WETHERSFIELD
ESSEX
Completed
Conversion & extension of dilapidated barns
WETHERSFIELD
ESSEX
Completed
Conversion & extension of dilapidated barns
SBH STUDIO
Architecture & Design
How we work
Below we outline the work stages and associated timeframes of a typical extension or new build project. The timeframes are guidelines only, complex or planning contentious projects may take longer, simple straightforward projects may be quicker. We will explain what happens at each work stage in more detail as we move forward with a project with you.
Design - Month 0-3
Enquiry - Having received your initial enquiry we will arrange to meet with you at your property to chat through your ideas for your project. We can offer guidance of how best to optimise space and budget, and on what may be possible within the relevant local planning parameters. Some minor projects may be possible under Permitted Development and hence not require Planning Permission. This initial meeting is not designed to offer design solutions, but rather to get an understanding of your requirements, vision and budget, which will allow us to assess potential and to formulate a brief. We will then summarise your requirements and write to you with our fee proposal.
Concept Design - Once appointed we'll arrange for a measured electronic survey, which will be required to allow us to draw up the existing property in 3D, from which we can then develop a concept design. Our proposals for extensions and new builds will be fully modelled in 3D, a valuable tool to better understand the volumes and spaces created. We generally test a couple of options, which allows clients to clarify their requirements and to fully understand the possibilities. Once the concept proposals are ready, we will meet with you at our offices to present the designs to you and to 'walk you through' your project in 3D, which helps clients to understand the spatial arrangements and the external appearance of the proposals and our clients tend to find this meeting most enjoyable and exciting. Working in 3D allows us to 'build' your vision digitally, long before any ground is broken on site. After the Design Review Meeting, we will issue a Concept Proposal Document to include plans and 3D visuals, along with inspiration images and a basic build cost estimate based on square meter costs. We can also supply an interactive model, which can be explored on your phone or ipad, which helps clients to review the concept options presented and help them decide on the preferred design and/or any revisions they would like to make. At this stage it may be prudent to have the proposed scheme costed by a Quantity Surveyor, to obtain an accurate indication of likely build costs before proceeding to the next stage of work.
Planning - Month 3-6
Design Development & Planning Submission - Nearly all building projects require planning consent, some minor development can be made without having to apply for planning permission using Permitted Developments rights, however it is good practice to apply for a ‘Certificate of Lawful Development’ to ensure the proposed alterations are within the Permitted Development Guidelines. Once we have a scheme agreed with you, we will develop this in further detail and prepare the planning drawings and documents. Depending on location, certain constraints may exist and additional reports are required to accompany the planning submission, e.g. a Flood Risk Assessment, a Tree Report or a Bat Survey etc. We may need to bring other consultants on board at this stage. We will advise on best approach and handle the planning process for you. Usually planning applications are decided within an 8 week timeframe by the local authorities.
Progressing the Design Choices - The planning process takes approx. 8 weeks from submission. Those weeks are ideal to start thinking about the project in more detail. What are the walls made of - timber construction? blockwork? How is the building heated? What about renewables and sustainability? What is the design and style for the kitchen & bathrooms? What are the floor finishes? All of these will have been considered in outline at concept & planning stage, but can now be further explored and progressed whilst the project is being considered by the local authority, e.g. the client may want to approach specialist kitchen designers to progress outline kitchen proposals included in the concept designs etc.
Detailed Design - Month 6 - 8
Detail Design - Once planning consent is achieved, we will prepare detailed technical drawings and supporting documentation suitable for Building Regulations Submission and tendering & construction. This is a very important work stage and takes up a significant amount of our time, where we work out how the building is built, finished, junctions etc, and ensure all Building Control standards are met. Most projects will require the input of a structural engineer, and we will work closely with the engineer to find the best structural solution for your project. Depending on the project scope, we may need the input of other consultants at this stage e.g. Energy Consultants (SAP calcs for new builds and some other project types), Party Wall Surveyors, Services Engineers etc. We will advise if there is a specific requirement for your project. All consultants are appointed directly by you, but we will seek quotes your behalf and work closely with them throughout the project.
Building Regulations Approval - The technical package, to include the specialist consultant's documentation, to show how the building is built, ventilated, heated, fire safety/means of escape etc is then submitted to Building Control. For minor projects it may be possible for the Contractor to give Building Notice prior to starting on site without the need for submitting plans, but for the majority of projects a 'Full Plans' set is required, which takes approx. 4-6 weeks to be checked. We will advise on available routes to obtain building control approvals (Local Authority or Approved Inspectors) and submit the Building Regulations Package on your behalf. Whilst the drawings are with Building Control for review, we progress design details for elements that are not subject to Building Regulations, such as Interior Details, e.g. Bathroom and Kitchen Design, Lighting Design and also Landscaping. We will also apply for discharging any planning conditions that may have been attached to the planning consent at this time.
Tendering - Month 8 - 9
Tender Package - Once Building Control Full Plans Sign off has been achieved we will prepare a tender package, which allows contractors to accurately cost the project. The tender package consists of a written specification, the approved Building Control Drawings and the structural design, as well as a Schedule of Works for costing. In this phase we will chat with you with regards to firming up choices for fixtures, fittings & finishes etc, so these can be specified and the package will be costed as complete and accurately as possible. There are many choices to make from the glazing through to the door handles! We can make suggestions and prepare detailed FF&E schedules for you, so these can be included in the contractor's tender. Alternatively you may decide to supply all finishes and fixtures 'free issue' and the contractor will allow for installation only. We send out the full tender package to several contractors for pricing, and usually allow 4 weeks for the contractors to return their tenders. Once received, we analyse and compare the quotes and produce a tender report to help you decide which builder is best for your project. We assist with negotiations and the value engineering process if required.
The Build - Month 10 onwards
Mobilisation - Once you have decided on a builder for your project, we help you agree all final details and set up a contract with the chosen contractor, agree any advance payments, set up on site etc. This is usually all agreed at a pre-commencement meeting, when the contracts are signed by all parties.
Site Support - We generally offer assistance throughout the build process, this can be site support on a 'as needed basis' or at regular intervals, e.g. every fortnight. Depending on our level of involvement we offer regular site visits to assess progress, working directly with the main contractor to answer any queries they may have.
Contract Administration - If the chosen building contracts stipulates a contract administrator, we can fulfil this role in addition to the regular site support outlined above. Under an administered contract, labour and materials on site are valued at certain intervals to ensure that you only pay for works completed. We will issue payment certificates and an agreed percentage (usually 5%) of the contract value is withheld for the duration of the build, with half (2.5%) of that continued to be retained during the defect period (between 3 - 12 months after completion on site) to give you peace of mind that the contractor will attend to any issues, even after the build is complete. We keep a master spreadsheet to detail all monies valued, as well as any additions or omissions to the contract sum (variations) and report back to you.
Handover & Completion - Upon completion we will issue the Completion Certificate (if an administered contract was chosen) and liaise with the contractor to compile the Handover File, which contains Health and Safety information, Operation & Maintenance Manuals and Details of Fittings and Fixtures installed. We will also prepare a set of 'As built' drawings, incorporating any changes made during construction on site and liaise with Building Control to achieve Building Regulation Sign off. Depending on project we will need to liaise with outside consultants to prepare the sign off documentation as required, e.g. SAP's as built, EPC's, Acoustic tests (for multi unit properties), Air tightness tests (for new builds) etc. We can advise whether a specific requirement exists for your project.