RIBA STAGE 4 - Technical Design (detailed design)

How we will achieve all your requirements…WEEKS 29 - 49

After obtaining planning approval, we move into the detailed design phase. This involves creating comprehensive plans, sections, and elevations that comply with Building Regulations and incorporate input from external consultants. We essentially construct your building in a 3D model and on paper, detailing every aspect from foundations to the roof.

During RIBA Stage 4 detailed design stage, we focus on specific design elements, developing bathroom layouts, electrical plans, product schedules and writing specifications. We also begin collaborating with manufacturers and suppliers for material and product information. Depending on our engagement level, Kelly Studio Architects can provide varying degrees of project specification, from basic outlines to interior design details like built-in furniture.

We also monitor and assess the effects of any suggested design changes, and before implementing these we use the Passive House software ‘PHPP’ to ensure any cost-optimised alterations meet the Passivhaus certification standards if this is targeted.

We'll work closely with other consultants; structural engineer, foundation design specialist, etc, to produce well-resolved technical solutions that can be easily built on-site and to the required standards.

Project procurement methods (how the project is effectively bought from a contractor) vary based on the building type and client needs, though we often suggest a Traditional Procurement, i.e. competitive tendering. Selected contractors review the project details over a typical 6-8 week period, then submit their construction cost estimates. Following this, we conduct a thorough analysis of the bids with you. We may arrange a meeting to discuss any questions, issues, or potential work approaches. Some negotiation might occur as we work towards choosing a contractor and finalising the contract.

After we finish this detailed design stage (RIBA Stage 4), we'll have our preferred contractor appointed and will have submitted a building regulations application to the local council.

The key aims are:

  1. We'll have multiple meetings with you to agree the choice of materials, products and finishes.

  2. We will agree on a construction programme and an estimated completion date.

  3. We'll have a meeting to agree the full pack of information to be submitted for pricing.

  4. We'll issue the fully detailed Tender Pack for contractor pricing.

  5. We will review the tender costs, appoint our preferred contractor and sign the building contract.

  6. We will submit a full building control application.

AT THE END OF RIBA STAGE 4 - We will issue the Tender Pack of information for contractor pricing. Once we receive the tender costs, we'll set up a meeting with the preferred contractor. In this meeting, we'll go over the project details and work on creating a building contract that everyone involved is satisfied with and happy to sign.