From Concept to Completion
From Concept to Completion
Before proceeding with any construction project it is essential that you take time to consult with a few specialists to ascertain if your project is financially viable and or if there are any planning restriction which will prevent you from completing your project legally.
Preparing the property development feasibility study you will gain the following benefits:
Preliminary – This is the most important aspect and it is imperative that you are able to ascertain if your deal stacks up. This pre property development assessment will determine an approximate pros and cons for your project. Will it financially be possible, if it is an investment project will there be a profit.
Concept Testing – Cost overruns can cripple a property development project. A systematic property development assessment allows you to make mistakes on paper, rather than when the project is under way.
Confidence – A thorough feasibility study will increase the project owners confidence in his or her ability to proceed with the development. Sometimes, it may even compensate for a lack of experience if the concept is sound and there is good demand for the end product. If the project at hand requires a loan or other financial backing, confidence in the project is crucial
Finance – Property development feasibility show the level of finance required and for how long. Under-budgeting and cash flow problems in a project are two major reasons building projects gets stressful, full of conflict and at times even fail. Feasibility analysis allows you to see if your idea is sound and if so for you to easily convey your ideas to bankers & potential investors, and help them to understand and appreciate the reasoning behind these ideas.
All our projects will start with an in-depth consultation find out what our clients want to achieve.
With residential projects that can mean meeting with a couple, but for larger organisations this can be a whole committee.
After we have a clearer idea of the brief Coco Architecture will produce a detailed document clearly setting out the process required to reach the required end-goal, it will also set out objectives for the scope of works listing the job specifics items to keep in mind during the design process.
Furthermore it will provide a full breakdown of proposed fees for the project, as well as her terms and conditions. This document will also set out a list of other professionals required to engage for the project. Once tis documents has been signed and agreed, the design process can start.
During this stage we will produce drawings showing a wide range of design options. Sketch drawings will seek to interpret the brief and to identify a possible architectural solution. The intention is to settle on outline drawings, helping to ensure that the brief has been fully understood. We will meet up with the client to talk through various options and the pros and cons of each option. Many people often like elements of all the drawings so we will look at trying to combine these together in what s we call the ‘pick and mix’ approach. We create a second round of drawings, and discuss further with the client. If further comments or revisions are required, we will also do these.
As soon as the outline design is in place we advise our client to making contact with a few builders and invite them to tender for the job. It is important that the client get a realistic view on the actual construction cost. During this stage we may refer back to the feasibility to make sure that the right funding is in place and that the money is allocated correctly to each element of the project. If we are working with budget constraints we may suggest that we look at value engineering in certain parts of eth project and splash out on either essential elements of the projects or elements which will make the project, such as features of “landmarks”.
Once the outline design has been checked against the budget, final adjustments can be made to the outline plans; this will be called the “design proposal” which will be used as the basis for the planning application. The concept design is developed to show the appearance of a building, how fixtures and fittings are incorporated and how important details of construction are intended to work. The agreed budget will be taken into account when developing the design information in harmony with previously identified objectives, for instance quality, long-term maintenance and energy performance. This stage normally culminates in the architect providing the information for design and layout to accompany the application to the local authority for planning permission. Whilst it is important that all elements of the design, relating to the external fabric of the building, are finalised prior to planning submission, internal details and design features can be developed and discussed whilst the planning department is assessing the planning application.
Not all building projects require planning application, so first it is important to ascertain if full planning is needed or if you can get your project legalized with a certificate of lawfulness planning needed: Undertaking building works without permission could be very costly; you may later be required to alter some elements of your building works or even demolished if you failed to obtain the correct planning permissions.
This stage is where the architect prepares, based on what has already been agreed, detailed technical information, suitable for other professionals and the contractor to produce their required documents for the construction phase. Being it partywall agreement, structural calculations or cost breakdown. Whilst the planning application is being assessed by the council we will set about getting together our extensive team of professional required for the specific project. We aim to get everything resolved and in place so that work can start as soon as planning permission is granted.
This stage also, known as tenders final stage, and is the final and crucial stage prior to selecting a builder. The level of detail and quality of information available will influence the contractor’s ability to develop an appropriate costing schedule. All professionals involved with the project will have to feed their information to the contractor for him to be able to provide an accurate final quote. On bigger jobs, at this stage, the client or the contractor may have engages and quantity surveyor who will keep track on all costs. Before the project is moved forward to the next stage it is prudent that the final quote is checked against the feasibility conclusion and the brief. If required a value engineering exercise may be undertaken. This stage will culminate in the client selecting his preferred builder and signing relevant construction contract.
After you have applied for and received planning permission for your building project, you will then need to apply for Building Regulations. Planning Permission and Building Regulations Approval are completely separate requirements. It is important to check what you need and to obtain consent prior to starting work.
At this stage, the architect’s role will normally be limited to administering the Construction Contract and making site inspections as appropriate so as to ensure that the contractor is following the drawings and specification, work completed is of an appropriate standard and staged payments to the contractor are correctly certified. In traditional procurement, the chartered architect’s role as contract administrator is to make periodic site visits to inspect the general progress of the work, to issue instructions to the contractor and, if necessary, to reject obviously unsatisfactory work. If you wish closer inspection of the contractor’s work you can employ the chartered architect to make more frequent visits to the site. Your chartered architect will report to you on matters of progress, on any unforeseen circumstances on site, any variations in budget or programme, and will issue periodic certificates for stage payments due to the contractor.
The architect acting as contract administrator will be concluding all aspects of the building contract including the inspection of defects, as they are rectified, or the production of certification required under the building contract. It is at this stage the client must make sure to obtain certificate of completion form Building Control and also make sure to obtain all warranties, manufacturers’ details and manuals. At this stage of the project, there will often be an element of tension between the contractor and the client. The client will be running out of money and eager to take over the building, whereas the contractor may now already be starting on new jobs, he will also be keen to wrap up any outstanding costs and will most likely serve the client with a schedule of extras. This schedule must be investigated carefully by the client and the architects and a meeting should be help between all parties so that everyone involved can voice their opinion on the schedule. The aim is during this meeting to be able to reach a mutual agreement, however in many cases the contractor will have to go away and re-asses the extras