Design starts with strategy
At HAA we believe in the impact of great architectural design. Design that is engaging, enriching, and enduring- but always built on solid strategic foundations.
HAA organises the process of briefing, designing, delivering using RIBA best practice. Our approach is outlined below.
STAGE 01Initial Consultation (free of charge)
Lynne our Practice Manager is our first point of contact. She will take details and discuss matters with potential clients. Lynne normally carries out some initial research and arranges normally for Jono to visit you in your home or place of work. We like to start every project with a site visit and a conversation to understand your why.
At this initial consultation, we look at the site or building and take note of any constraints like mature trees and surrounding buildings and structures.
We follow up the initial consultation with a detailed fee proposal for the next stages. Potential clients are then invited to a second meeting at our offices in central Marlow to discuss matters further. We do not charge for either meeting.
STAGE 02Measured Surveys
Our survey work is normally carried in house by Jonny or Ruth. We survey and measure the existing buildings to ‘get to know them’. We create accurate base drawings for our design proposals. We use both traditional and digital measuring devices, including a drone to survey roofs and site conditions which are not easily accessible. The field data is taken back to our office where survey is then drawn up in CAD.
For more complex buildings and projects involving a topographical survey including boundaries, levels, trees and ‘adjacent site information’ such as vision splays and street scenes we ask our clients to commission a professional surveying company to carry out the work using digital point cloud methodology, and CAD drawings. We reformat their CAD drawings into our layers upon receipt. We deal with local surveying firms who offer these services and are known to us on our client’s behalf.
STAGE 02Concept Design & Feasibility Study
Once we have agreed the project brief with you and have measured survey drawings in hand, the fun part begins.
At Concept Design stage, we produce hand drawn sketches or CAD drawings and sometimes 3D models to illustrate the design proposals with plans, elevations, photos of relevant design precedents, and internal and external perspective views.
As an optional extra we can produce full Virtual Reality fly-through animations and interactive sessions for you to experience the proposal spatially in VR.
The objective of this stage is to explore possible options and propose solutions to arrive at a scheme that fulfils your aspirations, and which is likely to get planning permission and can be achieved within your budget.
After the design is agreed and signed off, we can advise which approach is the most suitable for the next stages.
STAGE 02Pre-Planning Enquiry (Optional)
In some circumstances, your preferred design may be of unusual nature and stretch the envelope of what can be achieved on your site. It is then recommended to test the waters before submitting a planning application, which may be refused and ‘blight’ a property (all applications including refusals are open for all to see on the council’s planning portal). This type of enquiry is also useful to limit the upfront costs to a client before committing fully to undertaking the project. We will explore design options, identify viability, develop brief and project plans and submit to the planning authority.
This pre-planning enquiry is an informal application to get feedback and guidance from the planners on the likelihood of achieving planning consent. The local planners will review and comment on the design proposals and as required, consult with the local authority conservation officers, or highways & environmental teams to assess the proposal. These responses will assist in the preparation of a future planning application.
STAGE 03Planning Application
Generally, there are two ways to apply for planning permission. A Householder Application or Full planning application.
We prepare and submit scaled plans and elevations, a Design and Access statement, and relevant information as required by the Local Planning Authority, such Community Infrastructure Levy (CIL) forms. We coordinate the work by other consultants such as ecology, highways, archaeology, carbon, BNG, tree survey reports and landscape designs. We manage the process for you and act as your Agent.
Certain works to a property do not require ‘prior approval’ by planning consent. This includes some types of extensions, dormers, conversions and outbuildings–within permissible limits- set by Government. Although these can be ‘permitted without prior approval required’ it is recommended to make an application for a Certificate of Lawfulness which confirms this in writing. The drawings required are generally the same as for a full planning application.
Very occasionally the designs may be of a highly ambitious nature and stretch the boundaries of what is normally allowed on your site and we may recommend a pre application enquiry, though this is unusual. We can discuss this further if appropriate.
Our Code of Conduct does not allow us to guarantee success but we know the local and national rules. Our success is second to none and our clients are in good hands.
STAGE 03Cost Plan (Optional)
It is advisable to get a cost plan prepared at this stage, so you have a degree of certainty that the design you get planning approval for can also be delivered within your budget. We work with local Quantity Surveyors who would provide an estimate for the works, based on precedent project information and industry cost indices.
STAGE 04Technical Design
Technical design comprises detailed architectural design drawings, calculations and specifications required to make and complete a building project, coordinated with Third Party consultants’ information, and to demonstrate compliance with prevailing Building Regulations and Building Safety Act Regulations, and pre-construction Health and Safety information under CDM Regulations.
STAGE 04Building Control Approval
Some aspects of the architectural technical design must be submitted for Building Regulations Approval, which is separate from a planning approval. This application can be made to Local Building Control, or a private consultant called a Registered Building Control Approver.
This application also includes technical information provided by Third Party consultants, such as Structural Engineer’s drawings and calculations, U-value and / or SAP calculations to demonstrate compliance with thermal efficiency and conservation of power, and other information of building services as required.
STAGE 04Detailed Design & Tender
Over and above what needs to be produced for Building Regulations Approval, technical design includes all information necessary to allow a contractor to price your project and build it. This would comprise large scale detailed design drawings for important aspects of the design, electrical and lighting layouts, coordinated kitchen and bathroom layouts, schedules of finishes and fittings and building specifications for products and workmanship.
STAGE 04Principal Designer: CDM & Building Regulations
Construction (Design & Management) Regulations 2015. We will fulfil the role of CDM Principal Designer to plan, manage, monitor and coordinate Health & Safety matters during the pre-construction phase to ensure your project is designed without any risks to Health & Safety.
Additionally, where required we are also able to fulfil the role of Building Regulations Principal Designer as set out by the Building Safety Act 2022, to ensure the design work on a project is properly co-ordinated to demonstrate Building Regulation compliance, with further focus on fire safety.
STAGE 04Tendering Process
We encourage all our clients to go through a Pre-Tender enquiry – normally at Planning Stage to identify up to 4 builders that they would like to invite to Tender the works. We provide a list of questions to aid discussions and we provide a list of contractors – normally known to us. We are always keen to meet new builders but we enjoy a professional relationship with a number of contractors that we have worked with over the years. Trust is everything.
We normally package up the Tender Documents and send them out for completeness. We normally give builders 4 weeks to price an average project.
We often receive and then appraise the returned Tenders. For projects over £1M we involve a Quantity Surveyor to assist with the process. We work with a number of local Building Estimators on smaller projects. We negotiate with builders on your behalf and when you are ready to accept a bid and proceed to the next stage we often set up a building contract that is suitable. Generally we use RIBA Forms of Contract.
STAGE 05Contract Administration & Project Administration
Once you have chosen a contractor and all the finer points have been agreed – the project is ready to start on site. We like to agree the ground rules before starting on site which could include a weekly site visit and monthly formal meetings. We normally run the meetings and produce the Minutes.
Most construction contracts require a Contract Administrator and this is a role that we often undertake. We inspect progress against the agreed programme. Certify payments due to the contractor at certain pre-agreed intervals (normally to coincide with the meetings). We also manage the flow of information, coordination of the consultants and the wider team.
We can be there to support you from the start of the building work through to the completion. We can deal with all the financial matters. We deal with grey areas such as Practical Completion and the Defects Liability Period.
Explore our projects to understand how we work with clients to create places where people can thrive:
Testimonials
“Highly recommended. They have helped us modernise a Victorian semi, from planning through builder selection to delivery. Jono and Natalia have been a delight to work with”.
Chris S,
Henley-on-Thames
“Through each stage, Jono, Jason and the team listened to what we wanted and were proactive in their approach. The design of the house is perfect, modern yet keeping some of the original features. What we loved about working with HAA was how helpful they were through the build. We decided to project manage ourselves, but were novices, and so we leant on Jono and the team at times. HAA came up trumps, recommending companies throughout and giving tips on how to approach any issues which arose”.
Sarah-Lynn S,
Beaconsfield
“Everyone that walks into our home is completely wowed by the interesting and thoughtful design features that make this house extraordinary, we have even had people knocking on the door to tell us how fabulous the house is and they can’t believe the transformation”.
Kate D,
Marlow
“Jono and Natalia (and the whole team) at HAA have done an outstanding job helping us design our major house extension. Their expertise also helped us identify the right Contractor which has ultimately brought our design to life. Couldn’t recommend enough”.
Ged F,
Chalfont St Peter
“We cannot recommend HAA – highly enough, they are totally professional and make your ideas/ dreams a reality – with the help of a great builder too !”
Emma W,
Bourne End
“Jono visited us at home and along with a comprehensive presentation about the steps to be taken to achieve our goal, was quick to grab his colouring pencils and sketch ideas as we spoke. We were not very clear about what we wanted (we really didn’t know) and as total novices had no idea about the approach we should take. Jono emailed us a staged plan and was very realistic about costing. We spent a long time getting the design right and Natalia was instrumental in helping us achieve this”.
Leanne B,
Marlow