FREE INITIAL CONSULTATION WITH AN ARCHITECT

Contact
GET IN TOUCH

0207 096 0907
info@blackstonearchitects.com

167-169 Great Portland Street

5th Floor, London, W1W 5PF

Appointing an architect

Initial Meeting & The Process

THE PROCESS

Starting a construction project and selecting the right architect can feel overwhelming. To simplify the process, we’ve broken down our approach to small residential projects (valued under £300k) into four clear, manageable stages.

For each stage, we offer fixed fees tailored to your specific scope of work. As your project evolves, we can also recommend additional consultants as needed.

Scroll down to explore what each stage entails, along with examples of the types of drawings and deliverables you can expect at each step.

STAGE 0

FREE INITIAL MEETING WITH AN ARCHITECT

STAGE 1

DESIGN & PLANNING DRAWINGS

STAGE 2

BUILDING CONTROL DRAWINGS

STAGE 3

TENDER & APPOINT CONTRACTOR

STAGE 4

ON-SITE & PROJECT MANAGEMENT

STAGE 0: FREE INITIAL MEETING WITH AN ARCHITECT

At this meeting we will discuss:

  • YOUR BRIEF: We will discuss your requirements and help define your brief;
  • EXPLORE the local context, your property type and local planning considerations;
  • PRODUCE INITIAL SKETCH PROPOSALS in the meeting to suggest what can be achieved;
  • PRECEDENTS: Show drawings for similar local projects and outline the process.
  • PROVIDE A FIXED FEE: Following the meeting we will provide a no obligation written fixed fee, as required and based on your scope of works, for the following stages.

Click on the images below for examples of initial client meetings and sketches.

STAGE 1: DESIGN & PLANNING DRAWINGS

Once appointed, this stage includes the following scope of works:

    • MEASURED SURVEY: Our in-house architects undertake a measured property survey of the existing property.
    • DETAILED BRIEF TAKING: We walk through the site with the client to discuss the brief and initial ideas in detail.
    • EXISTING CAD DRAWINGS: Following the site survey, we will produce a set of existing CAD drawings: Plans and Elevations, and if needed, Sections.
    • PLAN OPTIONS: Based on the brief and site discussions, we usually produce 3 or so plan options for discussion.
    • DESIGN DEVELOPMENT: We then work with the client and update the plan options to take on board any comments.
    • PROPOSED CAD DRAWINGS: Produce proposed plans and elevations ready for planning submission.
    • PLANNING SUBMISSION: Following client confirmation, we submit the drawings for a formal application with the Local Planning Department. This can be either a Pre-App, Full Planning Application or a Legal Development Certificate, depending on the property and scale of works proposed.
    • Liaise with the assigned planning officer during the planning cycle.

TIMESCALES:

    • Blackstone Architect’s drawings and design work usually takes between 4-8 weeks once appointed.
    • Planning application should take 8 weeks, however in our experience the process can be 8-11 weeks depending on the local authority and their case loads.

Click on the images below to see examples of a measured site survey and stage 1 Planning drawings: Existing, Proposed and Plan options

STAGE 2: BUILDING CONTROL DRAWINGS

Once planning permission has been granted, this stage consists of the following scope of works:

    • STRUCTURAL ENGINEER: We will obtain quotes and help the client appoint a structural engineer. We work closely with a number of structural engineers and approach engineers suited to the project.
    • OTHER DESIGN CONSULTANTS: Whilst not usually required for smaller domestic extensions, where required, we can suggest other specialist consultants, such as: Party Wall Surveyors, M & E consultants, below ground drainage engineers, Acoustic Engineers etc.
    • DESIGN CO-ORDINATION: Co-ordinate with the structural engineer and design team to produce a full working drawing package, at a level suitable to submit to Building Control. This usually comprises a detailed set of plans and sections showing the construction of floors, walls, roof, as well as the structural design, such as foundations, beams and columns sizes.
    • BUILDING CONTROL SUBMISSION: Once the drawings are ready, we submit the stage 2 drawings to Building Control, either to the local authority or an approved inspector, and liaise with them the obtain conditional building control approval.

TIMESCALES:

    • Blackstone Architect’s and the Structural Engineer’s drawing and design work usually takes between 3-6 weeks once appointed.
    • Building Control usually take around 4-6 weeks to come back with comments. While we await comments for comments from Building Control, the stage 2 package of information can be used to tender the project.

Click on the images below to see examples of stage 2 drawings (Architects & Structural Engineer)

Architect’s Drawings

Engineer’s Drawings

Architect’s Drawings

Engineer’s Drawings

STAGE 3: TENDER & APPOINT CONTRACTOR

We can usually provide the details of local contractors that have worked in the area. Most of our small domestic project clients (typically less than £350k in contract value) are happy to liaise with contractor and manage the tender process themselves, liaising the contractor, kitchen and bathroom designers etc where required.

However, if required, we can provide a quote for the following works:

    • FIXTURES AND FINISHES: We can work with an interior designer and or produce additional drawings with details for the internal fixtures and finishes, such kitchen and bathroom designs, doors, tiles, electrical points, etc.
    • QUANTITY SURVEYOR: We have good working relationships with a number of Quantity Surveyors, and if required we can recommend a Quantity Surveyor to manage the tender process, produce a detailed cost plan and provide feedback on tender returns, including value engineering and phasing options to meet client budgets.

See below for examples of stage 3 drawings

STAGE 4: ON-SITE & PROJECT MANAGEMENT

For most of our small domestic projects (less than £250k contract value), the client will appoint and liaise directly with the builder to deliver the project on-site.

However, if required, we can provide a quote to manage the works on site, liaise with the selected builder and answer any site queries during the construction phase of the project if required.

Click on the images below to see pictures and examples of constructions drawings