For additional information on the design stage of your project, please see below:
Design
The design phase is where the detail of the project is picked apart, reviewed, and analysed. The more time, effort and energy expended at this stage of the project, the more likely that the remainder of the project will run smoothly; on time, on budget and aligned with the project scope and objectives.
The design phase is usually broken down into several sub-phases as the design is developed from concept through to a technical and co-ordinated level of design detail. The purpose of the phase is to output a detailed design that achieves key project requirements (scope, cost, quality, safety, time) and is at a level of detail that can be procured and built.
Most construction projects in the UK follow the RIBA Plan of Work. The RIBA Plan of Work provides a shared framework for design and construction that offers both a process map and management tool. For ease and consistency, we’ll compare our process guidance to the stages of the RIBA Plan of Work.
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Kick off Meeting
2. Scheme Design
3. Developed Design (Draft)
4. Developed Design
5. Developed Design (final)
6. Technical Design / Construction Docs
The Design Phase
Early Design Stages
The early design stages of the RIBA Plan of Work are captured in our “Project Initiation” phase… please refer to “Project Management - Where do I start.”
The aim of this early stage is to understand the reason for and purpose of the project, focussing on the problem you are trying to solve or the change you are trying to make, and not jumping straight to a solution.
Through the phase you should define the objectives and parameters of the project, understand project requirements, budget, schedule (time), risks and constraints. And move towards a baseline scope and concept for the design. The outputs to take forward to the design phase are, design intent information, a project execution plan (a plan of how you intend to work through the project), a high-level scope, budget, and time estimate.
Scheme Design
In the scheme design stage (Concept & Spatial Coordination within RIBA Plan of Work) you should aim to complete the following actions:
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Formalise layout and overall aesthetic.
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Identify & resolve non-conformances.
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Coordinate & integrate high level MEP (mechanical, electrical, and plumbing) & structural elements.
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Manage and refine the design alongside scope, budget, time, safety, and quality.
The stage should output a “Frozen Design” which has been assessed against project requirements and key project criteria (scope, time, cost, quality, safety)
The stage will start with the basic concept design and a broad idea of how the project may look. Through an iterative process, the layout is refined and finalised so the project can move forward from a fixed position where key physical, legislative, and other constraints have been identified, considered, and dealt with. The stage requires close collaboration between client and design team to ensure the aspirations and design philosophy of the client is fully understood and incorporated into the design.
Design Development
The Design Development stage (Technical Design within RIBA Plan of Work) is when the design is further refined and finalised. It’s at this stage that layers of detail are added, materials, colours and products are defined. The design is also fully co-ordinated so that MEP, structural and architectural details are harmonised, and any clashes are resolved.
Any issues or non-conformances that have been carried over from the scheme design stage should be resolved at this stage. The Design Development stage is the last opportunity to easily make changes and refinements ahead of the execution stage.
It’s usually at this stage that you would formalise and finalise regulatory approvals and permits.
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Obtain necessary permits and approvals from regulatory and local authorities (planning permissions, building permits, advertising consent, environmental and ecological clearances).
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Ensure compliance with local building codes, regulations, standards, and best practices throughout the design process.
The aim of the stage is to output a final, detailed, and comprehensive design pack that is sufficient for contractors and suppliers to accurately price. The design pack is combined with scope documents, specification details and contract documents and issued as a tender pack to contractors and suppliers. Details of which are included in the “What is the Bid and Award Phase” guidance document.
In certain circumstances, the design development stage can be completed by the contactor. The scheme design is passed to the contractor to complete Design Development via a Design-Build appointment.
The benefits of this are that there is a single point of responsibility, it may lead to faster project delivery and potentially cheaper cost. The contractor has early buy-in to the project and can factor in supply change knowledge and buildability considerations into the design.
However, the contractor takes control of the project early in the process and may prioritise their own cost and programme considerations over the quality, emotional and aesthetic objectives, and priorities of the project. There is also limited opportunity to competitively tender the execution phase of the project.
Technical Design and Construction Documentation
This stage is usually completed by the contractor and their sub-contractor supply chain. Its where final technical design details are finalised and formalised. The stage allows equipment and materials to be manufactured, connections, fixings and technical products are agreed.
The stage can be overlapped with the execution stage. It's important that communication between client, consultants, contractors, and suppliers continues through the stage to ensure accuracy, completeness, and consistency of the construction documentation.
To find out more about our project management services, please get in touch. We'd love to hear from you!