Initial Consultation

• A detailed consultation is carried out with the client/ stake holders/ investors to generate an initial project brief, feasibility analysis.
• Provide Planning advice and review planning history.
• Generating an analysis of means and resources to meet project requirements. Several options may be suitable to meet the requirements and a comparative analysis can help determine a more productive, cost effective and least intrusive way to achieve the same outcome.
• Setting out the initial requirements for consultation with various authorities. This often leads to a pre-application process with local authorities.

Feasibility and Project Briefing.

This stage covers an in-depth study and analysis of the site parameters and constraints. The design process normally does not begin at this stage unless the outcome of feasibility analysis is straightforward and positive. The feasibility study and project brief in this stage typically involves investigation in the following matters

• Site constraints Historic Context, listed buildings development, building in conservation area.
• History of Coal Mining
• Flood Risk zone
• Existing Class Use and compatibility of proposed Class Use (if Change of Use is required ) in terms of mixed use development and also the compatibility in wider context.
• Potential noise pollution due to the proposal that may impact the existing urban set up Other environmental concerns that may be obvious and unavoidable in certain schemes.
• Suitability of the scheme in terms of Highways and Transport
• These factors form very crucial project strategies as early stages

Initial Design and Pre-application

Scope of works:

• Contextual analysis
• Site survey, measured survey and analysis of surrounding context.
• Initial design and discussing various design options along with corresponding estimated project cost.
• Detailed feasibility study- issued to client.
• A complete pre-application proposal for submission to local authority.

What is really involved in the contextual analysis?

Identifying the variables in the project brief and expected project outcome is very crucial before we approach the local authority via Non-householder pre-application or Householder pre-application so that the benefits and impact of the proposed scheme are conveyed with utmost clarity. It is highly crucial in understanding the potential impact of the proposed scheme on various urban, environmental and social aspects of the wider context so that the design is sympathetic to the surrounding context and much more likely to be seen favourably by the local authority. The contextual analysis almost always incorporates factors such as the architectural vocabulary/ style in the neighbourhood/street/zone, the mix of class use, proximity to sustainable transport, market conditions, etc.

For large scale residential schemes, commercial or mixed use scheme , a detailed dialogue and consultation with local authority is a crucial starting point for the future design development. It not only enables to take informed decisions in the following design stages but also addresses various constraints and issues that are best identified before the scheme progresses towards detailed design development.

Where Stage 01, 02, 03 may not be required :

For Householder planning application we may skip this stage and move to planning application directly if the scheme is straight forward and if it meets the local authority requirements. Typically the schemes that are straightforward and can benefit from applying for planning permission directly are House extensions, Side extensions, detached garage conversion, porch larger than 3.0sqmt and other conversions within residential class use such as change of use to residential class use from a different category of class use

Design Review, Design Development and Planning Applications.

Scope of Works

• Reviewing Pre-application response from the Planning Department and comments from various other departments such as the Highways, Environmental, Heritage, etc.
• Making design changes and changes to project strategies to address the issues raised at early stages and carry out interim design discussions with local authority.
• Prepare stage design programme.
• Prepare Design and Access statement to support the revised and developed scheme. Depending on the requirements set out by local authority in the pre-application response , carry out the appointment of other professionals for surveys such as Soil Investigation, Ecological Survey, Flood Risk Assessment, Fire Safety, Noise Assessment, Transport Statement, etc.
• Prepare a revised order of project cost estimate and analysis.
• Initial consultation with building control for complex schemes. Review noise and fire safety measures. Review design interns of other Building Regulations.
• Initial consultation with building control for complex schemes. Review noise and fire safety measures. Review design interns of other Building Regulations.
• Update outline specifications and prepare design for Planning Application.

This is a very important stage in the initial design development because the project risks are identified in detail.

Review of the outcome of various survey and assessment can help determine the acceptability of the proposal in terms of technical constraints. The intern discussions with local authority also enables us to determine if the project requirements and stakeholder / client aspiration can be achieved how a revised scheme can affect the acceptability and viability of the Client Requirements. This also enables us to explore other opportunities within the project brief to unlock the full potential of the project before generating a detailed design. The updated cost analysis and the variables can play a massive role in determining if the scheme should proceed further or not before applying for planning permission

Where STAGE 03 is not required.

There are many schemes and proposals which may benefit from Permitted Development rights (not requiring planning permission) provided all conditions are met. Examples of such schemes are house extensions, loft conversions, garage conversions, porch and certain Change of Use from one Class use to another. It may not always be safe for investors/ property owners to assume that the scheme comes under permitted development and a profession advice should be taken. There may be instances where PD rights may be removed.

A professional advice should be take or a Lawful Development Certificate can be acquired at early stages

Technical Design and Building Regulations Application

• Generating detailed technical/ Construciton/ Building Regulations Drawings.
• Appointment of various other professionals such as structural engineer, Noise assessment Company, Soil Investigation, MEP Consultants, Drainage Consultants.
• Management of Integrated workflow between various consultants and final development in technical design and specifications.
• Appointing specialist subcontractor design work.
• Coordinate building system information.
• Review of project cost and construction phases.
• Submit Building Regulations application.
• Discharge of Planning Conditions.
• Integrating technical details and solutions from other consultants (where required) such as Noise mitigation details, MEP, structural details from engineers, certain foundation details in Coal Mining zones, etc.

Although Stage 04 is predominantly about development of technical design, some aspects of the design may still continue to evolve as and how project information is delivered by various other participating consultants. The information exchanges play a vital role is making the scheme ready for construction and mitigate the risks pertaining to construction management, health and safety, environmental impact during Construciton, waste management, etc.

The procurement stage may commence at this stage to work out the Construction strategies and Construciton phase plan depending on the nature of the project.

Manufacturing information and Tender documents are issues at this stage

Construction Phase Inspection

• Construction Phase Inspection

• Provide feedback on changes made to Construciton Phase Plan in intermediate stages.
• Inspection for quality check or for documentation of certain construction details adopted on site which may be different from the ones proposed due to site conditions or change of manufacturers
• Coordinating with Construciton professionals for water testing, sound test and documentation of other compliance certificate for energy, gas, electricity, SAP, etc.

Handover Strategy

• Review of project performance and handover strategy
• Submission of compliance certificates to building control for building completion certificate.
• Provide guidance to acquire any additional licenses that maybe required for activists other than private residence