Developing the design

Once the initial concept is agreed, your architect will develop the design in consultation with yourself as client, and also with planning and building control. Taking careful account of the opportunities and constraints arising from planning and construction regulations, and the site itself, a detailed design will be developed.

Drawing prepared at this stage will generally include, plans, sections and elevations, these showing the new development in the context of the site generally. Also, sketch drawings – perspectives or 3-d images, or a physical model - may be prepared. The agreement with your architect should normally set out what drawings and other presentation materials will be provided at each stage to enable you to fully understand and visualise the proposed development.

Once you have had the opportunity to consider the designs laid before you, your architect will usually include a single phase of redesign where any adjustments or variations you require can be incorporated into the design. Further redesigns, or changes arising from changes in the requirements, would usually incur an additional charge. However, this need not pose any problem, and your architect will usually set out what would be involved, and what effect these modification would have on the preliminary programme for completing the pre-contract stage of the project, before proceeding further.

Also at this stage, a schedule of building materials may be prepared, indicating both main structural elements, and internal and external finishes. Whilst some elements need to be specified in full to meet the requirements of building control and planning, for others, specific details of precisely which materials and products are to be used can be decided in consultation with your architect at the next stage.

Once this scheme design is approved by you, the necessary statutory consents will be sought. Your architect will advise you of any changes in the design or building specification, have been set by the statutory bodies as conditions for approval of the project.

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