(approx. 2 to 4 weeks)

1.1 Initial meeting

Key to the whole project is the initial meeting to discuss and agree client aspirations and motivations, potential obstacles, required consents, budget, timescales and any required consultants.

For more information on budget, anticipated costs are expanded upon in the following article →

1.2 Survey

native north will undertake or commission a measured survey of the existing building and/or site as required. This is necessary for planning and accurate dimensions through construction.

1.3 Planning research

From an early stage it is important to understand the parameters the design will be developed within. One key aspect of this is local/national planning policy. We have extensive experience and will advise on the best approach to mitigate project risk and take advantage of available opportunities.

(approx. 2 to 4 weeks)

2.1 Concept Design options

Once we have a clearly defined brief we will develop an agreed number of design options to illustrate and challenge initial presumptions and find the best possible solution. These will be illustrated through sketch plans, internal and external sketch perspective views, precedents of similar projects and materials samples.

Optional - Should a client like a physical model or photo realistic visuals to better understand the qualities of the proposed design, we would be happy to provide a quote.

2.2 Design meeting

We see the design process as collaborative. Once the Concept Design options have been prepared we will meet with you to talk these through and agree the preferred design to take forward or additional options to explore.

Once a design solution emerges we will assess this against the previously agreed timescales, budget, required consultants and planning policy.

(approx. 2 to 4 weeks)

3.1 Planning information

Subject to the proposed design and location, we will prepare the required information suitable for planning submission. This generally includes Architects plans, sections and elevations, design and heritage statements. This includes preparation of all forms and certificates on your behalf.

Optional - Pre-application advice: Where it is not clear how the local planning department will respond to the proposed design in principle, we will arrange and attend a pre-application meeting with the local planning department to discuss the project in advance of submission. This will allow any issues to be resolved in advance of submission.

Optional - Where there is uncertainty of budget, a Quantity Surveyor may be appointed at this stage to give confidence that planning permission being sought is for an affordable design. Again, we work with trusted partners who we would be happy to recommend.

3.2 Planning submission (8 to 13 weeks)

On smaller projects it is usually an eight week period from planning submission to determination. This allows time for the planning department to review, consult with neighbours and other departments internally. We proactively monitor your project throughout to give the best possible opportunity for successful determination.

Optional - Where other consents are required e.g. freeholder, highways or Listed Building Consent among others, we can support you through this.

(approx. 4 to 6 weeks)

4.1 Structural design

We can recommend trusted partners who can provide structural design of foundations, floor and roof structure, beams and calculations as required to deliver the project. Further details →

4.2 Detailed design

During this stage we will prepare detailed drawings thoroughly communicating the proposed design suitable for construction. This includes drainage, services including electrical layouts as well as detailed floor, wall and roof construction drawings.

Optional - Interior design, landscape design, bespoke joinery and kitchen design. We would be happy to provide a quote for the above additional services as part of our role

4.3 Specification

Key to locking in expected quality, fixtures and finishes is the building specification. This provides the contractor with detailed information of exactly what's needed to meet the architect’s and client’s requirements. The specification is also used for contractors to price against on a point by point basis during tender. This then allows us to compare the competing contractors prices on an equal basis to negotiate and identify a preferred partner.

4.4 Building Control

We will recommend an Approved Building Inspector to ensure compliance with current regulations. Our detailed designs will be submitted for checking and approval prior to starting on site. Further details →

4.5 Tender (4 to 6 weeks including negotiation)

We will prepare and issue tender documents to a minimum of three contractors for pricing. We will attend contractor site visits to ensure the design is communicated clearly, answering any questions.

Contractors will be given four weeks to review and return completed tender submissions inclusive of lump sum price and anticipated contract duration. We will analyse the tenders, negotiate where required and provide recommendations.

4.6 Party wall notices

We are happy to work with or recommend a Party Wall Surveyor to ensure the correct notices are issued and agreed prior to starting on site. Further details →

4.7 Contract Administration

Whilst tenders have been issued we will advise on the selection of a suitable building contract for the project, explaining the benefits and respective clauses.

(approx. 4 to 12 months)

5.1 Contract Administration

RIBA Stage 5 signifies the start of Construction.

Our role will typically include Contract Administration. This includes recommendation, and execution of a Building Contract between Client and Contractor to ensure key information and agreements are in place for all involved.

5.2 Project management

Where no project manager is appointed, we typically share this role with Client and Contractor to keep everything running smoothly.

5.3 Site visits

Once construction has started, we will be on hand to deal with any ongoing design queries, technical issues or unforeseens. We usually visit site every two weeks to ensure progress is being made, and value the works for payments called 'Interim Certificates'.

'Extensions of Time' are included in the contract administration services and can be used where appropriate to adjust the duration of the project where valid. Again, 'Architects Instructions' are included to notify the contractor of agreed changes to the design whilst making sure any time or cost implications are clear from the off.

5.4 Quality guardian

Our role during this stage is ultimately to protect the design vision, and deliver your home to the best possible quality.

(approx. 2 weeks)

6.1 Snagging

As the project nears completion we will visit to inspect site for any defects or omissions. These will be scheduled for the contractor to remedy or complete ahead of Stage 6.

6.2 Practical Completion

On completion of the project the Architects 'Practical Completion’ certificate transfers possession of the building to the client. This stage marks the beginning of the 'defects fixing period'. This is typically a six month period where the contractor is instructed to return to site to rectify any defects which have occurred after construction.

6.3 Conclude contract/Final Certificate

The final certificate will be issued at the end of the 'defects fixing period'. 5% of the contract value is typically retained during the project. Half of this is released at Practical Completion with the remaining half released on issue of the final certificate.