WHY WORK WITH US?
We design award winning contemporary modern homes; we are exceptionally passionate about what we do and we are good at it. We will work with you to make your dream home a reality. We listen to you and develop a design narrative that is bespoke to your ambitions and that responds to the qualities of your site and the local context.
The design of a new home is complex:
We listen and understand your requirements then convert these into a brief which becomes the foundation for the design.
We understand cost and will give you upfront advice about what budget you will require.
We have an excellent planning record in a range of contexts, from new build homes in the countryside to challenging contemporary interventions within historic settings.
We insist on very detailed technical information which takes away a lot of the stress as decisions are made before we start on site.
We fully appreciate the importance of collaboration and we’re good at working with contractors and craftsmen on site.
We know how to deliver a project from inception through to completion.
WHAT DO I NEED TO KNOW WHEN CHOOSING AN ARCHITECT?
You need to like us, and you need to like our work. A project takes time, so it is important that we get on, and that we start from a shared vision or aesthetic language. A design process is iterative, so you need to feel that your architect listens and understands your requirements. You should choose an architect who is upfront about the process ahead and who gives you a detailed explanation of what is involved at each stage.
All architects in the UK are expected to work to the RIBA (Royal Institute of British Architects) Work Stages. Take time to understand each stage and what the expected output is for each one. Our fees are typically split along these stages. On domestic projects the work stages and expected output can generally be summarised as:
Stage 1-2: Briefing and Concept Design. The main project output is the Stage 2 Project Brief Report summarising the agreed concept design and the expectations surrounding environmental performance, budget, design team requirements and consultations.
Stage 3: Spatial Coordination and Detailed Design. The main project output is the Planning and Listed Building applications.
Stage 4: Technical Design. The main project output is the completed Construction Information for tender as well as Building Regulations submission for regulatory compliance.
Stage 5: Construction. Work on site.
Stage 6-7: Handover, Use and Project Evaluation.
Finally, we don’t mind travelling and we work across the UK and internationally if the project is right. It is not a given that a local architect would do a better job, you should choose someone that you feel have the right vision and architectural ambition to realise your dream.
WHAT KIND OF PROJECTS DO YOU WORK ON?
We are interested in all projects starting with an ambitious brief, aiming to be of high quality and with sincere environmental ambitions. That said we are a contemporary architecture studio specialising in the design of unique bespoke homes and most or our work to date are in residential architecture.
As such we tend to only take on new build houses, conversions to historic structures such as warehouses or barns, or projects where we re-design the whole house alongside for example an extension. We love retrofit projects involving the complete re-think of an existing house, whether a listed building or a 1960s home and we are always interested in hearing from people with challenging ideas.
As a result, our projects tend to start at construction budgets of £300,000-£400,000 ranging upwards to £1.5M.
HOW MUCH DOES A PROJECT COST?
Construction cost
First of all, remember that cost needs to be understood in the context of value.
Generally, typical project costs can be split into A) professional fees and pre-construction related costs, B) construction costs and C) lifetime costs. A project budget is often thought of in terms of A & B only but as a contemporary architecture studio specialising in bespoke projects, we believe that the value of what we deliver lies entirely in the impact our work has on lifetime costs.
Some of these costs are measurable; for example, we know that we can deliver a new home with exceptionally low energy costs, or we can use low maintenance materials. However, most of these costs are subjective – enjoyment, wellbeing, health or comfort, which is not easy to attach a monetary value to.
We typically work with clients who are looking to build a home to live in for years to come and understand these values. A unique, one-off, design with bespoke detailing will typically cost more to both design and build than figures you will find through online searches, but these pay back over time in emotive experience, comfort, enjoyment, and of course, low running costs. This is where we add value, and how we justify our fee.
Cost vs value
All project costs are site specific to start with and as such each project is unique. The construction cost can vary significantly depending on access, topography and availability of services. It is for example difficult to compare costs for a new build house on an empty site, to a conversion of a listed building on a complex or inaccessible site.
Construction costs also vary significantly depending on specification of finishes and fixed fittings, but high-quality architecture does not necessarily need to mean expensive materials; we have experience on a range of projects and we understand cost constraints.
That said, at the time of writing (autumn 2024), construction costs on KHA projects to date tend to start at £3000-4000/m2 for conversions and £4000-5000/m2 for new structures, not including VAT, professional fees or surveys. This typically includes a completely finished house, with good quality finishes, contemporary glazing, kitchen and bathroom fit outs, relevant heating and heat recovery ventilation requirements for environmentally efficient homes, and basic landscaping or making good following construction. It is worth bearing in mind that this doesn’t typically cover detailed landscaping or planting, fixed furnishing or soft interior design.
As part of our initial concept design process, we always insist on a cost exercise to be carried out. We work with cost consultants or contractors to do this, and the concept design and budget cost form the basis for the RIBA Stage 2 Project Brief Report. This document is in effect setting out the project parameters to set expectations from early on; it is a summary or a developed brief against which subsequent design stages work to.
How long does a project take?
As with costs, it depends on the parameters of the project and complexities associated with the site, whether we’re working on a listed building, a warehouse conversion or a new build. The quickest we’ve delivered a project from start to finish is 18 months. It typically takes us 6-9 months from project inception through Concept Design, and planning consent (RIBA Stages 1-3). The technical design process (RIBA Stage 4) is very time consuming and usually takes us a minimum of 4 months. Tendering for a contractor following this takes a minimum of 2 months whilst construction (RIBA Stage 5) varies from 6 to 12 months typically. Some of our projects have taken 18-24 months to complete on site. Time on site will depend on the contractor and how you wish to procure your project.
We will present you with a detailed programme in three stages; firstly a general project programme is provided at inception. Upon completion of the Concept Design at the end of RIBA Stage 2 we provide a very detailed programme outlining work involved during Stages 3 &4 including project milestones and key target dates for final decisions to be made on specification. Finally, the programme for Stage 5 is the responsibility of the contractor. A good Main Contractor would be expected to give a very detailed programme breakdown, again with key milestone decisions required to stay on what’s known as the ‘critical path’, which relates directly to the management of any potential delays.
What services do you provide?
We work closely with our clients to guide every project through the design, planning and construction processes whilst providing impartial and creative thinking. To achieve this, we only provide full architectural services – from project inception through to construction and completion.
All our projects include for fully detailed technical design information; however, we offer design services for kitchen, bathrooms, bespoke carpentry or fittings, separately. The extent of our involvement is tailored to your requirements and we’ll agree these as the project parameters are defined during Stage 1 & 2. We can also offer interior design services for furnishing or lighting as well as landscape design services. However, our landscaping services are usually limited to the layout only as we don’t offer plant species specifications.
We work closely with a range of consultants, from structural and services engineers, to energy and cost consultants, as well as landscape architects or interior designers. We expect to take the lead as the design coordinator on all projects and we will assist you in assembling the appropriate design team depending on your project.
What are your fees?
We divide our fee into the RIBA Work Stages and we offer a fixed fee against each stage. At project inception we typically agree an initial design fee up to the end of RIBA Stage 2 and the Project Brief Report. This report summarises the agreed Concept Design and an estimate Construction Budget. We then fix our fee for Stages 3-4 against the parameters agreed on in the Briefing Report. Our fee would only change if these parameters change.
During Stage 5 we charge in two parts, first a fixed weekly fee for each week on site until practical completion which covers standard services such as inspections and generally working with the contractor to answer queries and resolving problems. Secondly, we charge on a time basis should any significant re-design be required during the time on site – this could be due to unforeseen site conditions, or changes or additions to the specification.
Typically, our fees tend to work at between 10-12% of the Construction Cost depending on the project complexity and size.
What does the process look like?
All architects in the UK are expected to work to the RIBA (Royal Institute of British Architects) Work Stages. On domestic projects the work stages and expected output can generally be summarised as:
Stage 1-2: Briefing and Concept Design. The main project output is the Stage 2 Project Brief Report summarising the agreed concept design and the expectations surrounding environmental performance, budget, design team requirements and consultations.
Stage 3: Spatial Coordination and Detailed Design. The main project output is the Planning and Listed Building applications.
Stage 4: Technical Design. The main project output is the completed Construction Information for tender as well as Building Regulations submission for regulatory compliance.
Stage 5: Construction. Work on site.
Stage 6-7: Handover, Use and Project Evaluation.
Before starting any project, we will meet you, with no obligations, to discuss your requirements and review initially the feasibility of your project. We are also very happy to invite you to our offices for Fika and to show you some of our work in more detail.
Where do you work?
We don’t mind travelling and we work across the UK and internationally if the project is right.
We are based in the heart of the historic working town of Bradford on Avon in Wiltshire. We work throughout the South West of England, including Somerset, Devon, Dorset, Cornwall, Hampshire and the Cotswolds. We’ve also had several projects in the Midlands throughout Warwickshire, Worcestershire, Northamptonshire, Oxfordshire and in London.
How do I get my project built?
We would always recommend that you use a Main Contractor to complete your project which gives you a single point of responsibility in the delivery of your project on site. You would typically enter into a standard building contract (either a JCT or RIBA contract) which sets out the terms and conditions on a fair and equal basis of how the contractor is expected to deliver your project. These contracts have been long established and protects both you and the contractor. The contract holds the contractor accountable for delivering the project as defined in the Contract Documents (drawings and specifications) and the Pricing Schedule, and within the agreed time frame.
On smaller projects we usually ‘administer’ the terms of the contract as part of our services, which involves the issue of instructions and certificates under the contract. On projects over a construction value of £300k, we typically expect a Cost Consultant to administer the contract, which allows us to focus on what we do best – i.e. to deliver the project to the quality and attention to detail we pride ourselves on, instead of getting drawn into sometimes tedious cost negotiations and contractual terminology.
It is important to remember that as architects we are lead designers, and we’re responsible for the coordination of the design. We have an integral role to play on site in guiding the main contractor, but we are not project managers. It is the responsibility of the main contractor to coordinate and organise all sub-contractors and material deliveries, and for remaining within their own programme.
Finally, whilst hugely rewarding to ‘get involved’ and either build or project manage the project yourself, we don’t usually recommend this. You need to fully understand the commitment and organisational skills this involves. We will discuss procurement options with you as the project progresses.
The importance of the brief!
A typical project usually starts with a list of what you want; your dreams and ambitions. Our initial designs will respond to these as a set of requirements and developed to best suit the context of your site. Once an initial design has been agreed on then it needs to be assessed against estimate costs and during RIBA Stage 2, it may be necessary to manipulate the design to suit your budget.
The combination of the Concept Design and Estimate Construction Cost forms the basis for The Brief. We summarise The Brief at the end of RIBA Stage 2 as a report which we treat as your instruction to us as to what you wish to have carried out. This is the primary outcome at this stage and it is an important document as it sets out the parameters to which you’ve agreed for us to continue developing the project. More importantly it aims to avoid abortive work by developing a design which you may not be able to afford. Finally, it is also against these parameters that we assess our fees for Stages 3-5.
Retrofit versus New Build
We specialise in the design of bespoke homes and have experience on projects ranging from highly thermally efficient new houses, to brave contemporary interventions to listed buildings, through to technically challenging retrofit and extension projects to existing buildings.
Retrofit is a term given to the design process of working with an existing built volume and significantly improving the environmental performance. We love to work on new bespoke homes, but we realise that the future challenge lies in overhauling our existing housing stock and in reducing our carbon footprint through re-use and recycling by avoiding demolition where possible.
On all our projects we start with the passivehouse principles of high thermal performance, highly airtight, and with efficient mechanical ventilation. Not all projects are the same and a listed building is less likely to meet Passivehouse standards for certification for heritage reasons than a new build.
If you have an existing building, then morally, we would usually start with the ambition of working with it, overhauling it, adding insulation to it, and generally bring up the environmental standards as far as we can and budget allows. We often add extensions as part of this process to create a contemporary home.
That said, working on an existing building typically carries more risk and more unforeseen circumstances. It is also more complex to achieve certain environmental standards than when compared with a new build where we can control exactly what we build. On the other hand, the demolition of a building generates a lot more waste, and requires more new materials in the construction. As such a retrofit + extension project is usually a lot more carbon efficient than a new build, even when using materials with low embodied carbon.
In general, as long as the existing building is in sound condition, then it is usually cheaper to retrofit an existing volume than to build new. However, when it comes to cost, it is important to remember that currently (autumn 22), all works relating to a retrofit and extension is subject to standard rate VAT, whilst a new build is zero rated. As such, it may sometimes be cheaper to build new, particularly if the existing structure is small and the project is looking to add a large new extension. So the balance between retrofit or a new house needs to be assessed on both moral, environmental and budget grounds.
