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- Do I need an architect?
Unless your project is very straightforward, we would advise you to at least talk to an architect for advice before moving forward.
SGW Architects offer one-off no-obligation consultations at no charge. These consultations can be incredibly useful as we are able to provide you with initial guidance on all aspects of your project, from design and cost through to statutory approvals and construction.
- Why should I employ a chartered architect?
For the majority of clients, a building project will be one of their biggest investments. Therefore, it’s essential to engage someone with suitable knowledge and experience to support you through the project process, preferably a chartered architect.
Not all businesses offering architectural services are actually architects. Use of the title ‘architect’ is actively protected under the Architects’ Act 1997 by the Architects Registration Board (ARB), who advise prospective clients to be wary of companies or individuals styling themselves as ‘architectural designers’ or other similar wording.
This may be an indication that they are not eligible to use the title ‘architect’, potentially operating unregulated, consequently providing you with no guarantee of their ability to deliver the service you require and unlikely to have comparable skills or knowledge.
Furthermore, an architect is required to carry professional indemnity insurance for your protection, follow a strict code of professional conduct and is obliged to maintain their knowledge through continuing professional development. Appointing a chartered architect will provide you with confidence that you are employing an experienced professional.
- What will happen in my initial consultation?
Prior to the consultation, we will send you a questionnaire which will assist in making the most out of our meeting. During the consultation we will discuss your requirements in as much detail as possible. The more information you can provide, the easier it will be for us to gain an understanding of your space requirements, the style of design you envisage and your budget for the works.
Based on this information, we will explain the design process, requisite statutory applications and what the building process will entail. Following the consultation, we will prepare a detailed quotation for your consideration, which will include the level of services we would recommend for your particular project.
- What is a brief and how do I write one?
A brief is effectively a document that describes the requirements and functions of your building. The ultimate success of your project depends on the quality of your brief, i.e. your ability to describe clearly to your architect what it is that you are looking to achieve.
Typically, a brief would include information such as your aims, budget, design style, reasons for undertaking the project and who will be responsible for making project decisions.
- Do I require planning permission?
Planning consent primarily relates to new-build developments, changes in external appearance such as extensions, or to changes in the use of a building, such as altering an office building into a block of flats.
Some building projects can take place without the need for planning permission, such development is detailed within legislation and local planning policy. We can advise you on whether your project might satisfy the criteria for permitted development and if not, work closely with you to form a design solution that is most likely to gain consent.
It is important to note that planning policy is continually being reviewed and amended. A common assumption with our clients is that because other similar developments have been approved and built, this will automatically mean that their project will too. Unfortunately, this is not always the case as planning policy may have been amended since.
- What should I consider if my project involves a listed building?
For a building to be listed, it must be of special architectural or historical interest. A listed building is protected by law and would require listed building consent (in addition to other consents) for any development which the planning authority considers will affect its character. In Scotland, listed buildings are graded into three categories according to their relative importance: Category A (outstanding examples of a particular period, style or building type); Category B (major examples); or Category C (representative examples). A listed building consent application is similar to a planning application, but more detailed information is required relating to any of the listed elements that will be affected by the development, and proposals should be appropriate and sympathetic to the character of the building.
- What should I consider if my project is in a conservation area?
Similar to listed buildings, conservation areas are areas of special architectural or historical interest. They can cover historic land, battlefields, public parks or designed landscapes but most contain groups of buildings extending over areas of a village, town or city. Conservation areas are put in place to safeguard them for the enjoyment and benefit of future generations. As with listed buildings, any new development should preserve or enhance the character of the area. Conservation area consent is only required for work that involves the total or partial demolition of an unlisted building within a conservation area. However, there are additional planning controls for development in these areas which would otherwise be deemed permitted development, e.g. replacing windows and doors which will require an application for planning permission.
- What is a building warrant?
Building warrant applications are required to ensure that all the technical aspects of your project will be carried out correctly and are legislatively compliant. Issues such as structure, insulation, fire escape, access, ventilation and drainage are taken into consideration during the design process. Typically, proposals requiring a building warrant will also require the services of a qualified structural engineer.
For complex buildings, we would also advise appointing a qualified mechanical and electrical engineer to ensure that the building services are legislatively compliant.
- What services do you offer during construction?
Should you choose to appoint us for the construction stage of your project, we will offer advice on the appointment of a contractor/builder and select an appropriate building contract, which we will administer the terms of on your behalf. Should you wish to make any changes during the construction stage, we will advise you of any consequences and instruct the contractor/builder accordingly.
At regular intervals during construction we will inspect the works to ensure that the contractor is working in accordance with the approved drawings and technical specifications, and that the workmanship is of a high standard.
- What is the project process and how long does it take?
This is determined by the size and complexity of the project. As a rough guide, a simple project would take around 24 weeks, upon commencing the design to obtaining planning and building warrant approval. The first stage is to produce a design proposal in close consultation with you, which would take around 4 weeks.
The next stage is to apply for planning permission, with the application typically being determined in 8 weeks, however a number of factors may delay this process, for example if the application receives objections and further consultations are required by the local authority.
Upon receipt of planning permission, we would allow 4 weeks to undertake the detailed technical design, following which an application for building warrant approval would be submitted, which can take 4-8 weeks for the local authority to process.
Thereafter, the project would go out to tender to obtain prices from contractors, at which stage they would be able to advise of their expected availability and the anticipated construction timescale, which would be confirmed once your selected contractor is appointed to undertake the work.
- How much do you charge?
Our fees consist of 3 types:
A time-charge basis, which is generally proposed for work that can’t be easily defined. We would agree a limit for a fee of this type with any further hours required above the agreed limit being negotiated separately.
A lump sum fee, which is proposed for straightforward projects that are clearly defined as well as percentage-based fees, which are used for more complex projects and is based on a percentage of the construction cost (i.e. less fees, VAT, etc) of the project. The construction cost is estimated for the early stages of the project and is determined upon appointment of your selected contractor. Once an initial consultation has taken place, we will be in a position to offer a proposed fee for providing our services.
It is a requirement for all architects to agree the terms of their appointment. As a minimum, the terms should adequately cover the identity of the contracting parties, the scope of work, the fee, who will be responsible for what, any limitations, a statement that professional indemnity insurance is held, and what to do in the event of a dispute or complaint. Clients should make sure that they fully understand the contract, particularly what work the architect is going to undertake and the fees. Additionally, any changes to the scope of work or fee arrangements should also be confirmed in writing.
- How much will my project cost?
The cost of a building project is extremely difficult to predict, especially before it is fully designed. There are a number of factors that will affect the price of your development, such as geographic location, size, scope, complexity, amount of structural work involved and the level of specification required.
Square metre rates are used as a guide to establish an estimated build cost. With this in mind, we will be better placed to provide you with a budget construction cost following the initial consultation once we understand your aims and objectives.
- Useful Links
- Aberdeen City Council – Information about planning and building warrant applications
https://www.aberdeencity.gov.uk/services/planning-and-building
- Aberdeen City Council – Supplementary guidance on householder development
https://www.aberdeencity.gov.uk/sites/default/files/2.1.PolicySG.HouseHoldDesignGuide.pdf
- Aberdeenshire Council – Information about planning and building warrant applications
https://www.aberdeenshire.gov.uk/planning/
- Scottish Government - Guidance on householder permitted development
https://www.mygov.scot/add-extension-house/
- Historic Scotland - Check whether your property is listed or in a conservation area
- Health and Safety Executive – Information for commercial clients
http://www.hse.gov.uk/construction/areyou/commercial-client.htm
- Health and Safety Executive – Information for domestic clients
http://www.hse.gov.uk/construction/areyou/domestic-client.htm
- Royal Institute of British Architects – Information about working with an architect
https://www.architecture.com/working-with-an-architect
- Royal Incorporation of Architects in Scotland – Information about working with an architect
https://www.rias.org.uk/for-the-public
- Architects Registration Board – Information about working with an architect
