our process
initial client meetingmeasured survey
developed design
feasibility design
planning documentation planning approvalconstruction & occupationtechnical design
our work stages
Stage 1
Our service begins with a sketch-scheme process, which is a quick + inexpensive way of seeing what’s possible with your project. Upon your instruction to commence, we’ll begin looking at two initial design options, which we’ll demonstrate through floor plan + elevation drawings. We produce computer +/or hand drawings that are intended to be quick designs to indicate possible outcomes in relation to your brief, budget, + local planning policy.
Feasibility Design
Stage 2
Once you’re ready to proceed, we then move forward with the chosen design + begin to add more detail. We’ll look to address the mass, scale, + materiality of the proposal through plans, elevations, sections, + 3D views. During this stage, we’ll submit any required Pre-Planning Applications (Pre-App) to the local authority in order to get their comments on the initial design + its compliance with local planning policy. It’s also a good idea to start thinking about appointing other consultants at this stage, for example, depending on your project requirements, it may be necessary to appoint heritage + planning consultants, ecologists + arboriculturalists.
Developed Design
Stage 3
During this stage, we’ll look to refine the chosen design further + produce specific drawings that are required for a planning application, or if using permitted development, a lawful development certificate.
For planning approval we’ll finalise the drawings, add more detail, + where necessary produce a Design + Access Statement which will demonstrate how the project complies with local planning policy + how it responds to any Pre-App advice. Once the application is submitted, we’ll liaise with the Local Authority + provide further information, drawings, + attend planning meetings as required. Once submitted, the planning application process takes a minimum of 8 weeks.
If your project doesn’t require planning and can be done through Permitted Development (this may be the case for small extensions +/or refurbishments), we recommend submitting an application for a “Lawful Development Certificate” (LDC). This confirms that the work is lawful + no planning consent is required.
Planning Management
Stage 4
Following planning consent, we then look at how the structure will be built + ensure it complies with UK Building Regulations. We’ll submit technical information + drawings to Building Control that cover thermal performance, fire safety and escape, access + use, drainage, etc. Building Control approval is required by law for any modifications or extensions to existing buildings or newly constructed structures. A structural engineer will need to be appointed at this stage to design any structural elements, + specialist M&E Engineers + a SAP Assessor may be required as well.
Depending on the size + complexity of the project, builders may be happy to price + build from these technical drawings. However, if you want to consider multiple quotes through a tender process (i.e. more cost certainty) + construction drawings, we will have to add a greater level of detail to the drawings within Stage 5.
Technical Design
Stage 5
During this stage, we add further information to the technical drawings, developing them into a construction package + producing a construction specification. More information is added to the drawings + additional details on setting out, finishes, specification schedules, + construction junctions are produced. This provides enough information for a competitive, fixed sum tender process among multiple contractors, whilst also giving the builder an extra level of information to build from, ensuring you have a fully coordinated package bringing together all consultant information in one place. Stage 4 + Stage 5 drawings can be developed as one package or as standalone packages.
Specification & Tender
Stage 6
Once work on-site has begun, we can either stay involved as client or contractor advisors or undertake a full coordination role in administering the building contract between yourselves and the contractor. The contractor will require us to produce further construction details to help resolve any queries, unknowns + challenges that might arise. Prior to, + during construction, we may also be required to discharge any pre-commencement or pre-occupation planning conditions.
On-Site Coordination
