Pre Design Consultation

A free initial visit to your property which includes a brief appraisal of the feasibility of your initial plans for your site. Based on this visit we provide a fee proposal tailored to your needs and broken down into the various project stages. Upon instruction from you we will then set up a date to perform a site survey.

Schematic Design/Feasibility

We work with you to determine the project requirements and goals. Our first step is always to produce a measured survey of your building and site.  Depending on the size of your property we may obtain external quotations for this if we believe you would get better value from using a large surveying company.  Once this is in place we produce illustrative sketches of initial designs.  

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This stage is also known as 'The Marmite Test — you tell us what you love and hate and the design evolves from there. This process takes approximately three weeks from the survey. Developing the design from here on progresses at the speed to which a client is able to make decisions.

Design Development

Once we have established an agreed principle the design evolves building up the levels of detail until we have a scheme ready for a Planning Application. There is typically two weeks between signed off design and Planning submission. 

We almost always recommend a Pre Application discussion with the local planning authority if your property is Listed.  The reason for this is that the contents of a Listed building application can vary hugely in relation to the level of detail needed.  The stand points of different local authorities or even officers can also vary.  A Pre App gives a degree of security and allows the red lines to be established early in the process to avid abortive work or wasted time.   At the end of this work stage we also recommend that a cost estimate is produced by a Quantity Surveyor. These are very cost effective ways of carrying out a quick check to see that your brief and budget are still aligned.

Construction Documentation

It is now time to start building up the level of detail further in order to provide enough information for a builder to cost and for a Building Control Approval to be submitted.  We can do this for you. We do also encourage the use of a Building Regs Plus Pack* to cover the additional level of detail that impacts upon cost such as outline finishes, room layouts and electrical plans.  These are above and beyond the information needed just for Building Control Approval however give you a higher level of information to allow your builder to price the job more accurately and give you a good base as a set of contract documents.

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*A Building Regs Plus Pack typically can take up to three months to complete. This is due to the number and complexity of decisions that a client needs to make and the design co-ordination required with the Structural Engineer. The tendering process that follows is typically five weeks and we can be tendering your project whilst the Building Control Approval is being considered.

For some clients a Building Regs Plus Pack is sufficient for a competent builder to start on site as these demonstrate sufficient design intent but for more technical or larger jobs we also offer Construction Drawing Packages for that added security and guidance.

Construction Administration

We offer clients assistance in tendering their project to a number of builders and then assist in placing and administering the contract until the works are complete.  We can oversee the works on behalf of the client and offer advise throughout the build process.  We advise that if your project value is over £150k then you should consider appointing a Quantity Surveyor to monitor costs and variations through the build stage. We will also assist you during practical completion and handover of the project.