The process of design for a project is broken down into well established stages

​The RIBA plan of works defines these stages from 1 to 6 :

​Preparation and Briefing

• At the start of a project we meet you and talk about a project brief. We establish your hopes and aspirations for the project, including your ideas on accommodation requirements, aesthetics, finishes, renewable technologies, budget costs and a timetable.
• For most projects, some combination of measured and topographical surveys are required for existing buildings or sites. Dependent on the project, we will either do this in-house or organise quotes for these on your behalf

​Concept (Feasibility) Design

• The Concept or Feasibility design stage for residential projects is intended to set out the main proposals under consideration and establish a budget cost estimate. Using the Brief and Survey information established in the previous stage, we would closely with Clients to generate sketch plan proposals. Once these have been developed, we will usually recommend a Quantity Surveyor (cost consultant) to carry out an initial budget cost estimate. For most residential projects this will then result in a process of reining in the proposals to some degree to suit the available budget.
• At the end of this Feasibility stage, the intention is to have broadly set out the proposals and to have established an approximate budget cost.​

Spatial Co-ordination

• For residential projects, this stage is generally described as the ‘Planning’ stage, where the sketch plans established at the Feasibility stage are developed into full plans and elevations.
  
• Where relevant, we will review the Planning Application constraints and in some cases work up a 3D model of key areas of the proposals. For most of our projects, a formal Planning Application and in some cases a parallel Listed Building Consent application is required at the end of the the Stage.
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Technical Design

For most projects, Stage 4 is broken down into two different stages –Building Warrant and Tender Preparation.

• The Building Warrant stage develops the proposals into a higher level of detail and for most projects will require drawings and reports to be lodged in a formal Building Warrant application to demonstrate compliance with the Building Standards, i.e. the Building Regulations. The appointment of a structural engineer is usually required for this stage and we would organise quotes on your behalf. There is usually some discussion with the local Building Control office to agree any changes and additional information they need to approve the proposals
• The Tender Stage further develops the proposals and specification to provide the information needed for Building Contractors to be able to price the proposals. We prepare the proposals in more detail to allow for either a negotiated tender with a single preferred contractor, or competitive tender by two or three contractors. We can recommend suitable contractors to you for consideration at this stage.

For larger projects, we generally recommend the appointment of a Quantity Surveyor to prepare the tender documentation and assess the tenders once returned. For smaller and simple projects, some Clients opt to forego the Tender stage and organise the building works directly using the Building Warrant information. While this is an option, we would not recommend this approach as it runs a higher risk of construction quality problem and disputes.

Manufacturing and Construction

• For most of our projects, we remain involved throughout the Building Works. During this stage, we respond to contractor queries as they arise, carry out periodic site inspections, check the monthly payments due to the contractor and carry out a handover inspection. For larger projects, we will recommend the ongoing involvement of a quantity surveyor during the building works.
• This stage concludes by issuing a practical completion certificate which allows the completed project to be handed over to the client.  

As with the Tender Stage, for some smaller and simpler projects, some Client opt to manage the building works directly. Unless the works are very simple, we would generally not recommend this approach.

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Handover

• The handover stage is the stage of a construction project when the site is handed back to the client for them to occupy.
• We can assist with submitting Local Authority completions and finalising the contract between you and your contractor.
• For most residential projects, we will carry out a final inspection one year after handover and agree any remedial works with the Client and Contractor​