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.
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.
Things to consider during this exploratory phase:
- 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.
Timescale: expect 4-6 weeks.
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.
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.
Timescale concept design phase: expect 6-10 weeks.
Timescale pre-application phase: expect 4-6 weeks from submission to feedback.
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.
Work produced by our studio during the developed design phase includes:
- Detailed floorplans, sections, elevations
- Production of CAD plans and a detailed 3D model which will be used to commission photo-realistic renders and in some cases, physical models
- Production of a Design & Access statement to support the planning application
- Liaison with a variety of consultants to produce the necessary reports and, considering local planning policy, prepare and collate information for the planning submission.
Once the application is submitted there will be a consultation period and decision. The duration of this period can vary but in most cases will take between 8-10 weeks and we will monitor this process.
Timescale for developed design: expect 10-12 weeks.
Timescale for planning: expect 8-10 weeks.
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.
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.
Technical design timescale: expect 20-26 weeks.
Procurement timescale: expect 6-12 weeks.
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.
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.
Timescale: expect circa 18 months depending on the size of the build.
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!
