Note 5. No loose ends.
As architects we don’t just ‘do drawings’, however they are often the most important communication method to clients and builders, and remove risk from your project.
Our design process is aligned with the industry standard RIBA Plan of Works. During each stage we produce drawings which build up the level of information until there is enough for your chosen builder to start construction.
Every project we work on is bespoke, solving individual design and technical problems with custom construction details. This ensures quality and that the build will be fit for purpose for your specific circumstances, and not blindly follow the status quo of using the Building Regulations of a measure of quality (they aren’t - more on that in another blog post).
We can sum up our process in three drawing types, and each adds a level of detail to the last:
Sketches
RIBA Stage 2 - Sketch design
These are quick hand drawings, drawn to scale, which develop solutions to your brief, and problem solve design options. We keep everything as sketches at this stage to keep the process quick and not to get bogged down in detail, focussing on the layout, flow and overall design.
Planning drawings
RIBA Stage 3 - Planning
Once we have finalised a sketch design we start translating it into formal drawings for a planning application. These drawings are only concerned with the level of information required for a planning officer to form a decision – the scale, size, massing, position on the site and external materials. They do not contain any information about the construction.
Technical drawings with specifications and schedules
RIBA Stage 4 - Working drawings
Once your planning drawings have been approved, we will turn these into detailed technical drawings and specifications for pricing. This adds all the information about how to build the project and includes a lot of detail, specifications and calculations. We will help you obtain quotes and work with other consultants, such as structural engineers.
These drawings go to builders for pricing (‘tender’) and Building Control for Full Plan Check approval.
% of the design process
Each of these stages is not an equal proportion of the process: stages 2 and 3, sketches and planning drawings are usually only half of the design work required for a project.
The reason for not including construction information on planning drawings is that planning approval is relatively high risk, and unless you have approval it is not recommended to progress and invest in the second half of the design unless you are comfortable to risk redesign fees (for example needing a swift start on site so want to progress quickly at risk).
Why do we never tender with planning drawings?
Some builders will quote from this level of information (if you also have design from a structural engineer), but good ones generally won’t.
Communication and Comparing Quotes
Planning drawings don’t communicate anywhere near enough information so any quotes you get back will be almost impossible to compare as every builder will make different assumptions about the construction, fixtures and finish.
Builders are good at building, and should never be asked to design unless they are adequately insured. Design isn’t just what your project will look like, and includes specifying the construction, working out junctions (where elements meet), deciding on fixtures and fitting and their placement, and health and safety considerations (eg. how will that massive steel be installed? How will you clean that rooflight?).
Risk
Tendering with as much design information as possible, particually if your budget is tight or restricted, always de-risks the process on site as you know the builder has quoted for exactly what needs building and that they should understand the project.
Technical construction drawings form part of your contract with your builder. Moving forward on site without them requires a very large contingency (maybe even 50%), an open mind on the level of finish, and flexibility in your budget. It’s not a route we’re comfortable recommending to anyone unless you have a tiny project, very experienced in building projects, or working with an experienced design and build contractor.
‘Design and Build’ Route
The is some helpful advice from Design for Me on the design and build route here.
We can help hand you over to a Design and Build Contractor after the sketch or planning stage if required, however will always check they have adequate Professional Indemnity insurance for design. Sometimes builders will include ‘design and build’ in their name only but aren’t actually able to carry out design services.
Building Control
Your planning drawings also can’t be used for Building Control as don’t include all the information required for full plan check approval (drawings checked and signed off before you start on site, so you know what you build will be compliant).
You can achieve Building Control approval without drawings, but it’s very high risk and will still need a structural engineer, a competent builder and a named Principal Designer. This route is suited to small projects such as removing one internal load bearing wall.
We always recommend a full plan check approval for all building projects with a budget over £50,000.
TLDR (To Long Didn’t Read)
Technical drawings communicate the design to a builder.
Design is more than just what it will look like. It covers the construction, junction details, placement of fixtures and fittings, and health and safety considerations.
Technical drawings reduce risk by removing ambiguity, as your builder knows exactly what you want and how you want it built.
They ensure quality.
They manage everyone’s expectations.
Ready to start a project? We’d love to have a chat.