Client Project Planning Process
Your Route from Initial Idea to Completed Development
A step-by-step guide showing the planning, Building Regulations and construction process, together with the person or organisation normally responsible at each stage.
1. Initial Consultation
Discuss the proposed development, available budget, preferred timescale and the permissions that are likely to be required.
2. Survey the Property
Measure the existing building and site and identify any specialist surveys, investigations or reports that may be required.
3. Prepare the Initial Design
Prepare concept plans, elevations and site drawings. The design is developed and amended until the Client is satisfied with the proposed development.
4. Obtain Structural Engineer Input
A Structural Engineer will probably be required where the development includes structural alterations, extensions, loft conversions, retaining structures, foundations, steelwork or the removal of load-bearing walls.
The Structural Engineer assists with the design of the structural elements and provides calculations and details for items such as beams, columns, foundations, roof structures and load paths. This information will normally be required for the Building Regulations submission and construction.
5. Consider Pre-Application Advice
For larger, unusual or sensitive developments, seek early advice from the Local Planning Authority before making the formal application.
6. Submit the Planning Application
Prepare and submit the application forms, drawings, ownership certificates, supporting reports and applicable planning fee.
7. Validation and Consultation
The planning authority checks the application and may consult neighbouring properties, highways, drainage, ecology and other relevant organisations.
8. Planning Decision
Planning permission may be granted, granted subject to conditions or refused.
At this stage, a contractor can usually only provide an estimate of the likely construction cost. Planning drawings are primarily prepared to obtain planning consent and generally contain limited structural, technical and construction information.
The estimated cost may therefore change once the Building Regulations drawings, structural calculations, specifications and other detailed design information have been completed.
9. Discharge Planning Conditions
Any pre-commencement planning conditions must be formally approved before the relevant construction work begins.
10. Prepare the Technical Design
Prepare detailed construction drawings, specifications, structural calculations, drainage information, energy-performance details and other information required for construction.
11. Appoint the Required Dutyholders
Appoint competent designers and contractors, including a Building Regulations Principal Designer and Principal Contractor where required.
12. Submit the Building Control Application
Submit the technical design to Local Authority Building Control or a Registered Building Control Approver.
13. Building Control Review
Building Control reviews the technical information. The Design Team responds to any queries and makes any necessary amendments.
14. Detailed Contractor Quotation
Once the Building Regulations drawings, structural calculations, specifications and other technical information are available, the contractor can prepare a detailed quotation based on the completed design information.
At this stage, the contractor has considerably more information against which to price the work, allowing the quotation to identify the scope, materials, labour, plant and specialist requirements in greater detail.
The quotation may still include Provisional Sums for specialist work, customer selections or items that cannot be accurately determined before construction begins. This can include concealed defects, unknown ground conditions, drainage connections or works that require further investigation.
15. Agree and Sign the Building Contract
Agree the scope of work, contract price, Provisional Sums, payment stages, programme, responsibilities and procedures for approving variations.
16. Notify Building Control
Give the required notice before construction starts and arrange the first Building Control inspection.
17. Construction and Inspections
Complete the work in accordance with the approved information and request Building Control inspections at the required stages.
18. Manage Changes During Construction
Record and approve any changes that affect the design, planning permission, Building Regulations, contract price or construction programme before the relevant work proceeds.
19. Final Inspection and Certification
Arrange the final inspection and provide all required electrical, gas, heating, ventilation, structural and dutyholder compliance information.
20. Completion Certificate and Project Handover
Obtain and retain the Building Control completion certificate, planning approvals, warranties, guarantees, operating instructions and other project records.
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