Engaging a design consultant can feel daunting — understanding the process and getting a sense of costs. Here's exactly how we work with you, at every stage.
When you engage an architectural design consultant for a new project it can be daunting trying to understand the process involved, as well as getting an idea of costs. Studio 264 adheres to a specific, tried and tested project design process that aligns with the Royal Institute of British Architects (RIBA) Plan of Work framework. While all good design consultants would be expected to follow the RIBA schedule, there are of course different interpretations and nuances between designers — and that's why we've detailed here the way we work with you.
This guide explains what you can expect from each phase in the design and development process, how it fits with the RIBA Plan of Work, and the approximate timeframes required at each step. Our aim is to arm you with all the necessary information, so you can fully appreciate everything we will be doing to bring your build project to life.
This is where it all begins. Your initial enquiry can begin via email or over the phone, where we can discuss your basic ideas. If you have any plans or photos to help explain your project, we'd be pleased to see them. This progresses to a face-to-face meeting on site as your brief begins to take shape.
In advance of formal appointment, we'll work to understand your project goals, budget and any special considerations. 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 how you envision the finished project will look and feel. We can then produce a tailored fee quote, specific to your project.
Once formally appointed, 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 consultants involved further down the line. We need to consider existing floor plans, elevations 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 surrounding area.
For some projects a planning policy and heritage consultant may also be required. As explained in Stage 3, we'll look at the requirements for your particular situation, brief each consultant and obtain quotes — though they may not necessarily be engaged at this stage.
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 explore the best options for building or altering the property layout or site, and can be revised to incorporate your feedback.
Following the feasibility findings, we develop the proposals further to satisfy your initial or revised brief, drawing up accurate proposals in CAD.
With an understanding of your vision and an assessment of the site, we aim to exceed your brief by developing creative solutions. We pride ourselves on a flexible, patient approach that keeps clients fully in control of bringing their developments to life, with regular contact and real-time response along the way.
We can also use the design sketches to gain ballpark costings from an independent quantity surveyor (QS) at this point — you can choose the surveyor yourself or we can recommend one. A good QS can be invaluable in managing the budget sensibly early on, identifying savings opportunities and guiding the most cost-effective direction. With this costing information, we'll then look at options to move forward through discussions with you.
If your planning application is a simple one, you probably won't need pre-application advice. If you're building an extension that's the same size and basic idea as extensions already accepted in neighbouring houses, there will be no need to go for pre-application advice.
By now we'll have a good idea of which application type we'll need, and whether what we're proposing could be contentious with the planning department — and if it's therefore advisable to get pre-application advice. An advantage of this process is that the information will not reach the public domain and unnecessarily worry neighbours with your potential plans.
This is the stage where we update and collate all design information, including a Site Location Plan, Block Plan and a Design and Access Statement if required. This is submitted with the application form via the Planning Portal to the Local Planning Authority.
Naturally, work can only commence subject to all necessary permissions having been granted. Some works may be allowed under Permitted Development (PD) rights, which would negate the requirement for full planning permission. However, in such instances a Lawful Development Certificate (LDC) should be applied for, effectively covering the works in the absence of planning permission. If your project doesn't require planning permission, we can submit the LDC application for you.
This is also the stage at which we'd consider applying for Listed Building Consent for projects involving listed properties. It's vitally important to fully understand the scope of any specific listed building protections, as these vary from property to property.
If you're a leaseholder, you'll also need to apply for freeholder's consent to make alterations to your property, which is your responsibility. There's usually a fee for a formal licence for alterations, though this should be "reasonable" as per Schedule 11 of the Commonhold and Leasehold Reform Act 2002. You have the right to challenge your freeholder over fees you deem excessive.
There's a timeframe of approximately 8 weeks for a decision on most planning applications. You'll need to meet the statutory fee for submission, which is separate from our fee. For certain works you may need Prior Approval from the local authority, including Neighbour Notification — this is also subject to a fee and takes approximately 42 days for a decision. Studio 264 can prepare and submit all necessary documentation.
Throughout the Permissions stage we'll continue to liaise with planners, negotiating and making any necessary amendments until the outcome is determined, keeping you updated throughout. Generally, unless your permission says otherwise, you have three years from the date it's granted to begin the development.
Once the planning application has been approved, it's time to prepare all the drawings, notes and technical specifications required to satisfy Building Regulations. At this stage we'll also be liaising and coordinating with your appointed structural engineer, who'll advise on the optimum structural requirements for the build. We can recommend structural engineers if required.
To achieve Building Regulations approval, it'll be necessary to involve Local Authority Building Control (LABC) or an Approved Inspector. We'd submit the full plan of works for approval before works commence, and deal with all subsequent queries.
Additional specialist consultants may need to come on board too — acoustic, infrastructure, sustainability and energy efficiency consultants, flood risk assessors and party wall surveyors. Studio 264 would act as liaison between all consultants to ensure a smooth, single-point-of-contact approach. As with planning, Building Regulation applications are subject to a charge from the local authority, and there will be subsequent site visits from the council's building control officer.
Approval of Building Control plans lasts for three years; if you don't start work in that time, your council may serve notice declaring your plans "of no effect", requiring a fresh application.
To form the tender package, we prepare a scope of works with all necessary drawings, pricing documents and formal letters required for building contractors to price their quotes. We then research and put forward an appropriate number of contractors to tender for the work. Though we have trusted builders we work with, we don't rely on a limited pool and are always seeking new partners best suited to each build.
In selecting firms we carry out due diligence to ensure suitability and ability to carry out the work to the required standard. Part of this may involve visiting a contractor's previous works locally to assess their credentials, and we invite you to join us. Upon return of all tenders, Studio 264 compiles a tender analysis to guide your decision.
Where tenders prove beyond budget, the next stage is to identify cost savings across the project — different materials, or reducing the scope of certain aspects. We help you understand where savings can be made and amend the technical drawings and scope of works accordingly, then submit revised plans for new quotes.
With the contractor approved, Studio 264 draws up the appropriate build contract with all particulars, issuing contract documents along with project drawings to client and builder. The contractor is then legally bound to deliver the work as agreed, and Studio 264 oversees the contract administration to ensure works are carried out in accordance with the drawings and schedule.
This is where the ground is broken and the physical realisation of your beautifully designed home takes shape. Studio 264 administers the building contract, attending site meetings and carrying out regular inspections — effectively a quality assurance role giving you peace of mind. We manage the valuation of interim payments, relevant invoices and any necessary variation instructions as your contract administrator. As the project's designer, we're best placed to work with contractors to iron out any kinks or unexpected complications, particularly with older buildings.