The Process

Every project is different.  It is a pleasure to meet clients, discuss their requirements to see how together we can realise objectives and desires.   Below you will find an overview of the process that a project will go through from inception to completion.

The stages of a project can generally be broken down into 4 stages, known as Preparation, Design, Pre-construction and Construction. Not every client will want an all stage service, not every project will need all stages. We enjoy guiding our clients though this is the same way regardless of size or budget.

Preparation

RIBA Stages 0 & 1

The initial Preparation stage includes an appraisal of the project and working closely with our client to establish a design brief. This is one of the most important stages of the process as it influences all future decision-making. A thorough brief borne out of conversation and observation of the existing conditions and opportunities is key to a successful project. It also involves ‘preparation tasks’ such as assembling the project team and defining each party’s roles and responsibilities.

At this stage we will require digital surveys of any existing buildings and/or the site before we can undertake any design work. This is outside our normal scope of work but we can provide a quotation for this service by others.

Design

RIBA Stage 2

At this stage we will prepare conceptual design proposals. These may be presented in a variety of formats and mediums including sketches, CAD drawings, physical models, or 3 dimensional CAD models. At this stage the design will not be detailed or fixed. Often a number of concept design options will be produced for consideration by the client. This part of the project is normally iterative where design meetings are held with the client to discuss and progress the concept proposals.

We will discuss the potential for the inclusion of green technologies and sustainable construction methodologies.

If a cost consultant/ QS has not been appointed by the client to provide an initial cost plan, we can assist by obtaining outline costs for the concept proposals from contractors within our supply chain.

The preferred concept design is signed off by the client at the end of this stage, and the ‘Final Brief’ is defined.

Design

RIBA Stage 3

At this stage we will develop the preferred concept design proposal, and this is refined into CAD drawings (plans, sections, and elevations). We will hold additional design meetings with you to discuss the developed design. The form of procurement for the project will be agreed; and the project cost and programme are normally reviewed during stage 3. Design changes during this stage are normally tracked and recorded. If possible and appropriate a meeting may be held with the planning authority to understand any concerns regarding the proposals, and any requirements of the planning submission. Drawings and documents are normally prepared and submitted to the planning authority at the end of this stage of work.  It may be necessary for our client to engage other consultants as consents or approvals may be required at this stage of work, and applications may be required to statutory providers or utility companies; although these applications may sometimes also be made in the next stage of work. Additional information may include:

  • Heritage Statement

  • Ecology Report

  • Transport Statement

  • Structural Report

  • Flood Assessment

  • Sustainability Report

  • Noise Assessment

  • Lighting Assessment

Pre-Construction

RIBA Stage 4

Under a traditional form of procurement we will prepare detailed and coordinated construction information at this stage of work. This information will normally consist of detailed drawings specifications, and/or a detailed schedule of work. The information will be fully coordinated with any other consultants (such as the Structural Engineer). If appropriate at this stage we may obtain quotes from specialist suppliers (such as door and windows companies). A Building Regulations submission is normally made at this stage either to local authority Building Control or to an Approved Inspector; we will discuss these issues with you in detail. Under a traditional form of procurement the technical design information produced at this stage should enable contractors to price the construction works when these are issued for tender.  Depending on the complexity of the project our client may have to engage specialist consultants such as:

  • Structural Engineer

  • Mechanical and Electrical Engineer

  • Lighting Specialist

  • Audio Visual Specialist

Tendering

Depending on how the project is procured, tendering may occur anywhere between stage 2 and stage 4. Early on in the project we will discuss with you various options for tendering your project. With a traditional form of procurement, tendering usually occurs after stage 4 at which point the technical information is sent to a number of contractors for competitive tendering/ pricing.

We have a number of contractors within our supply chain who are ‘tried and tested’ and we can offer recommendations for contractors if necessary. We will assist you in compiling a tender list of suitable contractors to undertake your project. In the absence of the client appointing a cost consultant/ QS, we can provide services to analyse the tenders returned by contractors. We are also able to assist you in selecting the most suitable contractor for your project and negotiating an agreed Contract Sum.

Construction

RIBA Stage 5

The Construction phase commences with the analysis of tenders and the appointment of a contractor.   Our role during the construction stage will vary depending on the type of project and how it is procured. Under a traditional procurement route the Contractor is appointed by the Client at this stage and both enter into a contractual agreement. We will advise on the most appropriate form of building contract and prepare the contract documents. The Contractor takes possession of the site so that construction work may commence. Typically at this stage we will also provide Contract Administration services over the duration of the planned construction period. Site visits will be carried out (and recorded) at regular intervals. We will check to make sure the Works are in accordance with the Contract documents, and issue Architect’s Certificates and Architect’s Instructions to the Contractor as required. In our capacity as Architect, we will assist the Client to deal with any issues that arise as a result of the construction works. We will also liaise with the Building Control Officer, or Approved Inspector to obtain their sign-off for the Works at this stage.

Handover

RIBA Stage 6

The completion of the Construction phase marks the point at which the project is handed over to our Client. We work with the contractors to ensure that the highest quality of finish is achieved and to ensure a smooth hand over. Under a traditional form of procurement , after the construction works are certified as ‘Practically Complete’, there is normally a ‘Defects Liability Period’ (typically between 3 and 12 months). Any defects must be recorded at the end of this period, and rectified by the Contractor. At this stage we will compile a schedule of defects for rectification by the Contractor. A retention is held from the Contractor until the end of the Defects Liability Period. Once the Contractor has rectified any defects we will issue an Architect’s Certificate for the payment of the retentions. At the end of this stage, once the Contractor has fulfilled their obligations, we will issue the Final Account and our Final Certificate for the Works.

In Use

RIBA Stage 7

Sometimes, after a project has completed and is in use, the client may require additional information from the Architect. This situation may occur for example, where a client wishes to carry out further building works or modifications and requires drawings or information from the Architect. We do not normally provide a fee for this stage at the outset of a project but can provide these services on an ‘as-need’ basis if required. At the completion of your project we may also contact you for your feedback which will help us to inform our future projects and working methodology.