DESIGN SERVICES
Self-build map
Embarking on the journey to build your own home can be a daunting prospect. Follow each step below to see how we can help you realise your project; offering design, guidance and cost control from start to finish.
Embarking on the journey to build your own home can be a daunting prospect. Follow each step below to see how we can help you realise your project; offering design, guidance and cost control from start to finish.
Initial Site Appraisal
Before any design work begins, a site visit is arranged to discuss the scheme and an Initial Site Appraisal produced. This is a multi-page A4 document detailing any constraints and opportunities such as planning designations (conservation areas etc), tree protection orders, flood risk, coal mining risk, planning application requirements, topography and geology risks, ecology considerations etc.
Feasibility study
A feasibility study forms a robust starting point for any project; researching and amalgamating essential information required to deliver it successfully. With a set fee of £1500, this report gives implications and recommendations for the delivery of the project conducted under 5 headings: 1. Brief: taking your brief and evaluating your aspirations. 2. Site: assessing the opportunities, constraints and risks presented by the site, its topography and its surroundings. 3. Planning: researching local and national policies that have influence over development in the area in order to establish the constraints and planning strategy. 4. Budget: assessing the impact of the above factors on your budget for the project and summarising the financial viability. 5. Initial design: an initial concept proposal that takes into account brief, budget, planning and site constraints and opportunities.
Initial Cost Estimate
Initial cost estimates are made at feasibility stage. We can also provide guide costs for schemes we have not designed based on information you provide. The cost estimate is continually reviewed as the scheme progresses. Ultimately, the aim is to ensure that the scheme submitted for planning approval is likely to be within your budget. This cost estimate does not only consider build costs, but also other costs such as professional and statutory fees that impact the viability of the project as a whole.
Planning Application
Once the design has been developed to a point that everyone is happy with, a planning application can be made. This will usually require input from other third parties such as en ecologist or heritage consultant, depending on the nature of the project and the site. We can appoint these specialists on your behalf or work with others you wish to appoint yourself. All information is coordinated and compiled for the application. An illustrated design statement is included to make a policy-based case for the scheme and to demonstrate the merits of the proposal. A decision is usually within 5-8 weeks (depending on the type of application) and, during this time, we will monitor the application, liaising with the planning department and providing further information if required.
Technical Design
At the end of this stage we will have produced the drawings necessary for the construction of your house, a schedule of all the fixtures, fittings and finishes and reached a fixed price for its construction. We’ll be working closely with you all the way to help make decisions to get good value for your money. In this stage we will:
- Develop a 3D CAD model; an evolution of the drawings submitted to the planning authority.
- Produce ‘general arrangement (GA) drawings’. These include drawings for the foundations and drainage plans as well as section, plan and elevation drawings. We send out a Technical Questionnaire and have a discussion beforehand to ensure we begin these drawings with your requirements in mind.
- Liaise with third party consultants such as Structural Engineers and Energy Consultants. It typically takes them between 2 to 5 weeks to produce the necessary calculations. Their input is coordinated and any changes are made as a result.
- Hold a ‘Materials & Finishes Meeting’ to discuss internal and external finishes you want (e.g. floor coverings, internal doors, fire surrounds, etc). We give advice on durability, buildability, aesthetics, maintenance, cost, etc.
- Once the finishes are loosely agreed, the design team begin working on the finer detailing of the project. These detail drawings further determine the cost and performance of the house, typically taking 2-3 weeks to produce.
- Send all the required information to Building Control and obtain conditional approval via a 'full-plans'application.
Pre-Construction Information
The pre-construction information pack is a comprehensive and robust set of drawings and documents that ensure:
- Accurate pricing can be achieved – Detailed information for the scheme to be accurately costed and for a reliable fixed contract sum to be agreed
- The project is built as designed – Comprehensive information needed from which to construct the project. Without the necessary documentation, the scheme will be open to interpretation and misunderstanding. It is therefore essential to have consistent and comprehensive information to avoid any vagaries which may lead to miscommunication and disputes.
- The project can pass building control - Information required to satisfy a building control body that the scheme will meet the required regulations.
- A construction contract can be properly administered – Documentation from which the construction contract can be administered. The drawings, schedules and reports make up the contract documents, so it is very important to ensure that these are robust and consistent
- Health and safety is assessed and monitored – Health and Safety legislation places duties on Principle Designer’s as well as clients and contractors. Risks assessments and other documentation for part of the overall pre-construction package to fulfil this duty.
Quote & Value Engineering
The Pre-Construction Information enables us to provide a detailed and reliable quote for your project. We are also happy to provide a quote for projects we have not designed. Once a quote is produced we can undertake any value engineering required to work towards agreeing a building contract. The design team will amend the drawings and schedules to incorporate any changes identified during post-quote discussion.
Contract & Construction
We can help with documentation for lenders by providing Architects Certificates and can offer advice on appropriate building contracts. We typically use JCT design and build contracts but have experience of working under many others. During the build we use the mechanisms within the contract to administer variations, payment, certifications, etc. A typical build will inevitably involve some variations, and we are adept at dealing with these in the appropriate, professional way. Our buildings consistently meet the level of quality required by our clients, Building Control and the environment.