1. An Initial Conversation

For anybody tentatively looking to take their first step towards realising their project and engaging an architect, they are likely to have a myriad of questions. An initial, informal meeting or call is an excellent opportunity to establish:

• The site (where is it and what is there?)

• Client Requirements (What? When? How? Why?)

• Initial business case (budget, project risks, feasibility)

• Is it a good fit? Architecture is a collaborative process that centres around clear & open communication so make sure you feel comfortable enough to ask the burning questions!

2. The Brief

Through a process of consultation & analysis, this stage will deliver a written Project Brief, clearly defining the key objectives & outcomes:

• What are the spatial, quality & sustainability aspirations?

• What is the budget? Is there a programme to be met?

• What is feasible given the site & above considerations? Can the brief fit on the site?

The brief will serve as a valuable road map as the project progresses through the design stages & construction.

3. Concept Design

Here the ‘designing’ (or creative problem-solving) begins in earnest.

Through a combination of techniques (including physical & digital modelling, hand sketching and computer-generated visualisations) this process will interrogate a broad range of ideas, challenges and opportunities. Key considerations will include: 

• Physical form (massing, weight, volume)

• Materiality (texture, tone, reflectance, colour)

• Control of light (bright & open/contained & cosy)

• Spatial arrangement & proximities (social vs. private space)

A successful scheme should be specific & tailored to you (the client), your site & your brief.

4. Spatial Coordination

With the Concept established, the design is worked up into General Arrangement drawings in preparation for Planning & to obtain statutory consents (see point 5.)

The drawings will describe the proposed scheme (& existing site) as 2D plans, sections & elevations and will be coordinated with:

• Structural Engineer’s Design Information (beams, columns, or anything that holds the building up)

• Services Engineer’s Design information (heating, ventilation, electrics, plumbing)

• Building Regulations (including fire safety, accessibility, drainage standards)

• Planning considerations/constraints

5. Planning & Consents

Once the design is coordinated and adequately described in the required design information (drawings & design report), individual applications are submitted for:

• Planning Permission (minimum 8 weeks). In broad terms, this is to ensure the development is appropriate. Application to include scale drawings of existing and proposed, a design and access statement & a submission fee.

• Building Control Certification (to ensure the development is safe & meets statutory building regulations including fire, accessibility etc.)

• Other potentially relevant statutory consents including water/drainage/power utilities that may be present on the site, party wall agreements with adjacent properties, etc.

Note - consents can never be guaranteed so an early engagement with all relevant parties is essential to mitigate risk of abortive work.  

6. Technical Design

At this stage, it’s the nuts and bolts of the design.

The design will be worked up to a much greater level of detail, specifying products, systems & specialist elements. At the end of this stage, the design team will have prepared all design information required for a contractor (builder) to manufacture and construct the project. This may include:

• Construction drawings (dimensioned & annotated)

• Specification (a written document detailing all products particulars)

• Schedules (tabulated documents detailing e.g. doors, windows, sanitaryware, finishes)

7. Tender

At this stage, a contractor (or multiple contractors) will be invited submit their Tender (their price for supplying the goods and services to deliver the project). This price is based on the above design information and client requirements.

The successful Contractor is then appointed. They are the Main Contractor and may employ Sub-Contractors to complete elements of the work (e.g. a specialist glazing sub-contractor)  

8. Construction

This commences when the contractor takes possession of the site and finishes at Practical Completion, when the works are complete.

Given the wide spectrum of potential projects, the timescale for this stage might be weeks (a room in a house?), months (an extension to a house?) or years (a new house or…skyscraper?!) depending on the size and complexity of the project.

9. Practical Completion

• The contractor has completed the works, cleaned up and cleared out

• The architect has inspected the works and confirmed they are complete and in accordance with the contract (and design documents)

• The site is handed back as the finished article (triggering the 12 months defects liability period)