The process of design for a project is broken down into well established stages
The RIBA (Royal Institute of British Architects) ‘Plan of Works’ system defines these stages from 1 to 6 :
Services
1. Preparation and Briefing
To begin with, we meet you to talk about your project. We find out your hopes and aspirations, including your thoughts on what spaces you need, how it should look, renewable technologies, budget, finishes, and a timeline.
It’s also a time for you to find out about us: how we work, timescales and costs. We can then work out the best way to move forward together. At this point, we’ll put together a detailed fee proposal that breaks down what you can expect to spend at each stage. If you are happy with this, we can then prepare an appointment and move onto the next stage.
For most projects, we usually need a mix of measured and topographical surveys for existing buildings or sites. Depending on what you need, we’ll either handle this ourselves or get some quotes for you.
2. Concept (Feasibility) Design
The Concept or Feasibility design stage for projects is an important step that aims to outline the key proposals being considered while also establishing a budget cost estimate. Using the Brief and Survey information collected in the previous stage, we collaborate closely with our Clients to create sketch plan proposals which reflect their vision. As these plans take shape, we typically suggest engaging a Quantity Surveyor (cost consultant) to provide an initial budget cost estimate. For many projects, this stage often leads us to refine the proposals in order to align with the available budget, ensuring that we make the most of every opportunity while respecting financial constraints.
At the end of this Feasibility stage, the intention is to have broadly set out the proposals and to have established an approximate budget cost.
3. Spatial Co-ordination
This stage is generally described as the ‘Planning’ stage, where the sketch plans established at the Feasibility stage are developed into full plans and elevations.
Where relevant, we will review the Planning Application constraints and in some cases work up a 3D model of the important parts of the proposals. For most of our projects, a formal Planning Application and in some cases a parallel Listed Building Consent application is required at the end of the Stage.
4A. Technical Design (Building Warrant)
For most projects, Stage 4 is broken down into two different stages – Building Warrant and Tender Preparation
The Building Warrant stage develops the proposals into a higher level of detail and for most projects will require drawings and reports to be lodged in a formal Building Warrant application to demonstrate compliance with the Building Standards. The appointment of a structural engineer is usually required for this stage. There is usually some discussion with the local Building Control office to agree any changes and additional information they need to approve the proposals
4B. Technical Design (Tender Information)
The Tender Stage further develops the proposals and specification to provide the information needed for Building Contractors to be able to price the proposals. We prepare the proposals in more detail to allow for either a negotiated tender with a single preferred contractor, or competitive tender by two or three contractors. We can recommend suitable contractors to you for consideration at this stage.
For larger projects, we generally recommend the appointment of a Quantity Surveyor to prepare the tender documentation and assess the tenders once returned. For smaller and simple projects, some Clients opt to forego the Tender stage and organise the building works directly using the Building Warrant information. While this is an option, we do not normally recommend this approach as it can run a risk of construction quality problems and disputes.
5. Construction
For most of our projects, we remain involved throughout the Building Works. During this stage, we respond to contractor queries as they arise, carry out periodic site inspections, check the monthly payments due to the contractor and carry out a handover inspection. For larger projects, we will recommend the ongoing involvement of a quantity surveyor during the building works.
This stage concludes by issuing a practical completion certificate which allows the completed project to be handed over to the client.
6. Handover
The handover stage is the stage of a construction project when the site is handed back to the client for them to occupy.
We can assist with submitting Local Authority completions and finalising the contract between you and your contractor.
For most residential projects, we will carry out a final inspection one year after handover and agree any remedial works with the Client and Contractor
