Party Wall Advice for Architects: Avoiding Deloays & Involving a Surveyor

Party Wall Advice for Architects: When to Involve a Surveyor and Avoid Project Delays

• Designing a rear extension?
• Working on a loft conversion involving steelwork within a party wall?
• Planning foundations close to a neighbouring property?
• Preparing plans for a new wall along the boundary line?

For architects, the Party Wall etc. Act 1996 is an important consideration long before construction begins. While complying with the Act is the building owner’s responsibility, identifying notifiable works during the design stage can help your clients avoid unnecessary delays once the project is ready to go ahead.

Planning permission and Building Regulations approval do not replace the requirements of the Party Wall Act, so perfectly acceptable architectural designs can still involve works that require notices to be served on adjoining owners. See the GOV.UK guidance.

As Party Wall Surveyors operating in Surrey and London, Westville Associates regularly works alongside architects, developers and homeowners to identify where the Act applies and help manage the party wall process through to construction.

Here’s a guide on when architects should flag party wall matters and how early you should involve a Party Wall Surveyor.

Party Wall considerations for architects

It’s important to think about Party Wall Matters early

Party wall matters should not be left as an afterthought once planning permission has been granted and contractors are ready to begin. This can delay the project and cause problems.

The Act contains statutory notice periods. This means that, depending on the proposed works, you must serve notices one or two months before works commence. The government’s explanatory booklet sets out the notice periods.

If an adjoining owner dissents or doesn’t respond within the timeframe, surveyors might need to be appointed, and a Party Wall Award prepared before the relevant works proceed.

Identifying issues early can give everyone more time. At Westville Associates, we’re happy to review the proposed works and advise on whether the Party Wall etc. Act 1996 is likely to apply, and we can advise on the best next steps.

Projects architects should look out for

There are three areas of the Act particularly relevant to residential architectural projects.

1. Building on or near the boundary

Section 1 deals with new walls constructed on or at the line of junction between properties, which is typically relevant to rear and side extensions where the proposed external wall is at the boundary. See section 1 of the Act.

The precise position of the proposed wall matters. Constructing a wall on the building owner’s land up to the boundary differs from proposing a wall astride the boundary, and it’s worth establishing clearly on the drawings early.

2. Work to an Existing Party Structure

Section 2 covers various works to existing party structures. For architects, common examples can include:

• Cutting pockets into a party wall to support beams
• Raising the height of a party wall
• Removing chimney breasts
• Cutting away projections from a party wall
• Demolishing and rebuilding certain party structures
• Repairing or altering a party wall in circumstances covered by the Act

A clear example is a loft conversion. If new structural steel is designed to bear into the party wall, the structural design may create a requirement under the Act even though much of the conversion takes place within the owner’s property. See section 2 of the Act.

3. Excavating Near a Neighbouring Building

Section 6 is particularly relevant to architects designing extensions and basements. The Act applies where excavation takes place within three metres of a neighbouring building or structure and extends below the level of the neighbour’s foundations.

It can also apply to certain deeper excavations within six metres, depending on the relationship between the proposed excavation and the adjoining owner’s foundations. See section 6 of the Act.

Therefore, distance alone isn’t enough to determine whether notice is necessary; foundation depths matter too.

Architects don’t need to be a party wall expert

An architect doesn’t need to take responsibility for administering the Party Wall etc. Act, but if your drawings show a new extension against a boundary, excavation alongside the neighbour’s property or steel beams bearing into a party wall, flagging these implications to your client can prevent difficult conversations later.

We advise approaching it this way:

1. Design
2. Party Wall implications reviewed
3. Notices served where required
4. Agreement/Award obtained
5. Relevant works proceed

Westville Associates can step in at the Party Wall review stage and manage the process.

Contact Westville Associates if….

Consider getting Party Wall advice when:

• An extension approaches the boundary
• New foundations will be close to another building
• A basement is proposed
• Structural steelwork interacts with a party wall
• A loft conversion involves the party structure
• Chimney breasts are being removed
• A party wall will be raised, altered or rebuilt
• You’re unsure whether the proposed construction falls within the Act

For a Surrey or London project, get in touch with Westville Associates to discuss the proposed works.

What our party wall surveyors need from the architect

Depending on the project, useful information can include:

• Existing and proposed floor plans
• Existing and proposed elevations
• Sections through the proposed works
• Site and block plans
• Boundary positions
• Foundation layouts and depths
• Structural engineer’s drawings
• Steelwork details
• Details of works to party walls
• Excavation information
• Construction methodology where relevant

If you’re preparing drawings and need to check a party wall issue, call Simon on 07834 761 411.