Architectural Design Services
At the initial meeting, your project requirements are discussed, and the design and construction process are explained. I will then prepare a written brief and fee proposal.
The next stage is to carry out a measured survey of your property. After this the existing drawings can be prepared, and these will form the base for the design proposal.
Using the measured survey information, a sketch design proposal for your project can be prepared. There may be a few design options which can be discussed at this stage.
Planning Permission / Listed Building Consent
The planning drawings establish the site layout, external appearance and internal layout.
Permitted development rights allow for many instances of small alterations and extensions to houses to be carried out without the need to apply for planning permission. If it is believed that the design proposals comply with the guidelines of permitted development, then it is advisable to apply for a certificate of lawfulness. Extensions and alterations that are not covered under permitted development rights will require an application for planning permission.
If the property is a listed building, listed building consent will be required. An application for planning permission may also be needed. If the property is in a conservation area, an application for planning permission will be required.
There is a statutory fee payable to the council on submission of the application. It is a usual condition of planning permission that work must be started within 3 years.
A building warrant will cover statutory requirements to comply with current Scottish Building Regulations. This requires a considerably higher level of detail than the planning stage.
There is a statutory fee payable to the council on submission of the application which relates to the value of the contract sum. Following the application, the building standards officer will generally come back with a report requesting additional information. The building warrant is valid for 3 years.
For structural alterations you will also require the services of a structural engineer at warrant stage. The engineer will provide structural drawings and a certificate.
The construction information stage can include the preparation of construction details, room layout drawings, the specifying of materials, fitments and finishes, and a schedule of works. This will allow the Contractor to provide an accurate construction cost for the proposed works.
Your project will either go through a tender process, where each contractor is sent a set of construction information for pricing, or the price is negotiated with one preferred contractor.
This stage involves preparing the contract documents, visiting the site at regular intervals throughout the contract period, dealing with site queries and generally administering the contract.
Health and Safety
The Construction (Design and Management) Regulations 2015 will apply and health and safety requirements should be considered throughout your project. Domestic clients are required to appoint a Principal Designer to prepare pre-construction health and safety information, which highlights the risks associated with the design work. The Contractor is responsible for coordinating and managing health and safety during the construction phase of your project and is required to prepare a construction phase plan prior to works commencing on site. A health and safety file should be prepared for handover on completion of the works. Details of your duties are set out in the Guidance on 2015 Regulations, published by the Health and Safety Executive, available at www.hse.gov.uk/pubns/priced/l153.pdf as a free download. In particular, you should refer to Part 2 ‘Client Duties’ in the Guidance to the Regulations.
The fee will depend on a few factors such as the size and complexity of your project and the scope of the service required. Architects’ fees can be calculated as a percentage basis, a lump-sum basis, or time charged by agreement. Where the scope of work required is clearly defined, I will generally charge a fixed lump-sum fee for defined pieces of work at certain key stages of your project. This allows you to budget for your project accurately.