Having completed the drawings of the house as existing, the next stage is to
produce a proposed concept design.
These drawings are for the planning and listed building application, and include
only information that requires permission. They are 2D line drawings showing the
layout plans with notes picking up changes or extensions that require permission.
They also include 2D elevations of the four main facades at 1:100 scale showing
any changes to window/doors and new extensions. Concept Design drawings
are not detailed constructional drawings, as this level of technical design comes
later in RIBA Work Stage 4; Therefore Concept/Planning drawings do not show
construction sections or specification, kitchen /bathroom & furniture designs,
services etc, as this level of design all comes after Planning.
By this stage, we will have established our formal RIBA Appointment, which
includes a list of all the building works you wish to undertake, together with a list
of our services.
These will be sent to you with a cover letter explaining the design ideas. We will
then discuss with you any changes required.
For interior projects, many clients give us magazine cuttings or pictures of
schemes/styles they like. Our interior designers will produce Concept Boards for
each room, to include a sketch and key images, giving design ideas for each space.
Further negotiations with Local Authority and Historic England
Once the concept design is completed, we may submit the drawings to the Local
Authority and Historic England for final pre-application advice during Architectural
Work Stage 2, before formal submission.
It is likely that there may be further negotiations and alterations requested by the
Local Authority and Historic England.
This is where our knowledge of historic buildings, and our working relationship
with the Local Authority and Historic England will really benefit your project.
This is an important stage which can often be time-consuming, but it is key to
realising the design.
Additional Reports required for some applications
Additional reports which may be required at Architectural Work Stage 2 during
Concept Design could include:-
On important buildings, it is often necessary to have an Historic Recording
produced. This is a report which documents the history of the building, and when
each part was built. It includes historic maps and build-phase drawings.
If you have a barn, old attic, a moat or the site is a Scheduled Monument, then it
may be necessary to produce an Ecological Report (showing the impact any building
works would have on resident Bats, Newts and their habitat).
An Archaeological Brief is written by the Local Authority, and will be needed for
the Scheduled Monument Consent applications.
This is a recording of trees on the site of your project, and a detailed report on
the condition of each tree. It ensures the safety of protected trees from proposed
work, and is required if an extension is near any protected trees.
Depending on the project, the Council may request other reports, such as
structural, flood, acoustic etc.