Following a traditional procurement route, mapped alongside the RIBA Plan of Work 2013
STAGE 0/1: STRATEGY & BRIEF
This stage sets out the overall approach to the project. What are the main drivers (i.e. time, quality or cost), the central priorities (i.e. new bedroom, entertaining/ display space), and the how these overall aims need to be met (i.e. preparatory work for a larger project, a phased construction plan, quick retail install etc.)
SERVICES: Feasibility and/or Strategic Studies delivering a report; could include massing, planning policies/ history research, measured building survey and outline concept thoughts as well as various contextual, environmental and flow studies.
STAGE 2: CONCEPT DESIGN
Stage 2 starts working through ideas for how the project will work, look and feel. This is undertaken in a number of ways once a survey is completed, through drawings, views and models - both physical and digital - as a collaboration between the architect and client with input from any other necessary consultants (heritage, engineers etc.).
As part of this, initial discussions with the various relevant statutory authorities (i.e planning, building control) and/or statutory undertakers (i.e UK Power Networks, Thames Water, BT Openreach) can be begun and any initial submissions or applications made (i.e pre-planning advice).
SERVICES: Design (drawings/ views/ models); constructing the team of consultants; pre-planning advice application (if requred); assest checks (land titles, statutory undertaker checks).
STAGE 3/4: DEVELOPED to TECHNICAL DESIGN
Once the concept is more established, the design is worked up towards making a full planning application for submission (if relevant). Further changes can be made and the designed refined with initial thoughts as to more detailed design as part of stage 4.
The technical stage sees the design developed into a full package for tendering by three contractors (advised as a minimum if a competitive tender) with a suitable contract defined for the regulation of the cient/ contractor relationship during the works.
SERVICES: Design: drawings - GAs, detail - views, models; planning submission (i.e drawings, Design and Access Statement and other supporting documentation as relevant); coordinating consultant’s information; coordinating contractor tender process
STAGE 5: CONSTRUCTION
With the tenders returned, contractors interviewed and one chosen, the contract signed, the works can be undertaken. The architect would manage the project (if a project manager was not required) and organise the release of construction information once buildability advice from the contractor had been received.
SERVICES: Design (Construction Issue Information); CDM 2015 (Health and Safety) roles and responsibilities declared and undertaken; contract management; project management
STAGE 6/7: HANDOVER & IN-USE
Once the main body of construction has taken place and a ‘snagging list’ has been drawn-up and executed, the project can be signed off, the final certificates submitted, and the client can move in.
SERVICES: Snagging; certificate issue; in-use monitoring; Maintanence File completion and transfer