STAGES OF WORK
RIBA WORK STAGES
At King Architecture & Design we follow national guidance set out by the Royal Institute of British Architects (RIBA), whose Plan of Work sets out key stages for all projects, from inception through to completion and beyond. Being able to understand these stages of construction, what is involved in each, and being able to implement them is fundamental to ensuring a successful project. As such, we have created a short summary below:
0 - STRATEGIC DEFINITION
Following your initial enquiry, we will visit site and meet with you to discuss your project and goals. During this meeting we will discuss things such as your budget, timescales and most appropriate procurement route, as well as talking through our services and what is appropriate for your project. We will then provide you with a fee proposal and an outline of services. If you find this agreeable, it will form our appointment as your architect.
1 - PREPARATION & BRIEFING
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Following appointment, we will complete a measured survey of the site, structure or property in order to put together a set of existing detailed electronic drawings (CAD). If required we will begin to compile a 3D model also, which will form the basis for the concept design.
We will also develop a more detailed project programme and project brief to ensure that everything is covered throughout the project, and goals are met.
For more complex projects we can carry out feasibility studies in order to examine the development potential in brief at a more minimal fee. This is not normally required for a smaller projects such as house extensions.
2 - CONCEPT DESIGN
During this stage we will prepare a series of conceptual design proposals. These may be presented in a variety of levels of detail including sketches, CAD drawings or 3D models.
At this stage we often produce a number of different options to help provide food for thought and instigate discussions about different aspects. We will also discuss the potential for the inclusion of green technologies and sustainable construction methodologies if applicable.
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Here, if a cost consultant / Quantity Surveyor (QS) has not been appointed to provide an initial cost plan, we can assist by obtaining outline costs for the concept proposals from contractors within our supply chain.
3 - SPATIAL COORDINATION
Here we will develop the preferred concept design, or designs, into one finalised design via additional meetings if required, or phone calls and emails. This will include CAD drawing plans, sections, and elevations. Once this has been done, the drawings will be prepared and submitted for the relevant planning application(s).
If required or appropriate, a pre-application meeting or feedback may be held with the planning authority to further understand any concerns that the council may have regarding the proposals.
The end of this stage is when a planning approval is obtained. Further consents or approvals may be required subject to the nature of the planning approval, which is discussed further once known.
4 - TECHNICAL DESIGN
If a traditional procurement route is taken, then at this stage we will prepare a tendering and construction package. This will normally include a detailed set of CAD drawings, potentially room data sheets and a detailed scope of works document.
This stage will also see the coordination with any other required consultants, such as the Structural Engineer, Drainage Survey, Building Control etc. If appropriate we may also obtain quotes from specialist suppliers, such as glazing, kitchens or sanitary ware etc.
Under the traditional route all of this information will enable contractors to price the construction works in detail. Once these quotes are received, we will review them with you and aid in discussions with contractors. Following which we will advise on the most appropriate form of building contract, prepare the contract and appointing a contractor for the works.
5 - MANUFACTURING & CONSTRUCTION
Our role during the construction stage will vary depending on the type of project, procurement route taken and construction contract chosen. Under a traditional procurement route the Contractor is appointed by the Client under a contractual agreement. The Contractor will then take possession of the site to commence construction.
Typically at this stage we advise that we are involved as Contract Administrator for the duration of the construction, depending on the scope of the project. Site visits will be carried out at regular intervals ensuring the Works are being completed in accordance with the Contract documents, and issue Architect’s Certificates and Instructions to the Contractor where required. We will also be there to assist the Client in dealing with any issues that arise from the construction works.
6 - HANDOVER
Under a traditional form of procurement, after the Architect certifies the construction works as ‘Practically Complete’ there is a ‘Defects Liability Period’ (typically between 3 months and a year dependant on the contract).
Any defects will be recorded during this period, and a retention is held from the Contract Value until the end of the Defects Liability Period to cover the time spent to rectify these. Once the Contractor has rectified any defects we will issue an Architect’s Certificate for the payment of the retentions. At the end of this stage, once the Contractor has fulfilled their obligations, we will issue the Final Account and our Final Certificate for the Works.
7 -Â USE
After a project is completed and is in use, the client may require additional information from the Architect, for example, where a client wishes to carry out further building works or modifications and requires drawings or information from the Architect. We do not provide a fee for this at the initial appointment, but can provide these services if required.
At the completion of your project we will also contact you for your feedback which will help us to inform our future projects and working methodology. We will also request a photoshoot of the project, the cost of which we will cover, to enable us to showcase our completed work.
