A to Key - The Construction Process for Homeowners Part 1 - Concept to Planning
- Jack Thompson
- May 4, 2022
- 4 min read
Updated: Dec 12, 2023
One of the first things people say to us is "I want to extend, (build or improve) but I don't know where to being". Below we are going to take you through the process from start to finish in our 3 part blog post.
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After deciding you would like to make some changes to your home, the first step is to record the existing property by way of a measured survey. This can be done by an Architect or a surveyor and is critical as it forms the basis of all future drawings. Without it, we cannot produce the required information for a planning application, nor the accurate documentation that your builder will need.
Once a measured survey of your home or building has been completed, the drawings can be passed across to an Architect and the design work can begin.
How do I find an Architect?
Shop around for your Architect as, whilst most are versatile enough to adapt to your style, some may specialise in the design style/direction you want to take eg. modern design vs traditional. Google is a good place to start, as a website is a great demonstration of a company’s previous work and will help you find someone local to you.
How much do Architects charge?
This varies based on the complexity of the job and the timescales involved, but around 10% of the overall construction cost is a good ball park.
Drawings will typically include the spacial design and aesthetic of the building, along with construction detail drawings and loose spacings of kitchens and bathrooms. A more costly, more high end set of information from your Architect would include interior design of kitchen and bathrooms along with other bespoke interior features. This is a much more involved process as it means sitting down with you, the client, more frequently to go through all materials and products, as these will then be included in the construction specification. This level of detailed design leaves nothing to chance, meaning from the moment the drawings are handed over to the builder, everyone knows what the end result should be. This is a great way of getting a fixed price, but does mean that decisions need to be made and fixed from an early point.
Appointing an Architect
One you have found your Architect, they will send you an appointment contract to sign, which will outline the work to be produced by them, and at what cost.
The seven stages of construction
The Royal Institute of British Architects divides the design and construction process into seven work stages. For a link to the entire document see the bottom of the blog. We will go through each to explain how we get to No. 07 - Use
RIBA Stage 00 (Strategic Definition)
The first step in the process is to sit down with your Architect to explain your ambitions and requirements for the project. Mood boards are always great at this point as they allow your Architect to understand your taste and design preferences. This initial meeting will role into RIBA Stage 01 (Preparation and Briefing) as key points such as budget, feasibility and timescales should all be confirmed.
Stage 02 (Concept design)
Based on your brief your Architect will sketch up loose designs of what the overall building could look like, and how the internal arrangement could work. There are usually a couple of options to choose from here and you will be able to discuss which option you prefer, or else take parts from each and blend them together to get the desired final design.
Below is an early concept sketch for a school design in South Africa.
Stage 03 (Spatial Coordination)
Once the concept has been agreed, the sketches are worked up into formal drawings that can be submitted to your local authority for planning approval. Additional drawings and reports are often required (for example tree surveys) and and your Architect can advise which consultants you will need to supply these.
Some types of extension fall under ‘permitted development’ which means that you don’t need to apply for planning permission to build them - your Architect can continue straight onto the next stage of design. If the works you want to undertake do require permission, then submitting a planning application is a legal requirement. For a standard 'homeowner' application, it typically takes 8 weeks for a decision to be made by the local authority. If your property is in a conservation area or listed, a decision can take up to 16 weeks.
Below is an example of some planning drawings for a home in the Stamford area. These drawings form one part of the legally required documentation for a planning application.
What if planning permission is refused?
The planning officer dealing with your application will often flag if there are aspects of the application they don’t feel they can support. In this case, they would discuss their concerns with your Architect who can then assess what changes may make the application agreeable, and this will require your input to confirm that any changes are acceptable to you.
If your application is formally refused, and you and your Architect believe that the grounds for refusal go against the local authority’s planning policy, the application can be appealed. This process can take 3 months+ and will require additional information to be produced before going to a public council, where there is no guarantee the decision will be overturned.
If the application is approved.
If approved, the technical design of the building can begin. We will go into this process in part B of this blog: ‘A to Key - The Construction Process for Homeowners - Part 2 - Technical Design'.
RIBA Workstages link: