Building your home: design + delivery
It's no great revelation to state that there are a multitude of factors contributing to the length of time it takes to build a house.
Stage 0-1 pre-design
It’s time to get to know each other!
The process begins with another meeting with you to take a more detailed look at the site and start to paint a picture of your life, and how you want to live in and use the space. We will also do a little fact-finding in terms of budget, and any aspirations such as build quality, sustainability and design.
Time we spend clarifying the brief, refining the design and developing details at these early stages is time well spent and will almost certainly save time on the overall programme, as well as creating the home you really want to live in.
To enable us to determine how you wish to use the spaces we are designing, we will first produce an initial portfolio, called an Opportunities & Constraints Document. The intention of this document is to really test the options and approaches that the site can present, with the objective of initiating discussion, offering alternative perspectives, challenging the brief and moving the whole process along collaboratively.
Stage 0-1 pre design.
Timescale: expect 4-6 weeks
Help us to help you: what we need to know in the initial stages of the design process.
- If you are renovating or refurbishing an existing space, be honest about what you do and don’t like about the original house. We all have memories made at home and sometimes it is hard to let go of spaces you have a strong connection to.
- Space-wise – be clear about what you need as well as what you want. Understanding the type of spaces you want in the house will help us move the design forward. It is better to think about spaces you want rather than rooms as it may be possible to design the layout to enable two functions to use one room.
- Be honest about your budget and the likely value (and realistic ceiling value) of the property at the end of the project. This is one of the most challenging conversations we have as architects but the more open this discussion can be, the better the design process will flow.
Stage 2: Concept design + pre-application
Your project will start to come to life during this phase.
Feedback from the O&C Document will allow us to bring ideas together and develop the concept for the build through sketch work and computer modelling.
We will work with you to finalise the brief and through floorplans and 3D modelling, start to bring your vision into a tangible form.
Stage 2: Concept design + pre application
Timescale concept design phase: expect 6-10 weeks
Timescale pre-application phase: expect 4-6 weeks from submission to feedback.
At the end of the initial concept design phase it is very often a valuable exercise to gain input from the local planning authority by way of submitting a pre-application document. Seeking advice from the planners at this early stage not only gives you an indication of the likelihood of planning success, but will also provide good feedback on the design work undertaken so far and help to further inform and develop the scheme.
Stage 3: developed design + planning
Once a final ‘frozen’ layout has been agreed by all parties, we start to work on maturing the design – at point at which you should really be able to envisage yourselves within the space.
Stage 4: technical design + procurement
This stage of the build process is the most time-intensive within the practice. It requires the production of meticulous, high-quality packages of technical drawings, schedules and specifications needed to determine accurately how the building is constructed, finished and fitted out.
Stage 4: technical
Technical design timescale: expect 20-26 weeks
Procurement timescale: expect 6-12 weeks
The first section of this stage is the tender pack. It will involve multiple meetings with you to ensure all details and choice of materials and products are finalised. Once we have had multi-consultancy input to ensure full integration from all parties, we will produce a detailed technical design package to be used to tender the project to contractors.
The procurement phase of this stage covers the process by which contractor services are secured. Procurement can take many routes and varies according to the client and what they wish to build.
Once tenders have been returned and reviewed, we can work with you to analyse the most suitable options. This often involves meeting with contractors to run through any queries, concerns or make clarifications with a view to appointing a contractor and signing a contract with them.
Stage 5: construction
Our job continues in a varied capacity during this phase as the building finally comes to life. Initially we will be on hand to provide any information required to enable the contractor to begin work on site. And as things progress, we will be working to check and co-ordinate submissions, answer any contractor queries and work with them to resolve site issues that may come up.
Stage 5: construction
Timescale: expect circa 18 months depending on the size of the build
We do not project manage the contractor’s work, but we do have an important role to play in ensuring that the contract documents are adhered to.
Once the construction process is completed and snagging issues have been dealt with, we will issue the Certificate of Practical Completion and agree a formal handover of the building to you.
Stage 6: post-construction and completion
The time has finally come to move in!
Our role at this stage is to be on hand to assist with any minor issues that may require rectifying and co-ordinate the resolution of any final ‘loose ends’ between yourselves and the contractor, thereby concluding the building contract.
We give general advice on the operation and maintenance of the building – and then it is down to you to enjoy your new home!
