When considering an extension or a new build home it is important to understand the journey this will take you on. Most people won’t have embarked on such a project before and the thought of it can be very daunting. It is likely that the cost of the project is the second most expensive purchase of your life, after buying the house, and it’s important to take time and get the design right so you get the most for your money. It should also be enjoyable, and that’s where Studio EMP can help guide you through the process as we have extensive experience in domestic construction projects.
This is a rough guide to the design and construction process to give you an idea of what to expect at each stage.
The first step is to choose an architect. Most, like us, will offer consultations at the property to discuss the project with you. They will also show you their portfolio as its important to choose the architect that fits with you and you like their previous work.
Once an architect is appointed, they need to obtain a measured survey of your property or site. For extensions we conduct or own survey where we come to the house and measure every room in order to draw up the plans back at the office. On more complicated projects a specialist team might be required, such as for a new build house site that has complicated ground levels.
At this stage the architect will need a written brief from you. This doesn’t need to be long and will cover what has already been discussed. It need only describe the spaces required or a feel for the property, nothing long. It’s important to also state the budget for the project. Many people don’t like discussing money, but it is essential that your architects have clear guidance from you as to costs. We design to the budget and want to make sure the designs presented are achievable for the client.
Once the existing plans are drawn and the brief provided, the architect can then start on the concept designs. At Studio EMP we generally produce 3 concept designs, each interpreting the brief in slightly different ways. These designs are then presented to the client and discussed.
Following the feedback from the client the design is refined into one scheme. It is unlikely that one concept is the 'right' answer, so a refined scheme will be produced that usually incorporates a number of elements from each of the 3 designs. Once the final design is agreed on, a costing will be produced to make sure the project is within budget before we start the planning process. As mentioned, it’s important to make sure the design is within budget before we submit for planning.
Drawings will be produced for the final design for submitting to the council for obtaining planning approval. Other documents may need to be produced by other consultants and these will be reviewed at this time, such as tree reports and flood risk assessments. Obtaining a planning approval isn't guaranteed and can take 2 attempts to be granted. We would discuss the process in more detail nearer the time, but our general approach is to make a submission with everything you want and require to get a feel for what the council thinks. Then following discussions with them we can amend the second planning application to meet their criteria in the hope of receiving an approval.
Planning is a game and can be unpredictable, but shouldn’t be something to be scared of, it just might need some compromises.
Once planning approval is granted the detail design process begins. Design consultants would be appointed at this stage, such as structural engineers and building control but your architect will have companies they have worked with before they can recommend. It is in this phase that we discuss internal materials, kitchen design and bathroom design, etc. This process can take a while to complete but the more that can be agreed and finalised before work starts on site, the easier the process is on site. Meetings are often in the working day so if you wish to attend you might need to take time off work.
The drawings package will be sent to 3-4 contractors for pricing. The architect will then review the returned prices and discuss them with you to help you select a contractor. It is advised that you visit a completed project of theirs so you can understand the quality of their work against their price. It might be that a slightly higher price gets you a much better quality and is therefore better value for money. Once a contractor is chosen a contract between client and builder will be drawn up and work can commence on site. We use industry standard contracts and will guide you through this process at the time.
Access will need to be arranged for the contractor and keys handed over. Work will start on site and they will liaise directly with the architect, engineer and building control throughout the build. Site meetings are usually every 2 weeks to discuss progress and resolve any issues that have arisen and need resolution. Clients are welcome (and encouraged) to these meeting but it is not essential as the architect will send minutes so the clients are aware of any conversations. Often work commitments limit the ability for clients to attend site meeting so be aware that meeting are often in the working day so if you wish to attend you might need to take time off work.
All going well your project will be completed on time and on budget. However, there are always unknowns on site that need resolving, so expect to dip into a contingency fund and don’t plan to move into the property on the date given by the contractor at the start of the project. It is prudent to allow an additional 10% for contingency and 10% for additional time – then you won’t get frustrated when they overrun, or alternatively you’ll be pleasantly surprised when they finish on time!
It should be an enjoyable process, but it can also be stressful. We have plenty of experience and aim to run the project as smoothly as possible resulting in beautiful homes for our clients.