Our Services

Design and Build Process

How it works

Whether you are looking for a build-only service or you would prefer our ‚end-to-end’ service for Clients’ who like us to handle every aspect of the residential design and build of their property, we are here for you.

These are many stages to great property transformation, starting with a site survey, precise architectural design, then often party wall agreement with neighbours. This moves forward with set of architectural drawings, Planning Permission, where needed, building control, structural engineering and the build itself. We provide all stages with complete transparency and precision when it comes to project management and a passion for detailing to provide the absolute best result for your project.

I. Design Stage and Planning

Open Space Design Team will take care of everything up to final PLANNING approved drawings. Whatever your design ideas are, please challenge us.

1. Initial Contact & Site Visit

Once you decide to renovate or expand your home, we are always available to arrange an initial site visit at a time that suits you. At this stage, our architectural design team member will come around to discuss your ideas and advise you the best design options for your property. It will be useful, if you have any assisting files, drawings or other documents regarding your property. If you do not have those, do not worry, we can help with that too.

Please contact our team either via the contact form on our website, or email or call us directly.

2. Design

If you decide to proceed with our team, then we will start preparing your initial first draft designs, including existing and proposed floor plans, elevation and sections. During this process you can make as many alterations and amendments to the designs as you like until you are happy with all aspects of your vision.

We can also provide 3D visual renderings or hand sketches for you to get better idea of the final result.

All important factors such as space, function, context, layout, economic constraints will be taken into account. This stage is an excellent time to explore and challenge your vision & expectations with a reality. Any mood boards and idea books will be immensely helpful at this stage.

3. Finishes & Fitting Drawings

These are the type of drawings which are the finishing touches for the building. These design ideas often take the form of mood boards and demonstrate you the type of materials you could choose, for instance, for the kitchen, flooring surfaces.

4. Planning Application

The most important part of our architectural design services is submitting and getting granted PLANNING PERMISSION for the project. Our Architects will prepare and submit your application. They have vast expertise of PLANNING restrictions and rules (varied in different London Councils), which helps make sure the application is effortlessly approved, whilst maximising the potential of your property.

There is an 8-week process regardless of you go through FULL PLANNING or PERMITTED DEVELOPMENT. During the process, our Architect will deal with all queries and request from the council regarding your application.

5. Structural

Once the PLANNING PERMISSION is granted from the council, we will start to prepare the STRUCTURAL DRAWINGS and BUILDING REGULATION DRAWINGS. These are important as you will not be able to start your build stage without these drawings and calculations.

Step-by-Step Dictionary

PLANNING DRAWINGS

Planning drawings are the architectural drawings that must be submitted as part of any planning application. The planning set included floor plans, elevations and sections which are drawn to scale and are 2D drawings. They are drawings only for planning purposes and will require manipulation when you come to the building stage.

BUILDING REGULATION DRAWINGS

Building Regulation Approval is necessary for certain type of build projects in order to ensure the design and construction falls within certain guidelines. The Building Regulations cover health and safety aspects for workmen on site, as well as access and echo measures.

Building Regulations are different from planning permission, but both are obtained via the local authority. Building Regulations look at how the building is to be constructed and what materials are to be used, these architectural drawings service is important for the build stage as it lets the Builders know exactly what materials are to be used.

STRUCTURAL DRAWINGS

We work closely with Structural Engineers who use our architectural drawing services 2D plans to calculate and produce structural drawings and calculations. This information is required for items such as steel beams, foundations, structural slabs and any structural walls.

These can be considered as the most important set of documents as they determine how the property will be delivered, supported, remain safe for years to come. We only use LABC qualified engineers along with appropriate Professional Indemnity Insurances.

6. Interior Design

We can offer an interior design service with varying levels of service dependent on how involved you would like us to get. You might end up feeling overwhelmed with vast choice out there, our team can help with choosing supplies and finishes.

II. The Pre-build Stage

Once we have the final design and structural information our construction team will be able to take over and start preparing a detailed quotation for the works.

Alternatively, if you already have arranged the drawings and specifications for your project yourself, we can meet and go directly into quoting your project.

 1. Quotation

One of our Quantity Surveyors will prepare a quotation using a Schedule of Works based on the design criteria and your requirements. Once this is prepared you will be able to comment and negotiate on items in order to achieve your budget.

2. Party Wall

We advise to sort out Party Wall Award as soon as you receive PLANNING PERMISSION. This service must be carried out by a local party wall surveyor to act on your behalf, so all we can do is recommend surveyors we work with regularly. It is worth speaking to your neighbours before you even start the design process to inform them about your plans.

Step-by-step dictionary

Party wall (also known as common wall) is a dividing partition between two adjoining buildings that is shared by the occupants of each residence or business.

Party Wall Award is a legal document, which sets out the rights and responsibilities of the Owner instigating the building works (in party wall parlance, the ‘Building Owner’), and legal owners of the adjacent, or nearby property (defined by the Party Wall Act as an ‘Adjoining Owner.)

3. Programme

Once the quotation is approved, we can start preparing all the pre-start documents, which will provide an overall timeline for the works, key delivery dates for critical items such as the kitchen, glazing, services installation, the full project specifications, the payment schedule etc.

4. Contract and Deposit

Before works commences, we will prepare an industry recognized contract (either JCT, NEC4 or Federation of Master Builders or other type, if required) which will include particulars to protect yourself (The Client) and us (The Contractor). Along with the contract we will ask for a deposit in order to secure a start date for the BUILD TEAM.

5. Booking a Time Slot and Building Control Services

When the contract is signed and the deposit paid, we confirm the preferred time slot for the start of the project, which would be discussed in advance.

We regularly work with local authority building control or independent building control companies who we can appoint or alternatively you can employ your own. Either route you choose, we will work closely with them throughout the project to ensure everything is done correctly and in accordance with building regulations.

III. The Build Stage

This is the most important stage, the planning and all other decisions made prior this point are going to become reality. At this stage, our dedicated Project Manager gets involved and will be the one who guides you through the project to completion.

1. Pre-Start Meeting

This is the exciting moment during the process when all necessary site documents are prepared, the team members are allocated and instructed. This is also a moment when you will meet dedicated Site Manager who will discuss with you the details of the project and go through any queries you may have.

2. The Build

Our management team will regularly inspect the works to ensure the highest quality is maintained throughout all stages of the project.

3. Project Management

Our Project Manager will meet with you on site on regular basis. Additionally, we will prepare reports which cover progress on site, all agreed changes and any details that have been confirmed (written or verbally).

4. Completion

Once we have completed the works, we will inspect the property with you to make sure the quality and finish is up to your standard. At this stage, we will supply you with the building control completion certificate, testing and commissioning certificates, warranties and manuals (OM Manual).

5. Retention

When the project is completed, our responsibilities towards you are not completed. On the contrary, after the final payment you will hold retention on the works for up to 6months (2.5% of the project total). After this retention period has ended, we will arrange to visit the property and go through everything and correct any defects that may have occurred in that period.