THE DESIGN PROCESS
The design process is meant to be democratic, engaging and fun. It will involve sketches, drawings, models, lots of ideas, materials, analysis and good humour.
Although the steps listed below represent a linear path, the way we arrive at a final design isn’t always linear. Designing buildings is an iterative process, and rarely has a preconceived image from the beginning. The solution presents itself as a result of following the process through to its endpoint. This is what makes the design process exciting and rewarding – we create it together based on your requirements and specific needs. At the end, you’ll have not only a thoughtfully designed building but the shared experience of having collaboratively designed it.
Architects, for the most part, follow the Royal Institute of British Architects (RIBA) Plan of Work to arrive at a completed building.
There are seven Stages:
RIBA Stage 0: Strategic Definition
Pre-appointment and appointment.
RIBA Stage 1: Preparation and Brief
Site analysis, programming, existing conditions, site constraints, budgeting, planning and review.
RIBA Stage 2: Concept Design
Basic design concept generation.
RIBA Stage 3: Developed Design
Refinement of the selected design concept from Stage 2 usually culminating in the submission of a Planning Application.
RIBA Stage 4:Technical Design
a. Detailed drawings, schedules and specifications. Submission of drawings to Local Authority or Approved Inspector to demonstrate Building Regulations compliance.
b. Assisting with tendering process / negotiation with a general Contractor.
RIBA Stage 5: Construction
Observe construction + administration of the contract where applicable.
RIBA Stage 6: Handover + Close Out
Building handed over, aftercare initiated and Building Contract concluded.
The Stages are sequential and build on the work completed and agreed in each preceding Stage, starting with the general and refining the design to the specific. There are many decisions to be made along the way and the stages help to organise those decisions into manageable portions..
Here’s what to expect with each Stage:
Stage 0: Strategic Definition
I undertake an initial consultation to discuss what you would like to achieve with your project.
This is primarily a conversation involving only broad design ideas. I follow this up with a letter confirming my understanding of your requirements, an estimate in terms of cost, a timescale for the Project Programme, and outlining your Health and Safety responsibilities as a Client.
Stage 1: Preparation and Brief
I begin by developing the Initial Project Brief with you and, where required, carrying out initial studies to determine project feasibility.
This is essentially an information gathering and processing Stage – work I do before I start designing. I collect all of the information about the project to aid in developing the schematic design.This includes information about the site, any existing structure(s), site utilities, access, your budget, and the project programme.
Stage 2: Concept Design
This is where the rough shape of the building and the ideas are formed. I’ll generate a design or design options using all of the information gathered in the previous step. I like to begin by drafting a narrative for the project, which we’ll reference throughout the project.This core idea is used to help us make decisions as the project becomes more detailed and better defined.
I generally present the schematic ideas in sketch form as site and plan diagrams.These are not final ideas or fixed plans, they’re meant to be conceptually evocative and to prompt ideas and feedback from you.
We’ll meet and discuss the designs with the goal of narrowing the field to one preferred design concept; something we can move forward with. Often this design will borrow features from other schemes and become a hybridised solution. The Stage concludes with your selection of a scheme to further develop.
Stage 3: Developed Design
Taking the Concept Design developed in the Stage 2, I begin to create the drawings digitally. I locate it precisely on your site and think about how it will relate to existing topography and consider how that will shape the building. I make the building real by drawing the floor plan - the walls, windows, doors, and stairs. I define the exact sizes and relationships of the rooms, the overall volume of the building and generate the initial set of exterior elevations. I also begin thinking about materials, inside and out.
Eventually we’ll describe every finish for every room, in this Stage we’ll begin to conceptualise the material palette. The buildings systems will be developed in this Stage as well – structural, mechanical, heating, lighting etc.
We’ll usually meet to discuss the evolution of the design several times, each time refining the level of detail and decision.
Once one, or a combination of the outline proposals are approved, a scheme design will then be drawn up for final approval. At this stage I also prepare a brief specification identifying the main items of materials and workmanship to be included in the final design.
Once the final design has been approved, I will typically submit the proposals for Planning Permission. The statutory consultation period for Planning Applications is normally eight weeks, during which time the local authority will publicise details of the project for public comment.
Stage 4(a):Technical Design: Building Regulations
This Stage fixes all of the information about the building into a detailed set of drawings and specifications that will be used by the Contractor for pricing and construction. Think of it as an instruction manual.
I’ll submit the project to Building Control or to an Approved Inspector near the beginning of this Stage to ensure any necessary changes can be incorporated before the drawings are finalised. With Local Authorities, this submission takes four weeks to process, whereas private Approved Inspectors will typically respond with comments within a shorter timescale.
The Technical Design Stage will require less input from you as most of the decisions will have already been made. If there are outstanding finish selections or design decisions we’ll meet to confirm those.
Stage 4(b):Technical Design:Tender
This is a second portion of Stage 4 but it typically occurs alongside other Stages of the work, especially if the contractor you’re seeking is in high demand. There are typically two means of selecting a contractor – by competitive bidding or by negotiated contract.
Having a high-quality general Contractor invested in the project on a negotiated contract basis from an early stage, can make the process run more smoothly.They can help to quantify the costs of the project fairly, make suggestions for more efficient construction means and methods and when it comes time to the build they’re already familiar with the design helping to make the construction process less adversarial.
Regardless of approach building consensus, mutual respect and an ownership stake in the successful realisation of the project means we’re all working toward the same goal which inevitably results in a better building for you.
Stage 5: Construction
After the contract is awarded and construction begins and where required, I can act as your agent on-site, monitor progress, review applications for payment, and ensure conformance with the Contract Documents. I don’t tell the Contractor how to do their work; I just make sure they are doing the things they are contractually bound to do.
This is a critical part of the process and I strongly advocate being involved during construction. Not only does it ensure that all of the hard work we put in designing your vision is executed properly and according to the drawings we crafted, but I also find that it holds the Contractor to a higher standard of quality.
Stage 6: Handover and Close Out
At ‘Practical Completion’ I work with the Contractor to generate a snagging list and monitor its execution. This Stage ends with the completed project, ready to move in.
After a 6 month ‘defect liability period’ and the rectifying of any outstanding snags, I’ll issue a ‘Final Certificate’ and authorise the release of the final payment.
HOW LONG WILL IT TAKE?
DESIGN
The time it takes to complete the design portion of the work can vary from as little as a few months to up to a year (or more). It depends on the complexity of the scope of work, how quick you are to make decisions, how quickly we can come to a design solution that meets your needs and any specific Planning or Regulatory challenges we face.
CONSTRUCTION
Again, this depends on project size and complexity as well as the Contractor’s schedule and workload. You can reasonably expect a simple small extension, for example, to take between 4 and 6 months from start to finish with larger projects taking between 6 and 12 months.
QUESTIONS?..
If there’s something you’re still wondering about, you can always reach me at:
info@donaldmoir.com
07599078095