The architectural design process is how a construction project is developed and analyzed in set stages. This process is usually broken down into seven phases to provide order to the project by identifying periods of review, creating a structured release of design information and determining the natural stages of invoicing.
The construction of a building is complicated, heavily regulated and expensive, clients, builders and general contractors don’t want to revise the architectural design once the project breaks ground. After the project is completed, there’s little that can be done without demolishing the structure and starting from scratch.
That’s why the architectural design process is so important; it organizes the management of the project and offers clear communication on its design intent. The phases of the architectural design process allow the production information to be efficient and transparent to reduce risks that could result in costly, timely delays.
1. Pre-Design
Pre-design, often referred to as the programming phase, which kicks off the architectural design process. At this stage, the designer works with the client to understand the plot of land on which the project will take place or the building to be renovated, restored or extended. They’ll also discuss if there are other structures already on the site opportunities for permitted development, utilisation of existing volumes and ultimately what the client wants.
This means research and lots of it. Some things will be apparent and known such as local zoning, covenants, overarching policies and land-use restrictions, scope of works, client desires, scale, surrounding buildings, neighborhood, site conditions, building codes and more.
From then the creative begins with sketches, models, and concept presentations for various design ideas.
2. Schematic Design (SD)
Following on from an initial presentation, site plans, floor plans and building elevations are drawn up and finalised/approved by all parties. This is also the time that planning is applied for, a lengthy and expensive process to roll back from so it is key that detailing is finalised and locked down before moving on. It’s always good to make changes at this phase in the design process to avoid adding costs and potentially delaying the construction schedule if done at a later date. This process of meeting and revising will continue until the design is agreed upon by all parties.
3. Design Development
We recommend that all DD work is undertaken post-planning unless positive feedback has been received from the planning officer or pre-application advice was sought. This is due to the considerable expense of engaging with structural and civil engineers, surveyors, MEP consultants and contractors. This detailing process takes months and includes window and door schedules, construction and wall detailing, electrical and plumbing layouts and other ancillary requirements such as landscape design.
The exterior and interior finishes are then presented to the client and materials, fixtures and other finishes are discussed. There will be a back and forth with the client often determined by costs, which will lead to both sides having to compromise. However, at the end of this stage, the building’s exterior, layout and dimensions are finalized and most of the materials have been chosen.
The architect will advise the client when bids come in to find the best fit for the project, including qualifications and costs. This can be done through negotiated bids where builders go through construction documents and review materials and schedules. Keep in mind that sometimes the client already has a construction company in mind for the project.
4. Construction Documents (CD)
This is the process of detailed construction drawing. Of all the phases, this one tends to take the most time. It’s important that architects make sure their designs are well-planned for execution. The construction project documents also must be approved by engineers and building inspectors.
5. Estimation, quantity surveying & tendering
The process of engaging with a contractor or builder can be lengthy and the range of responses far and wide.
A competitive bid process is normally undertaken with local construction companies or main contractors subject to their pedigree and experience on past projects. Then, the bidding process starts and construction companies will compete for the job, a process that usually takes three weeks. Quality, cost and experience are considered when choosing the winning bid. In both bidding cases, the winning construction company will contract with the client.
6. Building Control
Every construction project of size requires approval of works by Building Control or an approved Building Inspector. They will review the construction drawings an attend site meetings to approve and investigate works. This process is imperative to avoid dangerous mistakes for which the architects, builders and property owners can be liable. It’s also illegal to commence construction without first notifying Building Control of starting works.
7. Construction Administration (CA)
The final phase involves the architect frequently visiting the construction site to answer questions and deal with issues that arise. Having access to the designer at this stage is one way to avoid costly delays. The regularity of visits depends on the size of the construction project and it could be weekly or monthly. There are always changes, a design needing adapting due to onsite issues and this is were a flexible designer comes into their own. This phase will last as long as it takes to complete the construction.
