Engaging an Architect and the design process
Every client is unique and has different needs and aspirations. Every site is different and the budget can vary. Therefore, every design we undertake is bespoke to you. Therefore, the associated services provided by us is tailored accordingly so the cost and scope of services will be personalised to you, the sites’, and projects’ requirements. This information is intended to give an overview of a typical project utilising a simple traditional procurement route and is aimed at someone looking to engage an architect for the first time.
RIBA Stage 1-Consultation and Brief
The first stage is for us to carry out an onsite consultation with you at your property at a time to be agreed. This is to establish your design brief and discuss how the design process works. We will discuss your proposed project in detail, establish what you need and want from the project and the feasibility of achieving this and how this can be realised by bringing a creative eye to the process. We will discuss cost, time scale, as well as talk through in detail the various statutory obligations that are required, for example obtaining planning consent, demonstrating compliance with Building Regulations and with the Construction (Design & Management) Regulations 2015 (CDM). We will also set out what the obligations and responsibilities are from your perspective, our role and the role of other consultants who may be required on the project.
We approach all our projects with sound, honest advice based on our experience. Our aim is to provide you with a clear view of the proposed project and help you understand the costs and the challenges you may face with your project. We aim to address any challenges that may arise creatively and professionally with a pragmatic approach to our working process. All work is undertaken by, or under the direct supervision of an RIBA Chartered Architect who will guide you through the whole design and build process – from the initial design stage, to seeing the project through the planning and construction processes, on site assistance to the completion of your project. We conform to the RIBA and ARB Code of Conduct, which ensures our clients get the highest standard of professional conduct and service throughout.
Following the meeting, we will provide you with a formal estimate of our ongoing fees as fixed lump sum figures for the various stages in line with the RIBA stage of work that we have agreed in the initial meeting.
RIBA Stages 3-Design and Consent
Once our appointment is agreed and you are content with our service proposal, we will formally get your project underway. The first stage usually consists of a building measurement survey and gathering information about the site. Some projects will require an external land topographic survey. We will advise you if this is required at the beginning. A separate surveying company will carry out the land survey. Your project may include the appointment of other consultants to assist in the process at various stages, such as a planning consultant, Ecologist, Arboriculturalist, highways engineer, drainage consultant and structural engineers. Again, we will endeavour to advise you at the outset who will be required so you are aware to factor this in to the project budget. We will continue to crystalize the project brief with you and start developing the concept designs based on our initial discussions, working alongside you until we have a final design agreed. The final design drawings will form the key component of any planning submission, along with other documents and reports that may be required.
RIBA Stage 4-Building Regulation/Production information & Tender
Once planning permission is granted, the next stage is to develop the building regulations and technical design drawings for your project. This is called production information. The planning drawings are a set of simplified focused purely on the design and materials. Building regs drawings are much more detailed than planning drawings. They incorporate the structural information, thermal insulation, drainage etc and proof of full compliance with the building regulations. They also include enough information for a contractor to accurately price as well as detailed set of construction specification notes and full product specific information to allow the contractor to price and ultimately build from. Building regulations drawings can also include larger scaled detailed drawings and construction details if warranted. This information is submitted to the local authority building control department (or private company). Architectural drawings, building regulations drawings and the structural drawings from the engineer are all needed for the application as well as a SAP report if you have lots of glass in your proposals. New build projects will also require an overheating assessment under the new Part O of the building regulations.
See below what building regulations drawings can include:
✓ Details proposed works
✓ Fully dimensioned drawings
✓ Specification notes relating to construction methods and element build ups
✓ Proving compliance with relevant parts of the Building Regs
✓ Structural Information incorporated within the design by the structural engineers
✓ Drawing pack includes more drawings containing more information, demolition layouts, structural layouts, sections, drainage and sometimes 1:10 details where control of detail on site is required
✓ Thermal compliance included within the design via the SAP report
✓ Insulation thicknesses in roof, walls and floors confirmed
✓ Fully compliant construction details
✓ Exact details and specifications
A basic set of Technical Designs will form the main part of a Building Regulations Plan Check submission. Although the technical design drawings can be used for construction on simple projects like a simple house extension, projects that are more complicated often require additional detail, often in the form of additional detailed larger scale working details, schedule of works, finishes schedules, door and window and joinery schedules. The more information that can be provided to a contractor, the more accurate their tender price will be as there will be better clarity. We can advise and help you what level of detail to suggest and find a suitable contractor for your project and obtain prices through a competitive tender process. The tendering contractors will base their prices on the tender package provided including the technical design and other information gathered throughout the project. On receiving these prices, we will then evaluate the tenders and assist you in selecting the contractor to use for your project.
RIBA Stage 4-Construction
Assuming a contractor is selected and a final contract price and scope of works is agreed, we can assist in drawing up the appropriate form of building contract between yourself and the successful contractor. This could be a simple Building Contract, such as the RIBA Domestic Building Contract or JCT Minor Works – which can be used on small domestic projects such as house extension and refurbishments and change of use projects. A more complex, larger building project such as a new build house will require a more detailed form of Building contract, such as the JCT Intermediate Building Contract or the JCT Standard Building Contract. It is vital that you enter in to some sort of building contract whether or not we are involved in the on-site affairs. We would strongly advise that a written agreement is in place between yourself and the contractor for all construction work, for example the JCT Homeowner (HO/B) contract or the RIBA Domestic Construction Contract, with the self-administration clause selected.
If you do choose to utilise the architect for RIBA Stages 5 onwards for a full service, we would act as contract administrator on the project (CA). Under this role, we would carry out the following services:
✓ Prepare the tender documentation and form of tender and send out tenders
✓ Receive and advise clients on tenders
✓ Draw up contract documents between the client and chosen builder
✓Provide the contractor with information required for construction
✓ Chair pre contract meeting and attend site intermittently as required to see that the work is proceeding in accordance with the contract
✓ Check and issue monthly contractors valuations
✓ Chair/attend monthly design team meetings and log / report them accordingly.
✓ Issue any architects instructions as required for any variations
✓Provide or obtain drawings showing the building and its services
✓ Compilation of the O &M manuals as required under Health & Safety requirements.
✓ Make final inspections and advise on the resolution of any defects at the end of the rectification period
✓Agree the final account and issue a final certificate
✓ Issue final certificate at the end of the defects liability period (after 3,6 or 12 months)
Note, we will not act as Principle Designer (PD) as required under the CDM Regulations however we will monitor the works to generally observe if the contractor is carrying out the main construction phases of the work correctly and in line with our specification and drawings and will assist the contractor with any queries they may have. Our role will be to monitor the architectural design only and not structural items such as retaining walls or steel structure / beams or temporary works e.g. shoring or propping. The appointed structural engineer who can independently inspect this work if required can carry this out. Please note that whilst we will endeavour to highlight any risky activities occurring on site, we take no responsibility for the design of those activities. We also accept no responsibility for works carried out between our site visits, which are covered up and unavailable to retrospectively observe.
Personal Service
We offer all aspects of architectural services from feasibility studies and concepts/ideas, through to detail design and contract administration. Furthermore, we can produce visual impressions of our designs to assist our clients in visualising the proposals using a wide range of techniques tailored to the individual project and client’s needs. We utilise CAD technology to assist the design process and communicate schemes to clients and have implemented the latest design technology software known as BIM (Building Information Modelling). These include 3D models produced using BIM 3D software and Revit. Utilising BIM on projects promotes:
✓ improved visualisation for clients e.g. 3-d renders and walkthroughs
✓ speedy design modifications saving time and money
✓ promotes collaboration between the design team
A good relationship between the client and architect is vital to any successful building project. We work collaboratively with our clients and other stakeholders to achieve the desired end result. We encourage regular communication between ourselves and the client throughout the design and build process. This helps develop the proposal in line with the client’s expectations, whilst providing a personal and positive experience. All work is undertaken by or under the direct supervision of an RIBA Chartered Architect. The architect will guide you through a whole process– from the initial design stage to seeing the project through planning and construction, all the way to completion. Architects will add value to your project – whether it comes from maximising the potential for your project budget by creative thinking or opening up ideas and solutions that may not be apparent to the client. We look for ways to optimise value for money, both in our service, the resulting project and throughout the building’s lifecycle. We adhere to the RIBA Code of Conduct and ARB Code of Conduct, which ensures the highest standard of professional conduct and service.