This is intended as a friendly guide, and clarification, of the design process. It is not definitive, and intended for clients that may only commission building work once or twice in a lifetime. Commercial clients, who regularly commission construction work, will usually be well versed in the design and procurement process.
INFORMATION REQUIRED FROM CLIENT
A t t h e s t a r t o f a p r o j e c t :
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THE DESIGN PROCESS
The Measured SurveyWith the exception of new-build works, a measured survey of the existing building will almost certainly be necessary. In most cases, the local planning authority will require this information, especially if the works involve any kind of alteration to a Listed Building. The extent of the survey will depend upon the nature and complexity of the work envisaged. Measured surveys are not structural surveys or any other kind of survey that assesses the condition of the building. These, typically, are carried out by structural engineers and surveyors respectively.
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Initial SketchesOnce the measured survey has been completed, the first step is to produce an initial sketch design. This may look like a completed design; it is not. The initial sketch is just that: a preliminary design that is by no means fixed and, by implication, subject to possible future changes. At this point in the process it may also be advisable to obtain simple budget costings on the basis of the information available. This will provide an indication as to whether the initial design falls within the budget, or outside it. The design and / or budget can then be reviewed. The purpose of an initial sketch is to establish general parameters in both design and budget. It is not possible to provide fixed costings at the preliminary stage of a design.
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Building Regulations
Once planning consent is granted, the next step is to produce the building regulations drawings. These contain the technical information to construct the building and show floor plans, sections etc. In most cases these will not show radiator positions, electrical sockets / lighting points, wall and floor finishes, tiling and so on. These are included in the specification notes. Virtually all projects will require building regulations approval. From the time of application, this will take between five and eight weeks to process.
Building Regulations fees comprise two parts: the ‘plan fee’ and the ‘inspection fee’. The plan fee has to be provided at the time of application; the inspection fee will be levied direct to the applicant when works commence on site. Occasionally, building control will accept a Building Notice. In this case both the plan fee and the inspection fee must accompany the application. Building Notices are intended for works of a minor nature. Building regulations fees are not included in the architect’s fee.
Building Regulations fees comprise two parts: the ‘plan fee’ and the ‘inspection fee’. The plan fee has to be provided at the time of application; the inspection fee will be levied direct to the applicant when works commence on site. Occasionally, building control will accept a Building Notice. In this case both the plan fee and the inspection fee must accompany the application. Building Notices are intended for works of a minor nature. Building regulations fees are not included in the architect’s fee.
Contract Administration & Site Inspections
During the construction phase some clients prefer the architect to carry out contract administration and site inspections. This will include dealing with site queries, issuing (monetary) certificates, carrying out site inspections and carrying out post-contract procedures (snagging etc., typically six months after Practical Completion).
This is important: site inspections are not ‘supervision’. The day to day running of the site is carried out by the (main) contractor. The architect carries out site inspection to ensure that the works are being carried out in general accordance with the drawings and specification. The number and frequency of inspections will vary according to the size, nature and complexity of the works.
This is important: site inspections are not ‘supervision’. The day to day running of the site is carried out by the (main) contractor. The architect carries out site inspection to ensure that the works are being carried out in general accordance with the drawings and specification. The number and frequency of inspections will vary according to the size, nature and complexity of the works.
Specification NotesThe final stage, prior to the construction phase, is to provide a detailed written specification that includes all areas of work to be completed. It is this document that builders price, in conjunction with the drawings, when providing a tender. This final stage may also include large scale details of particular elements within the construction.
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TenderingThis involves contacting various builders, collating all the information and providing a tender ‘package’ for each builder. The tendering period is typically one month and tenders are usually returned to the architect.
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RésuméThe nature of design in an iterative process and takes time. It starts with a ‘broad brush’ approach and becomes more detailed as the design evolves. The budget and costings associated with the design should be seen as following a similar process, where general budgetary constraints are established at the beginning, becoming a ‘fixed price’ at the end.
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A LAST WORD ON FEES...
The level of fee will depend on the degree of input required, with invoices usually submitted on a monthly basis. It is quite usual to have a ‘partial’ service (eg. survey and sketch design) where the nature of the project is not fully fixed. Other variations are also possible: ‘up to planning’ or ‘up to building regulations’ or up to tender’. Of course, a service from commencement to completion can be provided. Happy building!