THE RIBA PROCESS
When you work with DLM you are choosing to work with a practice that understands that a building is so much more than that. It’s a space that should inspire passion and belonging, a sense of home and a feeling of pride. We care about what we design and about the people we’re creating for.
We are an innovative practice but our creativity is always backed by solid industry best practice, represented by the principles of the RIBA plan of work, that we follow to deliver high-quality results.
We offer a fixed fee for each stage of work for total transparency and peace of mind against unexpected extra costs. Each stage has clear deliverables and a fixed checkpoint, allowing you to tailor the scope of service you need and follow the progress of your project.
Collaboration is at the heart of what we do, and it’s our privilege to create spaces that complement lifestyles and their surroundings.
• Understanding your needs
• Site visits and modelling
• Agreeing objectives
This stage focuses on understanding your needs and the project’s objectives. We help establish a clear brief, considering budget, site, and any legal or planning requirements. Services include site analysis, initial discussions on design concepts, and outlining project constraints. We can also provide advice on feasibility, ensuring the project is viable before moving forward.
This is where the collaboration begins. We work with you, typically via your preferred digital communication method, to understand your aspirations, tastes and vision for the project.
Practically, we’ll discuss budgets and timeframes and apply our experience and expertise to advise on realistic deliverables. We spend time at the site to understand the context of the project, which we photograph and document, and then arrange topographical and measured building surveys to gather as much information as we can. You can expect a 3D site model and survey drawings of the existing buildings and site.
This stage ensures all parties have a shared understanding of the goals and limitations before progressing to design development in Stage 2.• Considering layout and materials
• Producing sketches, floorplans and models
• Planning Guidance
At this stage we work together to begin to make decisions on the look and feel of your finished project. From layout to materials to positioning on site, we balance the practical design considerations with the vision we have established together in stage 1.
Refining the brief and developing concept designs as sketches, floorplans and 3D models so you can get a sense of visual identity, materials and how the building will feel. We may also engage with planning authorities early to understand approval requirements, and can prepare a pre-application package for their feedback if needed. Our goal is to deliver a concept that exceeds your expectations, but meets your brief, ensuring it’s practical, achievable, and within budget.• Develop design and 3D model
• Consulting with other experts
• Submission for planning approval
At Stage 3, we refine and develop the design, working closely with you to review ideas, incorporate any changes and finalise the spatial configuration. We create detailed 3D visuals to demonstrate key features and ensure you are comfortable with the final design.
Visuals are important at this stage, so we research suitable materials and finishes for your project update the building model using Revit software. Our team coordinates with other consultants to ensure all technical aspects align.
It’s a legal requirement to obtain the relevant statutory approvals for your project, so at this stage we prepare and organise the necessary documents to make a planning application. This includes key drawings and detailed reports on sustainability, waste management, health and safety and, if required, a conservation or biodiversity strategy. The outcome is a comprehensive package that can be submitted to the planning department to gain the necessary approvals.• Technical drawings and specification
• Design team collaboration
• Submission to Building Control
Our team has a through understanding of local planning laws and processes and, at this stage we will prepare detailed drawings, specifications, and technical information to demonstrate compliance with local statutory requirements.
As part of this process, we collaborate with structural and service engineers to ensure the design meets safety, accessibility, and energy performance standards. Your project may also require the appointment of other third-party consultants to develop specific elements. If this is necessary, we will use our extensive network of trusted industry contacts to make sure we have the right experts in place for your specific project.
Once the documentation is complete, the application is submitted to Building Control for approval. This approval is typically granted within six weeks and is essential before construction begins to ensure legal and technical compliance.• Construction drawings and specification
• Schedule of finishes
• Architectural tender package
Stage 4B develops all the architectural drawings and technical information with additional detail as required for the construction phase. This includes detailed drawings, material specifications, and schedules for windows, doors, and finishes. These documents are carefully coordinated with structural and services designs to ensure the whole project is coherent.
This stage also involves preparing a complete architectural package that can be shared with contractors for pricing (a process called tendering). Clear and detailed information at this point helps avoid misunderstandings, ensures accurate cost estimates, and sets the foundation for a smooth construction process.• Tender project
• Select contractor
• Prepare Contract
Before construction starts, we help prepare the necessary documents to find and appoint a contractor. Depending on the project’s size and needs, this work may be handled by us or a third-party contract administrator. We gather and organise tender information from the entire design team and issue it to potential contractors for pricing. We also communicate with contractors, review their bids, and provide a clear report to help you choose the best option.
We’ll guide you on the appropriate building contract, ensure the contractor provides required insurance evidence, and arrange for the contract to be signed. This stage is all about peace of mind before you head into the building work.• Construction starts
• Design support and communication
• Project coordination
Our work doesn’t stop when construction begins; We provide ongoing architectural support, addressing any questions from the main contractor and providing any additional information required. This includes regular site inspections to check progress and overseeing any changes to the original plan.
In addition, we can manage the building contract throughout the construction process, ensuring everything runs smoothly to completion. This can include us handling your instructions regarding the contract and issuing variations or adjustments for defects. We review the contractors monthly claims with the quantity surveyor’s approval, issuing completion certificates, and ensuring all work is finalised to your satisfaction.
Our role is tailored to suit the scale of project, chosen procurement route and level of service required.• Handing the project over to you
• Schedule of defects
• post-occupancy evaluation
On completion of the contracted works, we’ll hand the building over to you to begin life in your new home.
Following this we will identify, document, and manage the correction of any faults in the building to ensure all issues are properly addressed.
We like to stay in touch with our clients to see how you enjoy your home and to ensure you have everything you need to manage and operate the building effectively. It is important to gain feedback from previous projects to help inform us for our future projects.