme with dozens of flats just a decade ago!!!)
  • create a safer environment for neighbours using the “secure by design” principles of including windows overlooking public spaces, private ownership and usage. Granular statistics show crime is a problem for the general public in the immediate area to be enhanced by this much-needed Zollikon scheme
  • create much needed housing in a highly sustainable location, i.e. an area very well serviced by shops, schools, public transport, parks, medical care, work opportunities, etc.
  • create beautiful, space efficient homes with well thought-out layouts and features that people will be happy and proud to live in

Zollikon is very proud to have been involved in this scheme from the start – at which point every other person said this derelict, wasteland site was unbuildable – and to have then gone on to build and evidence the scheme’s merits, thereby securing the support of the local planning department despite all the “it’s impossible” nay-sayers.

A construction logistics plan, an extensive topograpical survey all the way to the local high street, uncovering historical records going back over 100 years, legal advice, pixel-level land registry agreement, 3D rendering, a highly original low impact build technique, graphs, photos, statistics, motion capture traffic surveys… The work was great, but the rewards far greater.

5 sets of residents will be glad that Zollikon creatively dreamed and diligently transformed the impossible into the possible, as they enjoy their beautiful new homes.


If you have a piece of land that you think might be buildable – even if “experts” have told you it is “impossible” – please do contact Zollikon for a fresh, intelligent appraisal.

Equally, if you would like to make an investment into land development, where returns of 2-20 times are achievable, Zollikon would love to speak with you about a possible partnership.

We are always happy to listen, look and think.



Exciting times!

Zollikon has been hard at work for some time now on the new church development and final concept selection is about to take place from a short-list of two, before we prepare and submit the planning application. I would love to share details of the concepts with you – maybe later!

Elsewhere, old projects are now being built and yesterday a delayed planning decision on a listed building from early in the year was successful after some to-ing and fro-ing with the Heritage Officer – the client now has all he sought including a new granny annex, kitchen/dining/family room, study, walk-through library, boot room, dressing room, additional en suite, double-height glazed entry, lowered and reinstated parapet roofs, solar panels, landscaped approach, additional parking and other internal layout and fenestration improvements. It really is very satisfying to play a small part in helping a lovely young family achieve their dream home in a stunning location whilst also securing sustainable investment into a fantastic old heritage building.

Approaches continue from repeat clients and new enquirers who have heard of Zollikon by word-of-mouth, and there are now several very exciting avenues on the horizon for next year. Whichever path/s opens up, more in-house development work or some interesting partnership possibilities with great people who have proven track records in their specialist fields, 2020 is already looking good.

Of course, some of the most satisfying work is on individual homes and improvements for families, as mentioned above, so I very much intend to keep going with this fun and rewarding work too. I hope the feeling is mutual and very generous, unsought bonuses recently from two wonderful clients suggest something is right!

There is plenty more learning, hard work and mutual success waiting…



Zollikon wins new church commission

It’s a great thing to see a new church being built in 21st century Britain. Particularly a decent sized one for several hundred people, in the beautiful grounds of a large Victorian gothic mansion which is celebrating its 150th birthday.

Zollikon is delighted and privileged to assist with the design, obtaining planning permission and build of this fantastic new worship, community and conference space for a thriving, exciting church.

Though in the early stages of involvement, there are already some fantastic, innovative ideas around the architecture and uses currently being researched and modelled, including one that would be a genuinely exciting UK first. The project’s previous scoping architects did excellent work to take several masterplans though 2 pre-application cycles with the Local Planning Authority, with Zollikon arriving to oversee the second pre-app LPA meeting and lead the project into its next phases.

As a Christian, it has been a real joy to join the current church in Sunday morning worship and to work with and chat through the week, to really try and understand the church’s vision and values. Highlights? The thumping dance music that crescendos as the service is about to begin, followed by the thumping sermon exhorting us to step out and make a difference, the mid-service coffee break, the passionate conversations I have had with members about their visions for the new church building, the servant hearts I’ve met who work hard to make the existing facilities work for the church and community, climbing up the narrow, winding steps of the gothic tower to survey the surrounding views of town and country… lots of highlights!

From really knowing and understanding the existing church community, the wider communities (including residential, educational and business), current stakeholders and tenants, the huge mansion, outbuildings and grounds – and holding these factors within the contexts of current technologies, budgets, multiple visions and more – Zollikon is synthesising the historic, the current and the sustainable future. And THAT, is indeed a privilege.

More to follow…

Flat roofed, full width, front dormer – win

These are often an unthinkable offence against design and planning policy in many planning departments. Many don’t even like them on the rear of houses but are powerless to stop them under GPDO / PDR legislation (developing an example of which has been keeping the grey cells busy this morning).

But the front, full width, flat dormer is not impossible, as Zollikon has just proved by achieving planning permission for exactly this – at the first attempt. A little more attention to the Design Statement than usual developed the case by close reference to the existing house design and an analysis of neighbouring architecture and recent planning decisions in the area to show how the proposal would actually result in a better outcome than might be the case if simply unthinkingly following rules and guidelines without any flexibility.

Thankfully, the LPA (Local Planning Authority) agreed that the proposal would ‘ameliorate the grain of the local vernacular’. Exactly!

Attention to Detail

A BBC daytime programme was on earlier as I worked – “Dreamy Architects and Their Dreamy Houses” or something to that effect. My attention grew from almost 0% to 100% as the mistakes piled up:

  • Halfway through the build, the architects (there are 2 of them) mysteriously “find some more space” in the roof. No, I don’t understand that either! Anyway, the builder is upset but the customers don’t seem to mind that the architects have changed the laws of physics and increased the bill by having work re-done. (Zollikon uses 3D software to avoid this sort of expensive mistake)

  • On another build, the narrator tells us that tonnes of cement are being poured on the ground to improve construction vehicle access. Really? That would be more than a little odd. The accompanying pictures show concrete being poured – much more sensible! (Zollikon tries to use the correct terminology)

  • Back to the first build, and the stonemason (40 years’ experience) has not put an overhang nor drip edge on some coping because ‘it wasn’t in the drawings’. The architect (also 40 years’ experience) says it was. We don’t get to see the drawings… The architect puts his foot down and the work is ripped out and re-done. He visits once complete and seems very happy, even though the stonemason has (again?) not followed the drawings. The cameraman is studiously avoiding a wide shot of the wall and the changed detail, but I manage to pause on one camera pan and see why. The coping verge is too narrow and the end drip simply pushes water onto a bulging stone below. Result? Exactly what the architect said he wanted to avoid – a lovely, new, expensive, natural stone extension, with a mouldy green wall. (Zollikon advises minimum verges at the approved 38mm, with drips for coping and advises customers on material selection on sheltered and tall walls susceptible to damp and stains.)

I once turned down a request to appear on a Phil Spencer programme to give my expert opinion on a possible loft conversion because I was relatively new to the job at the time and I would studiously double and triple research and check every detail possible into the small hours in the privacy of the office before passing comment. It wouldn’t worry me these days – judging by the low bar for TV, perhaps it shouldn’t have worried me then.

Update:
Later the same day, ITV’s prime time “£10k Holiday Home” featured a very attractive kitchen log burner stove, with timber cabinet touching the burner’s sides and a lovely wooden worktop touching at the top. Just one word –

FIRE!!

Please be very careful when listening to TV advice or trusting any one source.

Continuing Professional Development – Ventilation

Just back from a CPD training session on ventilation organised by the new-ish outsourced building control function now serving several local authorities in the South East. On offer was a new product to eliminate damp and mould – a loft fan which pushes dryer air into the landing/hallway below and into adjoining rooms via 10mm gaps under doors.

I can see this working better with warm roofs and where, for example, there might be an issue with tenants switching off extractor fans and blocking passive vents. Noise sensitive situations might benefit as well. Because this solution provides positive air pressure, this could also help where solid fuel burners might otherwise bring required powered extractor fans into conflict with building regulations – with particular regard to carbon monoxide poisoning. The installation work is minimal compared to drilling multiple wall cores and running additional circuits, particularly in a retrofit/upgrade situation.

Another product on show logs the number of hours the fan has been used, so (sometimes false) claims about damp building problems can be verified…

These products are not optimum for every case and there are lots of other ways of meeting the building regulations on ventilation, but it is always good to have multiple options available.

The next CPD is on fire mist sprinklers – cheaper, less damage, fit in a GU10 sized hole – another great string to the bow in the continual quest to ensure that buildings are efficient, comfortable and safe.

Cowpie

Yes, it’s that time of year and once again Zollikon is proud to support (providing showground CAD plans and then helping set out the showground fields for the dozens of stalls / exhibitors and many thousands of visitors) the Surrey Young Farmers as they put on their superb annual Cowpie Show.

This year the main attractions include “Big Pete and the Grim Reaper Monster Trucks” in the main arena, and BMX wizards the “Anti-Gravity Bike Show”, where you get to have a go if you’re brave enough! There’ll be lots of old favourites too – the hilarious Sheep Show, the terrifying Wall of Death, military vehicles, farm vehicles, etc, etc and of course farm animals, dogs, birds of prey, countless trade, food and drink stands, Medieval village, fun-fair rides…

I’ll be there, along with many thousands of others. It’s for a great cause and is a brilliant family day out. Maybe see you there?

The Cowpie Show is on Sunday 13th May 2018 this year, organised by the Surrey Young Farmers club. See http://www.cowpie.co.uk for more info and cheap advance tickets.

Past Projects

Zollikon has been around for a few years and worked on a large number of projects. The following examples are listed to give an idea of our experience:

  • Design, planning permission and building regulations for renovation, extension and conversion of derelict bungalow to house, sympathetic to Grade II listed neighbour – Zollikon success after client’s previous failure.

  • Extension and conversion of existing building to 7 flats – building regulations/plans for stalled project, including subterranean, to enable sale.

  • Several rear extensions using new Neighbour Consultation Scheme to double normal permitted development rights (PDR) limits.

  • Double and triple planning application strategies to benefit from both permitted and consented planning on the same building.

  • Conversion of historic stables to habitable – design, construction/building regulations detailing, build management including full under-pinning, tanking, restoration of lime mortar, structural reinforcement.

  • Multi-disciplinary case management (planning, barristers, design, structural, Party Wall) for multi-million town centre flats project involving defective title deeds, legacy planning and multi-party negotiations

  • School playground/outdoor classroom design, plans and 3D visuals to assist students with special needs (pro bono)

  • Architectural plans, legal searches, joint venture business plan and multi-party negotiations to treble value of town centre plot to create up to 25 flats.

  • Large kitchen/living/dining parapet extension, en suite, porch and extensive landscaping for substantial house – design, planning application, construction detailing.

  • 19 new build one and two bedroom flats – feasibility study.

  • Successful negotiation with council Building Control Department to allow 5m x 4m rear extension as ‘porch’ to enable building regulations exemption.

  • Extensions to two flats – design and planning application.

  • Double dormer loft conversion within Permitted Development Rights, with fire curtain protected route option through open plan ground floor.

  • New-build 2 bedroom detached bungalow – planning inspectorate appeal and land acquisition consultancy.

  • Manse loft conversion with L shaped dormer to create 3 new bedrooms, bathroom and study. Also orangery, conservatory and open plan remodelling. Planning permissions, design and building regulations.

  • Achieving Building Control completion certificates on extensive structural, thermal, electrical and other works to six dwellings within 2 months (following several years of unsuccessful attempts before Zollikon’s involvement).

  • Successful Listed Building Consent for loft conversion, stairs and windows on Grade II cottage.

  • House extension and conversion to 4 flats/25 rooms – design, successful planning appeal, build management.

  • 1800m2 industrial units – business development consultancy and plans to maximise return.

  • Bungalow extension, interior alterations and crack investigation – design, building plans, structural engineer liaison.

  • Front extension to lounge and porch (builder’s own home) – design and planning application.

  • Two storey side extension into loft (different builder’s own home), including new log burner and en suite – reworking existing loft plans, construction/building regulations detailing.

  • 100 seat restaurant dining area and kitchen layout, licence application.

  • Joint venture, finance, plans, building regulations, build management consultancy for new property developers.

  • Plans, planning permission, building regulations, build checking for rear extension covering entire back garden in conservation area (subsequently recommended for and achieved planning for two storey extension in same conservation area, subsequently recommended for third extension in same conservation area…)

  • Design, planning and building regs for eighth customer in the same road completed! – all word of mouth recommendations.

  • Extensive project to combine two flats into one house, convert loft and add double side dormers and lower ground floor extension, remodelling to include: extra bedroom, extra en suite, extra toilet, extra utility room, 2 new offices, reworked bedroom, new bathroom, new open plan kitchen-diner-family room, 3 new staircases. All achieved within permitted development rights.

  • Extensive remodelling and extension to house forming one wing end of Grade II listed 18th century stately home in AONB, following Zollikon success on the other wing’s sister house.

  • Plot-finding, site acquisition, topographical survey, plans and planning application for 5 new flats on vacant urban brownfield site.



Perhaps your project contains elements similar to one or more of the above examples? Perhaps you have a new challenge for us – we love overcoming challenges! Zollikon has a lot of experience, skills and hunger to succeed for our clients. We look forward to helping you.

Loft Stairs

There are several great advantages to converting a loft compared with a ground floor extension:

  • no costly new foundations needed (subject to checking)
  • no new roof needed
  • no wasted garden space
  • upstairs bedroom/s
  • loft bathrooms/en suites can make good use of eaves
  • upgrading roof insulation benefits the whole house
  • generous planning PDRs can reduce planning costs and risks

So, lots of good reasons to consider a loft. These pluses need weighing against issues such as the need to consider fire safety, structural reinforcement and noise transmission, but so long as the basic height needed is there, a loft is a definite possibility.

One issue that does need consideration at an early stage is access – stairs.

Issues include:

  • Stairs and access to them, will cost space on the first floor
  • Placing loft stairs over existing stairs can be an efficient use of space
  • Stairs typically need to arrive in a high point of the roof to provide enough headroom
  • Building regulations stipulate a maximum stair pitch of 42 degrees
  • Each tread must have a minimum of 2 metres clear height above, except loft stairs, which may have a centre-line height of 1.9m with a lower edge of 1.8m to allow for a sloped roof above
  • Loft staircase headroom can be helped by Velux/roof lites and dormers
  • There are also minimums for stair landings and rules governing door openings near stairs
  • If the stairs create accommodation on a third floor, enhanced fire safety requirements and protected route escape rules can be met using a whole range of tools (e.g. linked smoke alarms, heat detectors, fire doors, intumescent products, fire boards, fire curtains and sprinkler systems)
  • Carpeted loft stairs will be quieter for nearby bedrooms
  • Winds and low ceilings will impact on moving larger furniture
  • For minor breaches, building inspectors (local authority building control officers or approved independent inspectors) have some discretion to decide what they consider to be a safe staircase
  • There is no rule governing the minimum width of private staircases
  • Risers and treads must be consistent – adding or removing height to the bottom step to make up for an error is not OK!
  • Spiral staircases and space saver (alternating treads) stairs can be an option.
  • If buying a second hand staircase, please consider/remember (or Google!) the 100mm sphere safety rule.

And so on.

Of course, you do not need to learn all of the above; Zollikon is here to take the technical load off your shoulders and assist as you specify your priority and design preferences.

Zollikon uses 3D CAD software which is a huge benefit when dealing with tight spaces, minimum heights, rising steps and sloped ceilings. We can add thickness to loft floors and ceilings to show the impact of reinforcing and insulating work needed in loft conversions. From your point of view, you will get to see your staircase, floor, walls, ceilings in 3D from any angle you like. We can even populate the model with people of your height to help understand the dimensions.

The sort of experience, expertise and software that Zollikon offers will go a long way to making a complex subject user-friendly for you. Loft stairs – tick.

New Year, New Start

Welcome to another year! 2018 holds much promise as Zollikon Architecture relaunches following a build sabbatical – an immensely tough and rewarding challenge.

Early this year we plan on giving the website a makeover and producing some printed marketing materials designed to bring useful information and benefits to interested clients. We are also looking at moving into a new office that enjoys a view over a golf course just 20 feet away through it’s panoramic glass wall. OK, OK so it’s a converted double garage but the location and aspect are truly inspirational!

Despite some incredibly long hours last year, somehow we also managed to find time to obtain and apply for planning for some more new flats on a brownfield site of our own. It’s always exciting to win planning applications, but when it is your own things are more personal and intense. Several clients have commented on how they appreciate the extra mile that Zollikon goes – which is largely thanks to having personal experience of the journey that clients go through. We should know more soon and whatever happens it will make a great case study before too long…

In the past year of ‘busman’s sabbatical’, Zollikon has only worked for two clients – the first project was for some friends with a growing family who needed a lower ground floor rear extension, two side-dormer extensions and complete remodelling to include: two new offices, new kitchen/diner, new bathroom, extra bedroom, extra en-suite, 2 new WCs, new utility room, three new staircases linking 4 storeys… all in a house at one time gutted by fire and all achieved under permitted development rights.

The other project is one wing-end of an 18th century grade 2 listed stately home set in glorious AONB woodland and overlooking a gently sloping garden, with ha-ha, paddock and fishing lake beyond. The clients have grand designs to extend and refurbish to very high standards and although busy, persuaded Zollikon to take on the project on the basis that we had previously succeeded with the other wing of the same house in what some hold to be a tricky planning district.

And so to 2018. We look forward to exciting new projects and challenges, to happy clients and a job well done. Carpe diem!