SERVICES
When you engage an architect for a new design project it can be daunting trying to understand the process involved as well as getting an idea of architects costs. archangels ARCHITECTS adhere to a specific, tried and tested, project design process that aligns with the Royal Institute of British Architects (RIBA) Plan of Work framework. Whilst all good Architects would be expected to follow the RIBA schedule, there are of course different interpretations and nuances between architects and that’s why we have detailed here the way we at archangels ARCHITECTS work with you.
This guide to our design project stages explains what you can expect from each phase in the design and development process, how it fits with the RIBA Plan of Work, approximate timeframes required and which parties will be involved with each step. Our aim is to arm you with all the necessary information so you can fully appreciate everything we will be doing in order to bring your build project to life.
briefing
stage aligns with riba stage 0 - strategic definition
This is where it all begins. In advance of formal appointment, we will work to understand your project goals, budget and any special considerations. At this stage you might be speaking with other architects and design consultants too, to help you determine the firm that offers the best fit.
Discussions will include the nature of the project, the present site and whether considerations need to be made around listed building or conservation area restraints. We’ll be looking to understand from you how you envision the finished project will look and feel, what materials you’d like to include and how we consider sustainability credentials.
Our consultation can begin online or over the phone, progressing to face to face meetings onsite or within our studio as your brief begins to take shape. We can then produce a tailored fee quote, specific to your project.
Estimated timeframe: Anywhere from between 2-3 days to 4 weeks and beyond, depending on the scale of the project and nature of ongoing discussions.
Interested parties: Client and Architect.
survey
stage aligns with riba stage 1 – preparation & briefing
Once you’re happy with your choice of architect, work can begin on feasibility. We’ll conduct a measured survey of the existing property, or plot, and produce computer aided design (CAD) drawings which can be easily shared with other contractors who’ll be involved in the project further down the line. We need to consider existing elevations, floor plans (where appropriate) and access to site.
The initial survey is effectively a site appraisal and will inform the steps necessary within the design phase. It’s also an opportunity for us to review any planning permission history and precedent for the site and the surrounding area.
Estimated timeframe: 3 – 6 weeks for survey to be carried out, from the date of our appointment.
Interested parties: Client and architect. For some projects a planning policy and heritage consultant may also be required. We would brief each consultant and obtain quotes, however they may not necessarily be engaged.
design
stage aligns with riba stage 2 – concept design
Armed with an understanding of your vision and having assessed the site we will aim to exceed your brief by developing creative solutions to the project at hand. We pride ourselves on offering a flexible and patient approach to ensure our clients are fully in control of bringing their developments to life. You can expect to be in regular contact with our team to allow for real time response, reacting to your specific circumstances along the way.
Part A – Feasibility Design
Based on the drawings from the initial survey we’ll present our initial outline sketch proposals to you in a face-to-face meeting. These sketches will explore the best options for building or altering the property layout or site and can be revised further following our meeting to incorporate your feedback.
We can also use the design sketches to gain ballpark costings from an independent quantity surveyor (QS) at this point and you can either choose the surveyor yourself or we can recommend one to you. A good QS can be invaluable in terms of managing budget sensibly at this early stage, being able to help identify savings opportunities and offering guidance on the most cost-effective design direction.
With the ballpark costing information from the QS we will then look at the options to move forward through discussions with you.
Part B – Further Design (General Arrangement)
Following the findings from the feasibility stage above we will further develop the design proposals to help satisfy your initial or revised brief. This will involve drawing up new proposals to produce accurate drawings in CAD.
Part C – Interior Design (optional)
archangels ARCHITECTS work alongside other design specialists and consultants to deliver all aspects of the interior fit out as required. This begins with the development of design concepts by producing mood boards and sketches to further define the brief and help establish the scope and scale of work as per your specifications. These are then developed through to more detailed drawings and plans.
With the input of joiners, plumbers, lighting designers and other contractors we will draw up plans considering storage options, integrated furniture, materials for fixtures and fittings, wall, flooring and ceiling finishes and integral lighting design. This will also include general arrangement drawings, any required demolition plan, flooring plans, reflected ceiling plans, electrical plans, fixture plans and decoration plans.
With so many elements of sourcing and specifying for furniture, fabrics and fittings etc. we can act as a point of coordination. We liaise with all relevant suppliers and arrange meetings to discuss the plans and the process with you. This can include visits to workshops, studios and showrooms to ensure the quality of the materials and craftsmanship.
Should you wish to engage archangels ARCHITECTS for this optional interior design service we can agree costs with you during the initial consultation phase.
Estimated timeframe: This will vary dependent upon the scope of the project. Obviously the requirements for a simple side return extension will take far less time than would be necessary for a new build house. You’ll want to allow 4 weeks minimum, as a general rule, for initial designs to be presented.
Interested Parties: Client, architect and quantity surveyor. For projects that include interior design, additional skilled tradespeople, consultants and designers would also be involved at this stage.
permissions
stage aligns with riba stage 3 - spatial coordination
Naturally work can only commence subject to all necessary permissions having been sought and granted. Some works may be allowed under your Permitted Development (PD) rights which would negate the requirement for full planning permission from the local authority. However, in such instances a Lawful Development Certificate (LDC) should be applied for, effectively covering the works in the absence of planning permission being given.
You can find more information on what types of project would be covered by Permitted Development on the Planning Portal and if your project does not require planning permission archangels ARCHITECTS can submit the application for a Lawful Development Certificate for you.
This is also the stage at which we would need to consider applying for Listed Building Consent for projects involving listed properties. It is vitally important to fully understand the scope of any specific listed building protections as these can vary from property to property.
If you’re a leaseholder then you will also need to apply for freeholders consent in order to make any alterations to your property and this would be your responsibility. There is usually a fee required in order to receive a formal licence for alterations from your freeholder however this fee should be “reasonable” as per Schedule 11 of the Commonhold and Leasehold Reform Act 2002. You have the right to challenge your freeholder over their fees should you deem them to be excessive.
There’s a timeframe of approximately 8 weeks for a decision to be reached for any form of planning application, though do check your local authority’s website for up-to-date information on likely turnaround times. You will be required to meet the statutory fee for the submission of your planning application which is separate from our fee as architects. Full details on planning application fees can be found on the government’s planning and building portal.
For certain works, you may need Prior Approval from the local authority, including Neighbour Notification. This involves your local authority consulting with your neighbours and inviting them to raise any concerns or objections. This application is also subject to a fee payable to the local authority and will take approximately 42 days for a decision to be reached. archangels ARCHITECTS can prepare and submit all necessary documentation should your development require Prior Approval.
Throughout the Permissions Stage we will continue to liaise with planners, negotiating and making any necessary planning amendments as appropriate until the outcome of the application is determined. We will also keep reporting back to you, detailing all the latest developments so you’re kept abreast of the ongoing situation.
Discharge of Planning Conditions
In certain cases, permission from the local authority will be granted with specific conditions attached which will need to be discharged by a further application. This could include collating samples of materials or providing additional drawings. In such cases archangels ARCHITECTS will submit the formal application for discharge of these conditions and liaise with the planning officers involved on your behalf.
Estimated timeframe: At this stage a lot will depend on the scope of the project, however you can expect preparation of applications for planning permission or Lawful Development Certificates to take approximately 3 weeks. Then you’ll want to allow a further 8 – 13 weeks for a decision to come back from the local authority, depending on the type of development and specific application made.
Interested parties: Client, architect, local authority planning department and potentially a specialist planning consultant.
Regulations
stage aligns with riba stage 4 – technical design
Once the final design is agreed it’s time to prepare all of the drawings, notes and technical specifications required to satisfy Building Regulations. At this stage we will also be liaising and coordinating with your appointed structural engineer who will advise on the optimum structural requirements for the build. archangels ARCHITECTS can advise on recommended Structural Engineers if required.
To achieve Building Regulations approval, it will be necessary to involve the Local Authority Building Control (LABC) or an Approved Inspector during the Regulations Stage. We would submit the full plan of works to the LABC or inspector for approval before works can commence and will deal with all subsequent queries resulting from the application.
Additional specialist consultants may need to come onboard at this stage too. Such consultants may include acoustic, infrastructure, sustainability and energy efficiency consultants, flood risk assessors and party wall surveyors. Again, archangels ARCHITECTS would act as liaison between all consultants to ensure a smooth one-point-of-contact approach.
As with the planning application, Building Regulation Applications are also subject to a charge from the local authority which you would be required to meet. There may also be a need for subsequent site visits from the council’s appointed building control officer and likely costs for this would be known following submission of the plans.
Estimated timeframe: It should take approximately 5 weeks to determine a Building Regulations Application decision following the validation and registration. Preparation of the application can take 3 – 6 weeks depending on the other consultants involved.
Interested parties: Client, architect, local authority building control body, Approved Inspector and assorted specialist consultants as required.
tender
stage aligns with riba stage 4 – technical design
To form the tender package, we will prepare a scope of works with all necessary drawings, pricing documents and formal letters required to allow building contractors to price up their quotes. We would then research and put forward an appropriate number of appropriate specialist building contractors to tender for the work. Though we do often work with the same trusted builders again and again, we don’t rely on a limited pool of talent and are always seeking out new partners as best suited to each individual build project.
In selecting building firms to put forward we carry out due diligence to ensure a company’s suitability and their ability to carry out the work to the required standard. Part of this process may involve visiting a contractor’s previous works in the local area in order to assess their credentials and we invite you to join us on such visits to help in selecting the right contractor.
Upon the return of all tenders archangels ARCHITECTS will compile a full tender analysis to help guide your ultimate decision, whether that’s agreement with your preferred contractor or opening of further negotiations with any you have shortlisted.
Estimated timeframe: We require approximately 3 weeks to prepare the full schedule of works and specifications for the tender package and then allow the contractors 4 weeks to come back with their proposals. Thereafter it is down to you how much further back and forth may be required in coming to the final agreement with your preferred contractor.
Interested parties: Client, architect and shortlisted building firms.
valuing
stage aligns with riba stage 4 – technical design
Where the tender submissions prove to be beyond the available budget the next stage is to identify opportunities to make cost savings across the project. Such savings might include use of different materials or reducing the scope of certain aspects of the design. Our work would be to aid you in understanding where specific savings can be made and then amending the technical drawings and scope of work documents accordingly.
If you have a preferred contractor at this stage, we would submit the revised plans to them for a new quote. Alternatively, we can enter into a further round of the tender process, potentially inviting new contractors to join in. This could be subject to additional fees.
Estimated timeframe: If amendments to the schedule of work are required, we would require a minimum of 4 – 6 weeks to complete these changes, then a further 2 – 4 weeks should be allowed for the contractor(s) to put forward revised proposals.
Interested parties: Client, architect and shortlisted build firms..
contracts
stage aligns with riba stage 4 – technical design
With the building contractor approved archangels ARCHITECTS will draw up the appropriate build contract, with all contract particulars, and issue all contract documents along with necessary project drawings and documentation to client and builder. We would also host a meeting to get the contract and all related documents signed off ready for works to begin.
At this point the contractor is legally bound to deliver the work as agreed and you as client agree to pay the contractor for said work. archangels ARCHITECTS would oversee this contract’s administration, ensuring works are carried out in accordance with the drawings and schedule of work.
Estimated timeframe: We would generally advise that the contract should take no more than 2 weeks to draw up and issue to the approved contractor.
Interested parties: Client, architect and your chosen building contractor.
build
stage aligns with riba stage 5 – manufacturing and construction
This is where the ground is broken and the physical realisation of your beautifully designed dream home can start to take shape. archangels ARCHITECTS will administer the building contract and deal directly with the chosen building contractor, attending site meetings and carrying out regular site inspections as required. We are effectively offering a quality assurance role at this stage, providing you with peace of mind, safe in the knowledge that the project’s development is being carried out to the very highest spec.
archangels ARCHITECTS will manage the valuation of interim payments, all relevant invoices from contractors and consultants and any necessary variation instructions as your contract administrator.
As the project’s designer, we are best placed to work with the contractors to iron out any potential kinks or tackle any unexpected complications which can arise, particularly when working with existing buildings of a certain vintage. By remaining an active and engaged part of the project throughout the build you enjoy the added value of archangels ARCHITECTS being on hand to personally deliver the first-class service we pride ourselves on providing every client that we work with. This is why we have won numerous awards including the Sussex Business Awards’ Small Business of the Year, the Build-It Awards’ Best Self Build Design Architect and finalists of the Constructing Excellence SME of the Year! You can also read more on our expert credentials in our Testimonials section.
Estimated timeframe: Smaller house extensions should generally be completed within 3 – 4 months, whilst a more complex complete new-build home may take 12 months or longer before handover.
Interested parties: Client, architect and building contractor.
