The first stage involves meeting with the client to discuss and develop the outline brief. This includes defining the aims and aspirations of the project, the general accommodation requirements, the overall budget, and the approximate timescale. With some projects, certain aspects of the brief can be left quite open until design work commences. Key planning considerations and any need for other consultants (such as a structural engineer) will also be discussed at this point.

This stage initially involves carrying out a dimensional survey of the existing building and site (as appropriate), and preparing “as existing” drawings to work from. Particularly large or more complex sites and new build plots may also require topographical surveys to be arranged. Preliminary designs will then be explored and developed, before editing and presenting to the client for discussion. More than one option will always be provided. The proposals will be reviewed against the overall budget and timetable, and initial consultations with the planning department, structural engineer and other consultants may also be necessary. The “outline design” will then be agreed with the client before proceeding to the next stage.

During this stage the ‘outline design’ is taken to a more detailed level, specifically the overall architectural form, the elevational treatment, and the choice of external materials. The developed proposals will be discussed with the client and reviewed against the project budget, and input sought from a builder or quantity surveyor if required. Any cost savings or design changes will then be incorporated, before finalising the ‘scheme design’ drawings and submitting the applications for Planning Permission and Listed Building Consent (where required) to the local authority.

The technical design stage normally commences once planning permission has been granted. During this stage the proposals are developed to a detailed technical level, to achieve compliance with the building regulations. This involves developing the key constructional elements of the project, liaising with the structural engineer (and any other consultants), integrating their work into the overall design, and consulting with utility companies on any alterations to the incoming services. The building warrant drawings are then prepared and submitted to the local authority for approval.

This stage involves the preparation of a comprehensive tender package for the project, consisting of detailed drawings, specifications and schedules, for costing by contractors. This also includes coordinating and collating information from the structural engineer and any other consultants. Most of the internal finishes, fitments, electrical layouts and other details for the project are finalised with the client during this period. This stage includes liaising with any specialist suppliers (such as kitchen and bathroom companies) to ensure these elements are properly integrated into the overall scope. Advice will also be provided on the appropriate form of building contract and a list of main contractors agreed with the client.

The completed tender package is issued to the selected contractors at this point, for costing. The tender period for most projects is around 3-4 weeks. This stage also involves answering any queries from contractors and arranging site visits as necessary. Tenders are then reviewed on receipt, and the client advised on contractor selection. The chosen contractor is then appointed and the contract documents prepared and signed.

This stage involves administering the building contract throughout the construction period. This will include attending and recording site meetings with the contractor, inspecting the works and reviewing quality and compliance with the drawings and specifications, advising the client on progress, liaising with the structural engineer and any specialist suppliers, instructing variations to the contract, reviewing valuations, and certifying payments to the contractor. The end of the construction period includes liaising with the local authority regarding the completion certificate, inspecting the completed works and advising the contractor of any defects, and certifying practical completion at the appropriate time.

The post completion period for most projects is 12 months. This stage involves advising the contractor of any remaining defects, agreeing the final account, and issuing the final certificate once all items have been rectified.