Extension & Renovation

The initial stage is all about developing your brief and initial ideas and translating them into a logical document which provides you with critical view on layouts, architectural form and a coherent design narrative for the overall project. We communicate this via sketches, three-dimensional modelling, precedents and finish with recommendations in all aspects.  

Should the proposals look to push the local planning policy, we would advise submitting a pre planning application to the local authority to gain valuable feedback on the likely hood of a later approval. We also review the benefit a separate planning consultant can bring to the project.

Often we direct our clients towards cost consultants at the end of the stage to set budgets and get a feel for how their brief materialises into an early financial form. 

As an overview this stage typically includes: 

• Site Visit & Early brief consultation and development 
• Presentation meeting 
• Production of pre planning application documents 
• Planning Application Submission, monitoring and liaison with feedback from local authority. 

Taking the agreed scheme forwards, in stage 3 we develop up the external design to sufficient detail for a planning submission to be made to the local authority and discharge the statutory consents. We typically engage other consultants at this point in order to develop material to fully support an application. We will source quotations, liase, manage and coordinate their involvement into the project. 

As an overview this stage typically includes:

• Sourcing quotations and appointments of additional surveys to support any planning submission. ( Digital Survey/heritage consultants, Arbo and ecological reports etc )
• Client meetings to review the developing external form and materiality. 
• Production of an existing set of CAD drawings
• Production of a proposed set of CAD drawings
• Production of supporting statements to support any planning application
• Online submission of planning application to the local authority. 
• Monitoring and liaising with the local authority during the 8/12 week determination period. 
• Revisions as required to during the determination period of the single planning application. 

With the relevant approvals in hand, our next stage involves working up the detailed technical information. The purpose of this stage is to provide a package which can be priced by a tendering contractor/s and should this price be acceptable to you, we set out the steps and process to begin works onsite.

The stage represents our longest period of work and most time spent on the project making sure all of your brief is captured in the architectural information. 

We coordinate and liase with other members of the design team who are adding to the technical information such as the structural engineer, landscape designer and party wall surveyors etc.

We hold regular meetings and presentations on the development of the design, and conclude the stage with the contractor involvement. We have a strong network of past contractors and will put forward a short list of suitable candidates. We will hold contractor meetings to interview a contractor with you to ensure you are comfortable with the potential relationship. 

We also advise our clients during this stage on a suitable route to discharge the requirements of the UK building regulations, either by approved inspector or with a full plans submissions or notice to the local authority. 

Key activities in this stage can include:

• Organisation of obtaining quotes from other specialist consultants for the project.
• Production of detailed building regulation drawings, schedules and specifications for a full traditional or design & build tender package. 
• Production of detailed drawings for a full plans building regulations submission to the local authority. 
• Coordination of architectural elements with interior & external landscaping proposals. 
• Duties as required of the principle designer including risk assessments and pre-construction health and safety file. 
• Issue of drawings of up to three main contractors (recommended maximum) for competitive pricing or a single contractor if done on a negotiated basis. 
• Monitoring the tender period including liaising with the contractors over queries and requests for additional information.
• Review of returned tenders meeting with recommendations put forward. 
• Advise on a suitable construction contract between the client and main contractor 

 Whilst onsite we offer two methods of service and will make a recommendation on the suitability of either in the early stages of Stage 1-2 briefing. The primary factors in recommending this is based on the mix of site time required of us during the build, the level of budget, level of design to be delivered and clients experience working with a main contractor. 

Below is an overview of the level of service within each role:

Client design consultation:

• Minimum monthly site visits at key points to review fundamental areas of the design install or sampling / mockups. 
• Review of specialist sub-contractors fabrication drawings
• Answer contractor / client queries on the design drawings.
• Client requests for changes to the design.
• Pre-practical completion snagging lists / inspection reports. 

Site monitoring and contract administration:

• Pre-construction start meeting.
• Additional details required by the main contractor to complete the build. 
• Attendance of fortnightly site meetings with the main contractor and the client 
• Reporting on quality and compliance with contract drawings 
• Review of specialist sub-contractors fabrication drawings
• Client requests for changes to the design.
• Issue interim payment certificates following contractor monthly valuations. 
• Issue Architects instructions & practical completion certificates in line with the building contract.
• Pre-practical completion snagging lists 

Once the contractor has left site and the project is deemed practically complete you are ready to take occupation of the building.  

We remain in the background during this period to answer any questions and pick back up with you and the main contractor after 6/12 months to review any defects that may have arisen. Once this is cleared we issue a final certificate and this triggers the release of the final retention sum held on account by you to the main contractor. Although the main contractor will have an obligation to you for a period of time beyond this point within the wording of a building contract, the retention sum provides a level of insurance for you and incentive for them to come back and pick up any items that may need remedy in the short term. 

We’re also provide advice and guidance on selection of key fit-out items to be purchased that help compliment and complete a space.