Step 1 - Budget

Establishing the budget is a critical first step. Our online cost calculator is a good starting point, or fill in our enquiry form with as much information as you can. This will allow us to establish the nature of the project and determine the likely construction cost. With a budget agreed, the fee will be locked in and we can start work.

NB: If the project is complex the 10 x 10 package may not be appropriate and we can discuss more bespoke options.

Step 2 - Concept Book

Once the budget and fee have been agreed we move into the concept stage. We come to the property and meet and discuss your requirements. The concept book consists of a minimum of three key principles, and each one is illustrated with carefully chosen images that provoke ideas of colour, texture and form.

Step 3 - Sketch Plans

We provide two sketch plan layouts for you to choose from. Both will build on the concept principles to create layouts that fulfil the brief and sit within the agreed budget plan.

NB: we do require a measured survey of your property. If you do not have one we will either take the necessary measurements ourselves (chargeable) or commission a measured survey by a separate company - the cost of this is not included in the package.

Step 4 - BIM 3D Model

We use a state of the art 3D CAD system called Archicad. We model all our projects in this software to create a set of accurate general arrangement drawings (GA’s). We will model up one proposal only (chosen in stage 2) and create three views of the proposal as white 3D views so you are completely clear what the proposal will look like.

We include in the package a meeting to discuss these and one round of revisions to get the design exactly right.

Step 5 - Planning

Some projects will fall under the category of permitted development and some will require a full planning application. We will prepare the necessary drawings and design statements for the proposal and submit to the local authority. We monitor the progress of the application through the planning system and amend the scheme if necessary to seek approval by the local planning authority (the LPA).

Whilst we have an excellent success rate at achieving planning permission, sometimes the application may be refused. In these cases we will amend the scheme and re-submit as long as it is similar in nature to the original application. There will be no additional charges by us or the LPA in this case, further applications beyond this will be subject to additional fees.

NB: Local planning authority fees are not included. Some applications require additional surveys; such as tree surveys, these are not included in the fee.

Step 6 - Structural Co-ordination

Good coordination with the structural engineer is key to a successful project. There are always options and all those options have an impact of the final design. Structural changes to a property can be expensive so it is especially important for projects with lower budgets to make sure that the structure is done in a way that:

• Adds maximum benefit

• Is completely integrated into the designed aspiration, ideally enhancing the design.

• Avoids unexpected comprises and cost implication

Too often you see crude structural design that is detrimental to the projects because the structure design and implementation haven’t been challenged. This is an important phase where an experienced architect with an understanding of structure can add huge value.

Step 7 - Technical Drawing Package

Once the design is complete a set of document is created that includes all the information a contractor needs to give an accurate and complete price. This is essential so you know the price you are committing to, and so you know that each contractor has priced the same thing. The process ensures your project has:

• Comparable tender returns

• Discrepancy markers

• Cost certainty when the project moves into the contract phase

• Total clarity on exactly what is included and what is not

• Detailed schedule of works

Once you have selected a contractor, this document set will form part of the contract.

Step 8 - CDM Design Phase Plan

Construction Design Management (CDM) is the health and safety for construction projects. The regulations apply to all construction projects, although small projects (under 500 man-days) are not notifiable to the Health and Safety Executive (HSE) and are less onerous to clients. Nonetheless, the responsibility to provide safe working conditions is still present. As lead designers through these stages of a project we need to provide a statement that acknowledges design decisions that may carry any additional risk. The risk may apply to the construction, maintenance, or even future demolition of the project. It is therefore important that the statement can be provided to the contractor, the client and occupier, and passed onto future owners.

Step 9 - Building Control Application and Compliance Report

Before work can start on site you need to make sure that your projects is fully compliant with the building regulations. To do this you need a set of drawings and documents that identifies building regulations issues. This may include:

• Structural engineers calculations

• Fire precautions such as fire doors, smoke detectors, means of escape, sometimes sprinklers are necessary.

• Details of DPC’s and membranes

• Resistance to sound transmission (especially in flats or new builds)

• Locations and rate of mechanical ventilation

• Consideration to drainage routes and design

• Protection from falling - railings and safety glass.

• Energy efficiency - how and where insulation is installed

• Accessibility for elderly and disabled people who may be visiting or staying in your home

• Security

• Design for data and telecommunications

With this information you can make an application for Full Plans building regulations approval either to the local authority or an Approved Inspector. They will check the documents and advise which elements they want to inspect during construction. For smaller project it is also possible to do what is called a Building Notice which doesn’t require full plans approval before starting works - however, they will want to see all the same information during the course of the project and may request changes to the design that could be expensive.

Step 10 - Party Wall drawings and appointments

The Party Wall Act is a piece of UK legislation that was enacted in 1996. It provides a framework for resolving disputes between owners of adjacent properties in England and Wales over matters such as party walls, boundary walls, and excavations near a building.

When working near or at your property boundary, you will likely be required to comply with the Party Wall Act by serving notice to your neighbours. This is best done with the help of a Party Wall Surveyor.

We will assist you in appointing a surveyor for your project, as necessary, and provide them with any relevant drawings they may need to make a Party Wall Award with your neighbours.