Architecture That Listens
The Process
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01 - The Survey
We measure your house in its current form and take photos of the building. This is not an asbestos, structural or a condition survey.
These measurements are drawn up on a computer, to provide existing drawings from which we can work from. The surveyor will reaffirm your design wishes. We use these to start the design process.
02 - Sketch Scheme
Once you are completely happy with the design, we will then submit the plans to the council for either planning permission or a certificate of lawfulness, depending on what’s required.
03 - Detailed Design
The agreed preliminary scheme is developed into planning drawings and forms the basis of the Proposed drawing. 3D drawings of the exterior can also be supplied at this point.
04 - Planning Process
Having established your design brief, we will produce a preliminary scheme. We then discuss and adjust or revise until we have an agreed outline design to move forward.
05 - Building Control
This is the Technical Development of the proposals and provides general guidance on the performance expected of materials and building work to comply with the building regulations. This covers fire protection, means of escape, conservation of energy, ventilation, electrical installation etc.
Building Control is carried out in two stages: the plan check and on-site inspections. The council typically aims to complete the plan check within five weeks. Construction should not begin until Building Regulations approval has been granted.
Outside Consultants will be required for certain elements such as a Structural Engineer, Carbon footprint assessor etc.
06 - Tender Process
We recommend sending out a tender documentation Pack to a minimum of 3-4 contractors. We tend to work with a small selection of contractors who have produced work of an acceptable standard and price for our previous clients. You may well have your own contractor, who we would be happy to work with.
We would expect all contractors to visit the site and meet with you. It is important that all the contractor’s price the same documents as any variations caused by on site discussions will make direct comparison difficult.
A Tender Pack is compiled comprising:
- The Survey Drawings
- Planning Drawings
- Building Regulation Notes & Drawings
- Structural Engineers Information
- Other 3rd Party Consultants (if required)
07 - Drawing Up The Contract
All the documentation produced for the tender process together with the contractors pricing and a completed contract are produced into a pack for both parties to agree and sign. Any changes made after this point are classed as variations and should be priced and agreed before being carried out.
On most small domestic projects, the role of Contract Administrator is not necessary and an additional expense to the client.
The JCT Homeowners Contract provides a framework with the client and contractor dealing directly with one another.
We are of course available for site visits (hourly rate applies) as and when required and to answer queries should they arise.