Things to bear in mind if you are planning a building project: Set a realistic budget, write a concise design brief setting out your objectives and vision for the project, gather as much information about your site as you can, talk to you local planning officer about your ideas to obtain their view. Start a scrapbook of ideas and buildings you like. Make a list of all the costs and expenses you may incur, we provide our clients with a spreadsheet of costs which enables clients to plan the project and keep track of costs as it develops. Talk to other people who have commissioned similar buildings ask what the pitfalls were, and make a critique of their building identifying any improvements you could make. Please remember the more effectively you communicate with us the more our designs will fulfil your expectations. Please feel free to ring or send an email to discuss your ideas with us:
Tel: 01268 777077 | Mobile: 07790 300906 | E: firstname.lastname@example.org
The Royal Institute of British Architects (RIBA) have set out the key stages of all projects from concept ideas to finished building. These stages previously refernced A-L have recently been revised and THE NEW STAGE REFERENCES RUN FROM 0-7 AND are explained in the RIBA plan of work 2013. An Architect should be appointed to any or all of these stages via a “standard form of agreement” or letter setting out the terms and conditions, scope of works and fee basis. At this stage you may want to informally discuss your ideas by phone or arrange a visit from us.
Each stage culminates in a prescribed Information Exchange.
In this stage we discuss your ideas,listen and explore your business case to understand the rationale behind the initiation of the project. This stage requires that a strategic appraisal is carried out before the detailed brief is created. Key project outcomes are identified relating to programme,timescales,assembling the project team and Local Authority Pre application and statutory advice. Establish approximate budget. Advise on CDM Regulations, Party Wall Act, asbestos survey, wildlife and archaeological surveys etc. (all explained later on this page) Discuss with you any technical standards your building needs to comply with (for example HTM’s and HBN.s, Robust Details NHBC etc.) Present conclusions from this stage to you as client and your user groups. Discuss possible options for building procurement. Review feedback from similar projects and may include your scrapbook, written description. Discuss your energy and sustainability objectives, and consider how these are integrated into the scheme.
Information Exchange of Strategic Brief.
Development of initial project brief and related feasibility studies. Site and or context appraisals are carried out along with identification of spatial requirements and desired end result. Assembling the project team and clarifying responsibilities, this must be carried out before stage 2. Confirm budget. Review project programme, carry out risk assessment for all parties and assess procurement routes. Discuss approvals process and applications to funding bodies. Prepare a draft design programme.
Information Exchange Initial Project Brief.
Develop the concept design in line with the intial brief, integrating outline specifications and proposals for structural and building services design. In parallel develop project strategies which have a bearing on the design. Sustainability,fire management,acoustics,building controls etc. Assist in updating Quantity Surveyor's preliminary Cost check. Review and refine the the final design brief.
Information Exchange Project strategies, Final project brief, Concept design and preliminary cost information.
Preparation of developed design proposals leading to planning application. Working with other consultants to co-ordinate and integrate their design and specification. Review and update Cost information and project strategies conclude research and development activities and change control procedures
Information Exchange Developed design including co-ordinated consultants design and updated cost information.
Prepare technical design drawings and specifications including all input from consultants, specialists and sub contractors in accordance with programme and project strategies.Prepare and submit Building Regulations application and any other third party submissions requiring consent. Review project execution plan and Health and safety strategy. The drawings maybe issued for tender purposes subject to procurement route selected, ssist QS with tender package to chosen contractors, help evaluate tenders returned, assist QS with tender report, assist in interviewing two closest contractor. Seek to discharge outstanding Planning Conditions.
Information Exchange Completed technical design Tender package.
Onsite Construction in accordance with programme, offsite manufacturing. Programme and resolution of design queries and attendance of site meetings and undertaking inspections including administration of contract. Agree handover strategies
Information Exchange As constructed drawings, amended drawings suplementary information valuations and certificates and site reports, minutes
Handover building and conclude contract administration Carry out defects inspection one year after completion and issue final certificate. Ensure O&M manuals and H&S file are handed over to client with As Built drawings.
Information Exchange As Built Drawings and H&S plan and O&M manuals.
If required carry out In use services post occupancy reviews and feedback
Information Exchange As constructed information update according to client feedback.
Other things you will need to know:
This is how much you will have to spend in total, it includes the building itself but also all the associated costs for example professional fees, Planning & Building Regulations fees, survey fees and specialist reports and studies etc. It is not the same as the Building Cost, (Contract value) which is the amount you will pay the contractor to build the building, remember all percentage fees are based on this figure not the Project cost.
Depending on the complexity of the project you will have to employ/appoint other consultants. These may be a Quantity Surveyor, to maintain control of costs, a Structural Engineer, to design structural elements of the building. Mechanical & Electrical Engineer to design the building services. In addition to these and for non-domestic projects you will need to employ a CDM Co-ordinator. You may also need to employ other specialists such as Planning Consultant, Wildlife Consultant, Archaeologist and specialist surveys such as drainage, topographical, asbestos, Energy modelling and soil contamination and testing. We would guide you through the project and provide advice on the need to appoint any of the above. Please contact us if you need further help or would like to discuss your ideas or concerns. We do not charge for talking on the phone or an initial meeting with you. T: 01268 777077 - M: 07790 300906 - E: Studio@ms-architects.co.uk
The new Construction (Design and Management) Regulations came into force on 6th April 2015 and place the responsibility for managing Health & Safety of a construction project on 3 main duty holders: The Client, Principle Designer and Principle Contractor. The previous CDM Co-ordinator role has now been removed and is replaced by the Principle Designer 'PD' who is selected from the design team and must be a client appointment along with the Principle Contractor. A project is “notifiable” to the Health & Safety Executive (where it involves more than 30 working days and more than 20 workers simultaneously or where the work exceeds 500 individual worker days). The PD's role is to manage, monitor and co-ordinate Health & Safety in the Pre- Construction phase. The PD prepares the Health & Safety File. If one is not appointed the duties and responsibilities default to the client. Responsibility for managing health and safety risks during the construction phase rests with the Principle Contractor.
The Client duties include making suitable arrangements for managing a project, making sure other duty holders are appointed as appropriate, sufficient time and resources are allocated, relevant information is prepared and provided to other duty holders, the principal designer and principal contractor carry out their duties, welfare facilities are provided.Further Details can be found on the HSE website www.hse.gov.uk/construction/cdm/2015/summary.htm.
If you own, occupy, manage or have responsibilities for non-domestic premises which may contain asbestos, you will either have:
a legal duty to manage the risk from this material; or
a duty to co-operate with whoever manages that risk.
If you have information on the whereabouts of asbestos you will, under the duty of co-operation, be required to make this available to those responsible for managing these risks
It will help you decide how to identify, assess and manage any asbestos-containing materials (ACMs) on your premises. A good strategy to manage these materials will help you prevent risk to workers or others who may use the premises.
If you have not had an asbestos survey carried out on a building constructed pre 2000 then this must be done and the HSE offer comprehensive advice in HSG264 guide online.. There are 2 types of survey a Management Survey and a refurbishment and demolition survey. A management survey will be required during the normal occupation and use of the building to ensure continued management of the ACMs in situ. A refurbishment or demolition survey will be necessary when the building (or part of it) is to be upgraded, refurbished or demolished.
Some sites will be of archaeological significance which you may not be aware of. This is normally picked up during any pre-application planning consultations but it is important to take account of this as early as possible as it can affect the cost, design and timing of your project. Planning Offices will often take a precautionary approach to this applying a condition to evaluate the presence and significant of the site prior to starting, but this can create uncertainty at a critical stage in the project.
Ecological and wildlife assessment
As above some sites may provide a natural habitat for protected wildlife species. There are specific times in the year when certain species cannot be disturbed or even evaluated and these times vary depending on the type of animal. It is illegal to disturb protected species without a licence from Natural England. The pre-application planning consultation will determine what action you need to take. If in their opinion it is possible that the site may contain protected species they will require an initial wildlife assessment from a specialist. If this suggests the presence of specific species a detailed survey will be required to establish population and health of a colony.
These are specific trees, groups of trees or hedgerows which the Local Planning Authority have designated as worthy of protection. The LPA can designate trees on your site in order to restrict what can be done. You will need to obtain permission to do any work to these trees and their status will limit development on your site. The LPA may issue a TPO on your site at any time even during the planning process. It is best to find out what the LPA’s view of trees on your site before starting.
Listed Buildings, Historic Buildings and Conservation Areas
If your site is within a conservation area or is a listed building or adjacent to a listed building you will be limited in your design options. Local Authorities publish the List protected buildings and maps identifying conservation areas.