Architectural Services

At DKA, we provide all the services required to achieve planning permission for your proposed development from an Attic Conversion or Extension to your Dream House. On receipt of your planning permission, we can supervise and certify the build from foundations to completion and issue you with a Certificate of Compliance with Planning and Building Regulations. If you do not require planning permission for your project, we can supervise and certify the build and issue you with a Certificate of Exemption from Planning Regulations and Compliance with Building Regulations. If you have completed your project without the required planning permission, we can apply for Retention Permission for the development.

• Planning Permission for New Houses, Extensions & Housing Developments
  We have many years experience in dealing with all aspects of the planning process for Residential, Commercial and Industrial developments. We have a very good record in obtaining planning permission and we believe this is due to the high quality of our planning submissions.  We can also advise which works do not require planning permissions and can we can provide a Certificate of Exemption from Planning Permission & Compliance with Building Regulations in these instances where required.

• Retention Planning Permission
  You will need retention permission if you build e.g. an extension, garage or make modifications to your building without planning permission or if this work is not exempted from Planning Permission. However, this approach should not be relied upon in order to avoid seeking planning permission before starting work as you may not necessarily be granted permission for retention or you may be required to carry out costly modifications.  Levies may also be imposed by the local authority on the grant of full planning permission.

• Passive House Design
  A passive house is a building in which a comfortable interior climate can be maintained without active heating and cooling systems (Adamson 1987 and Feist 1988). The house heats and cools itself, hence "passive".
  For European passive construction, prerequisite to this capability is an annual heating requirement that is less than 15 kWh/(m²a) (4755 Btu/ft²/yr), not to be attained at the cost of an increase in use of energy for other purposes (e.g., electricity). Furthermore, the combined primary energy consumption of living area of a European passive house may not exceed 120 kWh/(m²a) (38039 Btu/ft²/yr) for heat, hot water and household electricity. With this as a starting point, additional energy requirements may be completely covered using renewable energy sources.
  This is certainly the future standard for Irish House Building, check out the SEI information brochure here.

• Project Management
  We offer a full project management service for all types of building projects. We will guide you through the feasibility, design and planning stages, prepare detailed tender documentation and working drawings, obtain quotations from contractors, supervise and certify the construction through to completion. We will also prepare the Stage Payment Certificates at each stage for your Lending Institution.  We supply an Opinion on Compliance after our Final Inspection together. We liaise with your Solicitor and Lending Institution throughout the build. We can also offer Quantity Surveying services.

• Construction Supervision
  If you don’t require Project Management we can offer you Construction Supervision Services which would generally involve the following site inspections :
  
  1. Foundation Inspection
  2. Floor Insulation & Slab Inspection
  3. Blockwork Inspection and wall insulation
  4. Roof Structure and Insulation Inspection
  5. Final Inspection
  We will also prepare the Stage Payment Certificates at each stage for your Lending Institution.  We supply an Opinion on Compliance after our Final Inspection together. We liaise with your Solicitor and Lending Institution throughout the build.

• Certificate of Compliance with Planning Permission & Building Regulations

• Certificate of Exemption from Planning Permission & Compliance with Building Regulations

• Land Surveys & Setting Out of sites and houses
  We use the latest surveying technology i.e. GPS and Total Station to set out your site boundary and buildings.

• Land Transfer Maps
  We can generate certified Land Registry maps for land or plots under sale or transfer. These are required as part of the legal process for transfer of land. Example

• Snag Lists
  A Snag List is the inspection of a newly built property in sufficient detail to allow the building surveyor to compile a list of shortcomings, defects and irregularities with the property. This gives the purchaser an opportunity to furnish the builder/developer with a detailed list of snagging items, which should be completed before the finalisation of Contracts. The purpose of a Snag List is to ensure that the newly built property is in compliance with all current Building Regulations and has been finished to the highest possible standards.

Civil/Structural Engineering Services

Whether you are constructing a new building or if you are making structural alterations to your existing building, DKA can design all the structural elements of your building from foundation to roof.

If you are purchasing a house, we can carry out a Pre-Purchase Structural Survey (also known as a Building Inspection Report) or Snag List (if it is a new property).

• Structural Design
  Whether you are constructing a new building or if you are making structural alterations to your existing building, we can design all the structural elements of your building from foundation to roof. See photo

• Structural Survey Reports
  A Structural Survey Report, sometimes called a ‘Building Inspection Report’, is a thorough internal and external inspection of a property to determine it’s condition. A building inspection is normally conducted prior to a property being purchased and offers the potential purchaser peace of mind by identifying any defects or compliance issues which could incur substantial expense to remedy. Our reports are carried out by a qualified Civil Engineer, experienced in inspecting a wide variety of residential properties. The final report describes the condition of the property, under separate headings, which summarise the overall condition of each building element and make recommendations to remedy any defects or areas of disrepair.

• Subsidence or Settlement Report
  Subsidence usually refers to problems whereby a building is damaged by a failure in the ground. Settlement refers to a failure of the components of a building.
  
  Signs of subsidence and settlement in buildings are very common and can be the result of many causes, (sometimes a combination of more than one cause). In some cases a building can reach a state of equilibrium and if the problem is not too serious nothing further will need to be done. The main reason for an investigation will be to establish the cause of the problem, whether it is likely to get worse and if so what actions should be considered to rectify the situation. See example

• Foundation Design
  Prior to foundation design we will log trial pits in the area of your proposed building, depending on our findings, more advanced ground investigation techniques may have to be employed.  We will then design the most appropriate and cost effective foundation for your building.

• Fire Safety Certificates
  A fire safety certificate is needed in the following situations:
  
  1. New commercial building.
  2. When alterations are made to an existing commercial building.
  3. An existing commercial building is extended.
  4. changes of use of a building to a commercial entity e.g. the conversion of a house to a crèche.

• Soakaway tests to BRE Digest 365 for Stormwater Design
  Soakaway tests are carried out in accordance with BRE Digest 365. Soakaways have been the traditional method of stormwater disposal from buildings and paved (impervious) areas remote from a public sewer or watercourse. In recent years soakaways have been used in urban, fully sewered areas to limit the impact on discharge of new upstream building works and to avoid costs of sewer up-grading outside a development. Soakaway tests are required to be submitted with planning applications and BRE Digest 365 is the standard used to assess soakaways. We carry out Soakaway tests and Soakaway Design in Dublin and throughout Ireland.

• Sustainable Drainage Systems (SuDS)
  Sustainable Urban Drainage Systems (SUDs) are required by local authorities to deal with stormwater from development of Greenfield sites.   The purpose of SUDs is to remove surface water as quickly as possible and to contain it underground in an attenuation tank. The stored water can then be released from the tank at a calculated rate over a defined period of time. Example 1Example 2

• Insurance Claims
  On behalf of the Claimant, we carry out loss assessing and negotiation of insurance claims in the fields of:
  
  • Fire
  • Flood
  • Impact
  • Heave
  • Subsidence
  • Oil spills

• Quantity Surveying
  The following services are offered if requested:
  
  • Preparation of Budget Estimates and Cost Plans
  • Production of Tender Documentation
  • Preparation of Cashflow Projections
  • Control of Costs Post Contract
  • Implementation of Change Order Procedures
  • Preparation of Interim Payment Recommendations
  • Settlement of Final Account

• Boundary Disputes
  Increasingly, property owners experience boundary related problems, we have been involved in resolving many boundary disputes.
  Eight legal presumptions for Boundary features:
  
  In the absence of evidence to the contrary, the following legal presumptions apply with regard to boundaries. Evidence to the contrary is usually, but not always, in writing and will usually be contained within the documents registered at the Land Registry.
    
  
  1. Hedge and Ditch. Where two properties are divided by a hedge and/or earthen bank and a drain (ditch), then the legal assumption is that the boundary extends to the far side of the ditch from the hedge. This presumption is based on the surmise that the land owner dug a drain (ditch) at the edge of his own land and placed the spoil from the drain on his land inside his drain and planted a hedge on it.
  2. Fences and Walls. If a wall or fence is supported by buttresses and posts on one side, there is a legal presumption that it belongs to the owner on that side.
  3. Party Walls. There is a legal presumption that ownership extends to the centerline of a party wall, with half belonging to each owner.
  4. Apartments. The ownership of Apartments is very precisely defined to the inside face of the plaster on perimeter walls and to the outside face of the glazing on external wall windows.
  5. Roadways. The boundary of land fronting onto a public roadway normally extends to the centre of that roadway, subject to the rights of the local authority that maintains that roadway. While the owner of the land will own the subsoil, mineral rights are normally explicitly excluded in the folio.
  6. Non tidal Rivers and streams. The ownership of land abutting streams and rivers will normally extend to the centre. The boundary will follow the gradual change of the water course over time, but will not follow the centreline if the movement is sudden.
  7. Sea shore. The ownership of land joining the sea shore will follow the mean high water mark, which is defined by the latest OSi sheet for the area. The same presumption will follow for tidal rivers and streams.
  8. Lakes. The ownership of the bed of the lake is presumed to belong to the owner of the surrounding land if the lake lies within his sole ownership.

Environmental Services

We can carry out a full site survey and percolation tests (site characterisation tests) for your effluent treatment system. We will also design the effluent treatment system most suitable to your site conditions.

Given the recent incidences of flooding in Ireland, it is essential to have sustainable stormwater drainage systems installed on your site. DKA carry out Soakaway Tests to ascertain the permeability characteristics of your site and can design Sustainable Drainage Systems (SuDS) for your site.

• Site Characterisation Tests and Percolation Tests to EPA Regulations
  A site characterisation report or sometimes referred to as a Percolation Test is an analysis of the local hydrogeological features of a site to determine the most feasible means of treating effluent on-site whilst ensuring full compliance with the effluent treatment requirements of the Environmental Protection Agency and the relevant local authority planning regulations.  We have the relevant Fetac qualifications and PI insurance and we are approved nationally to conduct these tests.  We carry out Percolation tests and Site Characterisation Tests in Dublin, Kildare, Meath, Wicklow and throughout Ireland.

• Soakaway tests to BRE Digest 365 for Stormwater Design
  Soakaway tests are carried out in accordance with BRE Digest 365.  Soakaways have been the traditional method of stormwater disposal from buildings and paved (impervious) areas remote from a public sewer or watercourse. In recent years soakaway tests have been used in urban, fully sewered areas to limit the impact on discharge of new upstream building works and to avoid costs of sewer up-grading outside a development. Soakaway tests are required to be submitted with planning applications and BRE Digest 365 is the standard used to assess soakaways. We carry out Soakaway tests and Soakaway Design in Dublin, Kildare, Meath, Wicklow and throughout Ireland.

• Sustainable Drainage Systems (SuDS)
  Sustainable Urban Drainage Systems (SUDs) are required by local authorities to deal with stormwater from development of Greenfield sites.   The purpose of SUDs is to remove surface water as quickly as possible and to contain it underground in an attenuation tank. The stored water can then be released from the tank at a calculated rate over a defined period of time.

• Oil Spill Surveys

Building Energy Rating (BER) Services

A BER is an indication of the energy performance of a home. A BER is similar to the energy label for a household electrical appliance like your fridge. The label has a scale of A-G. A-rated homes are the most energy efficient and will tend to have the lowest energy bills. DKA carry out BER's for Homeowners, Developers and Landlords. We also carry out BER's for non-domestic buildings.

• BER Certificates
  DKA carry out BER’s for Homeowners, Developers and Landlords. We also carry out BER’s for non-domestic buildings. The price of a BER varies and is dependent on the size and configuration of the building.Key points to note:
  
  • Since the 1st of January 2007, all new homes for which planning permission has being applied for must have a BER Certificate.
  • 1st of July 2008 a BER cert will be required for new non domestic buildings offered for sale or rent. Transitional BER exemptions will apply to new non domestic buildings non domestic buildings for which planning permission is applied on or before 30th of June 2008 provided the new non-domestic buildings involved are substantially completed by 30th June 2010
  • 1st of January 2008 BER Certificates will be required for any existing building offered for sale or rent.
  • There is a maximum fine of up to €5,000.00 for not having a BER cert when required.
  Obtaining a BER certificate is as simple as 1, 2, 3:
  
  1. A BER inspector visits your home for a detailed measured survey. The completed survey will include such information as: - room dimensions, size and position of windows, dwelling orientation, constructional materials and methods, heating systems, sheltered walls etc.
  2. From the information obtained, calculations on U-Values, Ventilation, Energy use, Air changes etc. are performed. These calculations are entered into the Sustainable Energy Ireland (SEI) DEAP software to produce a BER report.
  3. We then forward our report to SEI and a certificate is produced which you should receive within 2 to 3 days.
  Click here to see a sample BER Certificate.

• Air Tightness Testing
  Air tightness is the control of airflow in a building. Owners/occupiers of dwellings where unacceptable air leakage is evident will find that they are paying higher energy bills as the heating system has to compensate for the associated heat losses. Even though you may have adequate levels of  insulation, you may still find you are experiencing heat losses because of air leakage
  
  Air tightness testing highlights areas of heat loss. These areas are increasing your energy consumption and, with it, the amount of money your property is wasting. Air tightness and thermal imaging can locate these areas and therefore allow you to make the necessary changes to increase the energy efficiency of your home.
  
  The revised Building Regulations (24th January 2008) introduced mandatory air pressure testing for new dwellings. All new single dwellings will require an air pressure test from 1st July 2008. Guidelines have been set out in relation to developments. These guidelines are outlined below. The aim of air tightness testing is to measure the flow of air within a building and identify areas that are experiencing heat loss.  The Regulations require that the property will need to achieve a result of below 10m³/hr/m².

• Thermal Imaging Surveys
  Infra red technology enables us to identify defects in the building which are normally hidden to the naked eye. Using a Thermal Image Camera, we are able to identify problem areas such as:
  
  • insulation defects in walls and roofs.
  • air leakage around service pipes.
  • heat loss through un-insulated pipework.
  • locate the source of hidden mould growth.  
  • defects in radiators and underfloor heating.
  • energy wastage in electrical appliances.