Miriam Fitzpatrick answers all your questions on building design – from how to commission a project, to keeping an eye on construction costs
How do I commission an architect?
Selecting the right architect for your project is one of the most significant decisions you can make as a client. This can be done by direct selection, shortlisting and interviewing or by architectural design competition - depending on the nature of the project. Clients sometimes appoint architects who are known to them, or who have been recommended, or whose work they admire. This can be useful for an initial shortlist, but a more structured process of selection can open up a more appropriate range of skills and services.
How can I find out how much my project might cost?
For public sector projects, budgets are typically determined by relevant government departments and funding partners. For all sectors it is useful to consult professionals among the design team, particularly a quantity surveyor for cost advice. But it is also useful to benchmark costs of similar projects to set your budget. Some publications (such as the Architects' Journal) include cost breakdowns of schemes but it is advisable to visit comparative projects to understand the level of quality that this budget achieves. If you are not satisfied with the quality of what you see and you want something better, you need to be prepared to ask for it, and if need be, pay for it. This judgement will be critical to your assessment of quality throughout the project and it will also ground your aspirations in reality from the beginning.
What other costs are there besides construction costs?
It is worth bearing in mind that a significant percentage of the total project cost will be for items other than the fabric or 'bricks and mortar'. In some areas, land acquisition can often cost as much as the construction. A significant percentage goes towards VAT, fees, furniture, fit-out and equipment, contingency, and together these can typically constitute 35-50% of the total cost, depending on building type. A contingency of 5-10% of the projected cost should be allocated to cover unforeseen circumstances (for instance abnormal ground conditions).
Why do I need a brief?
The brief is your blueprint for the project and your instruction to the design team. It should reflect the values your organisation wishes to achieve. It establishes the needs of stakeholders, defines your objectives and can be a means of implementing organisational change. By benchmarking costs against aspirations to ensure deliverability it avoids abortive work or setting too high expectations. Your initial briefing material will signal the quality of your organisation and establish the level of service you expect. Therefore, invest the time to prepare the brief and make it as comprehensive as possible.
In more depth
Find out about what makes for a successful brief in our
expert article by Peter L Phillips
How important is a procurement strategy?
The realisation of a project will require a client to be realistic and to have a robust procurement strategy. This should include a delivery plan that has been negotiated with funding bodies and where economic viability has been tested. Even with the best planning, things will go wrong so you need to be prepared by identifying risks on an ongoing basis and having a mitigation strategy in place.
What is sustainable development?
Sustainable development is any pattern of development which will last the course without unduly exploiting other resources and as such generates a pattern of behaviour which can be self sustaining. It is based on a desire to ensure that we do not adversely affect the quality of life of future generations. Appropriate site erection, integrated transport, energy efficiency, re-use, mixed-use and affordable housing are the building blocks of sustainable design.
In more depth
Interested in sustainability? Read our
expert article by Beatrice Otto