how we work…
Whether you want to unlock the full potential of your existing property, build your dream home, or you’re looking to develop multiple properties or a commercial premises… we can help! At Fields of Architecture we provide architectural services such as, design proposals, planning approval, Building Control approval, technical design, construction drawings and contract administration, across a wide range of building projects.
All of our fees are confirmed up front at a fixed price, broken down across different project sizes and multiple work stages as below. You can see our project fees here.
Please get in contact for a free, no obligation property visit.
Stage 1: Feasibility Design
Our service begins with a sketch-scheme process, which is a quick and inexpensive way of seeing what’s possible with your project.
Upon your instruction to commence, we’ll begin looking at two initial design options, which we’ll demonstrate through floor plan and elevation drawings. We produce computer and/or hand drawings that are intended to be quick designs to indicate possible outcomes in relation to your brief, budget, and local planning policy.
For existing buildings, we can work from estate agent plans, however, before moving onto stage 2 we will need a measured survey. We can undertake measured building surveys ourselves; however, for specialist buildings and topographical (land) surveys, we’ll obtain quotes and coordinate a surveyor on your behalf.
Stage 2: Developed Design
Once you’re ready to proceed, we then move forward with the chosen design and begin to add more detail. We’ll look to address the mass, scale, and materiality of the proposal through plans, elevations, sections, and 3D views. During this stage, we’ll submit any required Pre-Planning Applications (Pre-App) to the local authority in order to get their comments on the initial design and its compliance with local planning policy.
It’s a good idea to start thinking about appointing other consultants at this stage. Depending on your project requirements, it may be necessary to appoint a heritage and planning consultant, an ecologist, a quantity surveyor, and a building surveyor. We can appoint and coordinate these consultants on your behalf if you wish.
Stage 3: Design Approval
During this stage, we’ll look to refine the chosen design further and produce specific drawings that are required for a planning application, or if using permitted development, a lawful development certificate.
When the application is submitted, we’ll liaise with the LA and provide further information, drawings, and attend planning meetings as required. The LA planning application process takes a minimum of 8 weeks.
Upon receiving planning consent, you may have a series of planning conditions that will require additional information to be submitted to the LA before, during, and after construction takes place (e.g. material samples). As the work required is unknown until the planning approval is issued, we will quote this work as an additional figure.
If your project doesn’t require planning and can be done through PD (this may be the case for small extensions and/or refurbishments), we recommend submitting an application for a “Lawful Development Certificate” (LDC). This confirms that the work is lawful and no planning consent is required.
Depending on the complexity of the planning process, a planning consultant may be required to assist us with the scheme in relation to localised planning policy. We’ll obtain quotes and coordinate a consultant on your behalf following your confirmation.
Stage 4: Technical Design
Following planning consent, we then look at how the structure will be built and ensure it complies with UK Building Regulations. We’ll submit technical information and drawings to Building Control that cover thermal performance, fire safety and escape, access and use, drainage, etc. Building Control approval is required by law for any modifications or extensions to existing buildings or newly constructed structures.
Depending on the size and complexity of the project, builders may be happy to price and build from these technical drawings. However, if you want multiple quotes through a tender process (i.e. more cost certainty) and construction drawings, we will have to add a greater level of detail to the drawings within Stage 5.
A structural engineer will need to be appointed at this stage to design any structural elements (e.g. foundations/steel beam sizes, etc.). This information will be required by Building Control and building contractors before the project can be built or quoted for. Specialist M&E Engineers and a SAP Assessor may be required as well.
Stage 5: Tender & Construction
During this stage, we add further information to the technical drawings, developing them into a construction package and producing a construction specification. This information differs from that produced at Stage 4 as we add greater information to the drawings and produce additional detail on setting out, finishes, specification schedules, and construction junctions. This provides enough information for a competitive, fixed sum tender process among multiple contractors. The drawings also give the builder an extra level of information to build from, ensuring you have a fully coordinated package bringing together all consultant information in one place.
Once work on-site has begun, we can either stay involved as client or contractor advisors or undertake a full coordination role in administering the building contract between yourselves and the contractor.
The contractor will require us to produce further construction details to help resolve any queries, unknowns, and challenges that might arise. Prior to and during construction, we may also be required to discharge any pre-commencement or pre-occupation planning conditions (as mentioned in Stage 3).
When appointing a building contractor, it’s advisable to also appoint a contract administrator (someone who administers the building contract between yourselves and the contractor). This makes the process go more smoothly while also ensuring that the work is completed in accordance with the design, budget, and the terms and conditions stated in the chosen building contract.Depending on the type of project, we can provide this service on your behalf.
