Our Process:
Consultation to Construction
Can we help you with a new residential project ?
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Appointing an Architect
Our team of experienced residential architects specialise in custom home design, luxury residential architecture, and bespoke renovations.
From new home design to sustainable residential architecture and high-end remodels, we provide comprehensive architectural design services tailored to each client’s lifestyle and vision.
We have extensive expertise in working with listed buildings and conservation projects. Our architects understand the complexities of heritage properties and are skilled in balancing preservation with contemporary living requirements.
With a proven track record of delivering timeless residences in the North of England, our architects guide every stage of the process.
Whether you are planning a home extension, barn conversion or building a new home Pearce Bottomley Architects is your trusted partner.
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The Process and Costs
Each residential project is bespoke and fully costed from the outset. We provide clear, detailed proposals so clients understand the scope, design options and associated costs at every stage.
We explain how fees are calculated, what is included at each stage and any potential additional costs.
Fees reflect the complexity, size and scope of your project, as well as the level of service you require.
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Join us for an Initial Consultation
Our architects conduct a personal site visit to assess your property and explore design possibilities aligned with your requirements.
We will explain our services and our role and talk through the various statutory obligations that are required (for example – obtaining planning permission, building regulations and Construction (Design & Management) Regulations 2015 (CDM)).
We will then write to you to confirm your brief, the scope of our services and our fees.
This is undertaken with no obligation and free of charge.
Feasibility
A feasibility study is an early-stage assessment of your project and gives you the clarity you need to make informed decisions, reduce risks and plan with confidence.
This can be commissioned as a stand-alone service or as the first stage of a full architectural appointment.
This is an affordable first step to evaluate your options before deciding how to proceed and may include a site assessment, a measured survey and budget guidance.
Concept Design
If you are happy to proceed with our proposal, we will continue with your project.
During this stage we develop initial sketches, visualisations, layout, orientation, materials and style. For new builds, high-end renovations, and listed building projects, we integrate planning regulations, conservation requirements and structural considerations.
An early check of planning constraints, conservation areas or listed building issues is carried out.
We may also need to approach other consultants to assist, such as an Ecologist or Engineers. If so, these will be charged as a separate cost and not part of our fees.
Planning & Statutory Approvals
We will prepare drawings and documents to secure planning permission and other approvals and address local authority or conservation requirements.
This includes the submission of the application to the local authority, liaising with planning officers and handling comments and queries.
We will also address any conservation requirements and provide heritage statements or supporting documents (for listed buildings).
Please note that planning application fees and associated submissions are not included in our fees and are charged separately.
Meeting Building Regulations
An important aspect is to ensure that the work meets the requirements of Building Regulations.
We ensure that every residential project complies, providing safety and efficiency.
Our architects prepare detailed technical drawings and specifications that meet statutory requirements. We coordinate with engineers, surveyors, and local authorities to secure approvals.
At this stage we may require advice from other consultants such as a Structural Engineer or Mechanical and Electrical Engineer. Their fees are not part of our fees, and we can advise you on suitable consultants.
Employing a Builder
We can advise and help you find a suitable contractor through our tender process.
Recommendations from family and friends are often useful in determining a good builder, but we also have a good network of trusted contractors with whom we work regularly.
When we have the quotes, we will assist by preparing tender documentation and reviewing quotes to help you choose the best contractor for your project.
Construction
We would recommend that you have a formal contract with your chosen contractor. This protects you and ensures that there are procedures in place to cover payment for work, extensions of time, unsatisfactory work etc. The contract also makes it clear to all parties what is expected of them and what work is to be conducted.
We can administrate this contract if required and visit the construction site to check that work is progressing in accordance with the contract. This includes coordinating with builders, contractors and consultants, writing regular reports to all parties, issuing valuation and payment certificates and controlling costs and timescales during the construction.
Regular site inspections ensure that the project stays on schedule and within budget.
Construction (Design & Management) Regulations
Under CDM (2015) regulations the legal responsibility for health and safety is shared among all parties in a construction project.
As architects we typically act as a principal designer, ensuring the design is safe, risks are identified, and guidance is provided.
Our role includes identifying potential hazards, preparing risk assessments, and integrating safe design solutions. We ensure that all parties understand their responsibilities.
The principal contractor is responsible for onsite safety during construction, while the client retains the accountability for the project’s compliance with CDM law.
Post-Construction (Snagging)
This includes inspection of the finished building and agreeing a list of defects, or ‘snagging.’ Negotiating with building control department to ensure a completion certificate is issued and controlling the release of retained funds to the contractor once the snagging items have been addressed.