Delivering Technical Design and getting the house built
When you look at a Ström Architects’ building, you should be able to read the architectural language clearly. Sometimes, this may be heavy masonry, and sometimes it may appear floating and effortless.
The simpler it looks, the more work has gone into creating the chosen architecture.
To achieve the desired outcome, we always produce a complete Technical Design Package. This means that all decisions will be made up-front and there will be a comprehensive set of drawings, specifications, and schedules.
Why is this important?
If you want to achieve a build that is on time and on budget, we need to enable early decision making. Making decisions on site when the house is being built, will inevitably lead to issues with coordination, and change orders that cause delay and increase cost.
Making the design decisions up front will get you as close as possible to cost and programme certainty. The build process will also be smooth and harmonious. We want to avoid confrontational relationships between all parties during the entire process.
This is the reason that we don’t “fast track” projects, splitting them into packages and forcing the design team to chase its tail throughout the entire process.
Delays and change orders cost money.
We ask that you trust our process.
Stage 0-1 Pre-design
This is a key part of the process – it’s the unglamourous preparation stage, where we spend time understanding your needs, and getting to know you and your aspirations. We help hone your brief and gather initial information about the site, so that we have a clear picture of the constraints and intentions for the project.
Stage 0-1 Pre-design
PREPARATION + BRIEF
CIRCA 4-6 WEEKS
In this important pre-design stage, we do all the preparation for a successful project.
We get to know you, ask pertinent questions to paint a picture of your life, and how you want to live. This can get personal but is the foundation of a detailed and personalised brief. For more information about architectural briefs, please click here.
We will discuss budgets and what we believe is feasible and realistic, as well as identifying any programme, for us to understand your aspirations in terms of quality, sustainability, flexibility, and values.
We visit the site to understand the context of the project, which we photograph and document.
We arrange topographical and measured building surveys which forms a basis from where we can work.
You can expect a 3D site model and survey drawings of the existing buildings and site.
Stage 2 Concept design
This is the exciting stage, where you really get to see your home emerge. We explore concepts through sketches and computer models, and work with you to bring your vision into something resembling reality. If required, we may also prepare a pre-planning submission to gauge the local authority’s receptiveness.
Stage 2 Concept design
DESIGN
CIRCA 6-10 WEEKS
At this work stage the actual design starts to take shape. We will finalise the brief and explore how your aspirations can be reflected in the design.
You can expect sketches, floor plans and a computer 3D model.
We will explain and discuss the options for procurement (how the project is built and by whom) and consider this in our designs. We will also keep practical matters such as structure and services in mind, so that these elements are integrated into our outline designs. We will also consider any time constraints for reports, surveys etc. that needs carrying out.
We advise the early appointment of consultants as it will assist in the design of the building.
PRE-APPLICATION
CIRCA 4-6 WEEKS
We often advocate engaging the planners early, and at the end of this stage we may submit a pre-application for advice. This collaborative approach allows planners to connect with the design and offer early advice which will allow us to develop the scheme.
Stage 3 Developed design
At this point the design matures into a more formal arrangement and you really begin to imagine yourself in the spaces. We produce plans, sections, elevations, material palettes, and even interior concepts, physical models, and computer generated renders at this stage. This is also the point at which we would submit a Planning application.
Stage 3 Developed design
DESIGN DEVELOPMENT
CIRCA 12 WEEKS
In this work stage we develop the design in more detail. We finalise plan arrangements, materiality, and positioning on site.
We liaise with consultants and produce information for a planning application - taking into account local policy, and additional reports that may be required.
You can expect CAD plans, sections and elevations, as well as a Design and Access Planning Report. We also produce Interior Design Concepts at this stage.
We will produce a detailed 3D computer model and commission photo-realistic renders and physical models.
We always recommend engaging the services of a cost consultant at an early stage so that cost is in line with expectations.
PLANNING SUBMISSION
CIRCA 8-10 WEEKS
We will submit the application and there will then be a consultation and decision period. The length of this can vary depending on the type of application but is typically 8 weeks. We would ordinarily pause work at this point to avoid progressing work ‘at risk’, before any planning decision has been made.
If there has been a very successful pre-application, we sometimes start the Technical Design while the Planning Application is being considered.
Stage 4 Technical design
This is the most detailed and time-intensive stage of your project’s life so far. We produce meticulous technical packages, so that the project can be accurately tendered, costed and ultimately built. We work closely with the rest of the design team and you, to ensure that every detail of your home is considered and co-ordinated.
Stage 4 Technical design
4A TENDER PACK
CIRCA 20-26 WEEKS
The work we undertake during RIBA stage 4 is incredibly thorough. We split this stage into 2 parts, the first of which (4A) deals with the production of information up until the project is Tendered.
In order to translate a contemporary design into a building, high quality technical drawings are needed. We produce a detailed package of drawings, schedules and specifications that cover how the building is put together, finished, and fitted-out.
Our thorough approach ensures that even the smallest detail relates to the over-arching concept, creating a more coherent architecture.
During this stage we will have multiple meetings with you to finalise all details and choice of materials and products.
We will meet with consultants to refine and co-ordinate the design, and to ensure that other disciplines are fully integrated.
Before we tender the project to contractors, we ensure that a detailed Technical Design package has been produced. The tender returns will only be as good as the information that we issue. Excellent documents will ensure a more accurate price and significantly less risk during construction.
Depending on the cost sensitivity of the project, we may recommend that the cost plan is updated during Stage 4a so that there will be a solid basis for any negotiation or changes to achieve savings, once the project has been tendered.
4B PROCUREMENT
CIRCA 6-12 WEEKS
The second part of our Stage 4 deals with the business of tendering (Stage 4B).
Procurement is the means by which the construction of a project is sourced and ‘bought’, i.e. from whom the clients buy construction services. There are many different routes for how the project can be procured, depending on the type of building and client, but we typically recommend Traditional Procurement (ie competitive tendering). To learn more about procurement options, please click here.
The project information is reviewed by chosen contractors, which typically takes 6-8 weeks, and they put forward their cost to build it. There is then a period of analysis, when we will go through the tender returns with you (and preferably a cost consultant); we may arrange meetings with them to talk through any queries, concerns or potential working methods. There may be some negotiation that takes place, with a view to selecting a contractor and signing the contract with them.
Stage 5 Construction
The messy bit! Construction is as expected – it’s when your project begins to come to life in front of you, rather than simply existing on the page. We continue our job as the lead consultant and may also take on the role of Contract Administrator, overseeing the construction contract and monitoring site progress.
Stage 5 Construction
CONSTRUCTION
CIRCA 18 MONTHS
We have an important and varied role during Stage 5. Firstly, we aid with any mobilisation action required to enable the contractor to start on site. Additionally, whilst the work undertaken at Stage 4 aims to provide a complete solution from which the contractor can build, there will of course be submissions from specialists, suppliers, and sub-contractors that we need to check and co-ordinate.
We will be at hand to advise and answer queries from the contractor and work with them to resolve site issues. By maintaining this relationship, we also keep a close eye on progress, quality, and accuracy.
Our role is not to project manage the contractor’s work, but to ensure that the contract documents are adhered to.
A Contract Administrator (CA) will administer the building contract and certify any sums of money to be paid to the contractor in conjunction with the Cost Consultant.
Either we carry out this CA role, or the Cost Consultant can take this on. Sometimes, it is an advantage if we are not the Contract Administrator, as we can then maintain a less fractious relationship with the contractor and focus on quality of delivery.
The CA's role is to ensure the process runs smoothly, that all parties get along during the build, and that everyone is treated fairly and impartially.
Stage 6-7 Post-completion
Once your house is complete, we stay on board for a year to deal with any little issues that arise, that may require rectification by the contractor. We also want to understand how you use the building and hear about your experience living there, so that we can learn lessons from the successes or challenges of the project.
Stage 6-7 Post-completion
HANDOVER + USE
CIRCA 12 MONTHS
The house is completed!
During the first year it is not unusual that there may be some small niggles, or minor defects that require rectification. We are at hand to assist you and the Contractor to resolve any loose ends.
When a period of 12 months has passed, we will work to ensure that everything is resolved and only then issue the final certificate, thereby concluding the building contract.
At this stage we should all be very proud of what we have achieved, and we photograph and document the finished building, as well as discuss any publicity and awards we may want to submit the project for.
We like to stay in touch with clients to understand how they live in their house, but also to do our own post-occupancy evaluation.
We also hope that we may be able to show your house to future clients, and that we can share the experience of your adventure for the next one.