The technical design stage develops and coordinates the design in sufficient detail for packaged information to be issued to the contractor and their supply chain for tendering, and subsequently the construction of the project. It should also allow applications for statutory approvals to be completed. This stage will undoubtedly require the input of a number of technical consultants that will feed into the architect’s overall design.

The more detailed the information at the end of this process, the more accurate the tender prices. Similarly, a detailed Stage 4 package should streamline the construction stage.

During this stage, it will be necessary to ensure that all remaining Statutory Applications are completed to allow the construction to proceed. The most common types of approvals required including Building Regulations, Party Wall Awards and Build Over Notices, but others can be required depending on the nature of the works.

Building Regulations approvals can be sought either from the building control department of the local authority or from an Approved Inspector. We often recommend using the Approved Inspector route, as it allows for a dialogue and time to introduce necessary changes as part of a streamlined process. Building Control is a separate process to Planning, ensuring quality of construction rather than the permission to build.

It is often necessary to get approval from the local water company when building close to or over a sewer. There are some strict rules that are applied, so while this needs to be completed by the end of Stage 4, it is often advisable to get a schematic design approved pre-planning.

The Party Wall etc. Act 1996 is an enabling Act, in so far as it grants the owner of a property the legal right to undertake certain works that might otherwise constitute trespass or nuisance. However, it also seeks to protect the interests of adjoining owners from any potentially adverse effects that such works might have by imposing a requirement that all adjoining owners be given prior notice of them.

We strongly advise completing awards prior to commencement on site.

Once the detailed Stage 4 documentation has been prepared, it will usually be issued to a shortlist of tendering contractors. The tender period will depend on the size and complexity of the project, but a typical domestic tender might take 4 weeks. The tendering contractors will submit a programme and method statements in conjunction with a price breakdown. It is also common for the various contractors to visit the site in question and meet the clients, and this personal interaction can often play a big part.

In some cases, it is beneficial for clients to forego the tendering process and negotiate a price with a recommended contractor directly. This can save weeks on a tight programme.

It is not necessary, nor is it often advisable to choose the cheapest tender. The final choice of contractor should be a holistic decision, made in the long-term interests of the project. The Architect will review the tenders and meet with the client to discuss. Once a contractor is chosen, this “preferred contractor” will work with the design team to prepare any relevant pre-construction documentation.

It is very common for tenders to exceed the client’s original budget. Sometimes, this is due to the client pushing the boundaries of what they can afford. Often it is due to changes in the market. In any event, the solution is straightforward. The Architect and Client will work together to determine the best use of the money available, achieving as much of the Client’s original brief as possible.

This process is called “Value Engineering”, and should always occur prior to Contract signing if needed. The amount of work involved in this process can vary considerably, depending on the price reduction required. For this reason, this service is not included within Architects’ standard services.

Once completed, the client should be ready to move forward with an exciting and soon-to-be very real project.

For Leaseholds only:

Depending on the conditions of the lease and the nature of the alterations, it is likely that a licence to alter will be required from the landlord giving the leaseholder permission to carry out the alterations. The Landlord and Tenant Acts require that permission is not unreasonably withheld, and in some situations, alterations which are necessary to comply with statutory requirements cannot be withheld. As it is often difficult to predict how much work this process might entail, it is usually not included within an Architect’s standard services.