Even if you are an avid fan of TV’s Grand Designs you would be forgiven for not knowing all the steps that take those intrepid homeowners from ‘Big Idea’ to actual, walk-around-in, ‘Dream House’.
Three-bedroomed shipping container home in County Derry, NI. Photo: Aiden Monaghan
Perhaps it's not surprising that I often get asked 'just for some drawings' in the hope we can skip all the decisions that will determine what that drawing and ultimately that building, will look like. In fact, it's not just what it will look like and that's the misunderstanding - it's how it will stand up, how it will keep out the rain, stay hot or cool, get daylight, store the family shoe collection, fit in with its surroundings, meet safety regulations and also how much it will cost and how long it will take to build it.
The RIBA (Royal Institute of Architects) has a Plan of Works to guide its members through the stages of inception to built reality for all kinds of projects. The trouble is, it can seem exceedingly complex for a domestic project – your house – and it’s hard to be sure what is relevant to you. (I just downloaded the guide pdf and it is 146 pages long!)
Here is my version:
STAGE 1 – CONCEPT & FEASIBILIY
This is when you work out what you want, how you might get there and what the scale of the project is in terms or cost, time and required permissions.
It will include
Deciding on your brief (your ideas, requirements, loves, hates) | |
A measured survey of your existing house or plot so that a proposal fits | |
Different loosely designed sketch solutions to meet the brief and to progress to the best solution | |
Discussion with planners / builders / other parties that may be affected to gauge requirements |
STAGE 2 – DESIGN & PLANNING APPLICATIONS
This stage firms up the overall design and obtains budget quotes and planning permissions if required.
It includes
Fusing the preferred elements of the earlier schemes into a single cohesive proposal. | |
Preparing and submitting a planning application if required – this will depend on the scale of the works and the location of the site. Planning applications focus on the external appearance, scale and impact of the proposal rather than internal arrangements. Each Local Authority will have a Local Plan which a the main consideration in deciding planning applications. | |
Using the drawings and a broad description of interior fitouts to obtain budget quotes (an approximate price) from a builder or a quantity surveyor. |
STAGE 3 – DETAIL DESIGN, BUILDING CONTROL APPLICATION, PRICING DOCUMENTATION
This stage is probably the least understood and it’s tempting to try to jump straight from planning approved drawings to getting a builder on site.
There are two levels of detail design however, and at the very least you need to firm up the first details so your builder knows what to build.
1. construction decisions: structure, materials, waterproofing, drainage etc
2. finishes decisions: floor finishes, tiling, sanitaryware, joinery, paint etc
It is a subjective view whether you place windows, electrics, lighting and heating in the first or the second category, or both. The truth is that they all influence each other so some overview of where you’re heading is important for the construction decisions early on.
There are potentially a lot of decisions to be made at this stage and if you don’t make them now, they will have to be made later. There is no ‘standard way’ to put together a building so if you do not employ someone to detail the building then you are asking your builder to choose the solutions and their priorities may be different to yours.
Builders can be extremely knowledgeable and great problem solvers on the spot but it is the designer’s job to anticipate any problems and anticipate how one decision will affect something else.
The aim of this stage is
to create a comprehensive package of information which may include drawings, specifications and descriptions (schedules) to describe all the intended work | |
to use this information for a ‘Full Plans’ Building Control Application (see below) | |
to employ a structural engineer and any other specialists to design the foundations and beams amongst other things – this is required for Building Control | |
to further use this information to run a ‘tender’ – a set period of time for builders to prepare quotes – to obtain competitive prices, project duration and start times from 2 or more contractors(builders) | |
agree a contract with a preferred builder including price, programme, scope of work, payment terms, insurances and what happens if things change. There are standard forms of contract and your designer or builder will recommend one. |
Building Control or Building Regulations is separate to Planning Approval. It relates to the quality and safety of our built environment. There are standards that all construction should meet and surveyors will seek Building Control certificates for work when you come to sell a house.
STAGE 4 – CONSTRUCTION
Finally! The build! Or often the demolition and then the build.
So you see, this is where the Grand Design TV cameras turn up, they don’t see the half of the preparation.
Your role, as client, at this stage will depend on how much work has been done in the previous stages and who is still involved as part of the works.
You or your consultant (designer) will need to
check the building work is in line with the construction documentation (the drawings and specifications etc) | |
approve any changes, taking on board the time and cost impact | |
give instructions where changes occur or extend deadlines if necessary | |
check the builder’s invoice and pay (with a contract administrator they will issue a certificate to confirm the accuracy of the invoice or valuation relating to the completed works) | |
check the completed work and list out any faults(snags) to be rectified |
I have weekly site visits and monthly progress meetings with the contractor and client to solve any issues arising and to anticipate any information required in good time and prevent delays.
STAGE 5 – PRACTICAL COMPLETION & RECTIFICATION
This is when you move in. There may be some unresolved snags (faults, see above) but a good builder will follow these up promptly.
It is common practice in construction contracts to include ‘retention’ as part of the payment plan. That is to pay 95% of any payments during the build and to then release half of that sum at Practical Completion. You therefore hold 2.5% of the contract sum until the end of the ‘defects period’. This is 3 months by default but I prefer 6 or 12 months. The builder will return at the end of the defects period to rectify any issues arising from the work – plaster cracks, insecure fixings for example and then claim the remaining 2.5% sum.
And there you have it!
If you would like me to elaborate on anything, do mention it in the comments section.
For the majority of my projects I’m involved from the beginning to the very end, but I have taken on work at detail design stage and left other projects for clients to progress on their own. The building process can be daunting though, so do seek as much qualified advice and support as you can.
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