What to Expect When Working With a Residential Design Practice in the UK

Before You Appoint: The Initial Conversation

Most reputable design practices offer an initial consultation at no charge. This is an opportunity for both sides to understand whether there is a good fit: the practice needs to understand your project and your brief, and you need to understand how the practice works, what they will deliver, and what it will cost.

Before this meeting, it is useful to prepare a brief summary of what you want to achieve, any constraints you are aware of (budget, programme, planning sensitivity), and any images or references that reflect the character or quality you are looking for. You do not need to have your ideas fully formed. The purpose of this first conversation is to establish what is achievable and to agree whether to proceed together.

Stage 1: Feasibility and the Design Brief

Once appointed, the first formal stage is establishing feasibility and developing the design brief. The design team will visit the site, review any existing drawings of the property, consider the planning context, and begin to understand the constraints that will shape the design.

The design brief is a written document that captures your requirements: the accommodation you need, your budget, any specific design preferences, programme requirements, and any known constraints. It provides the foundation for all subsequent design work and is the document against which the design can be assessed at each stage.

This stage also includes a preliminary assessment of the planning position: whether the project is likely to require a full planning application, whether it may qualify for permitted development, and whether there are any particular sensitivities such as a conservation area designation or proximity to a listed building.

Stage 2: Concept Design

The concept design stage is where the design takes shape. The design team develops one or more design options that respond to the brief and the site, and presents them for your review. At this stage, the focus is on the overall approach: the organisation of space, the relationship between the proposed and existing building, the key design moves that will define the character of the project.

Concept design is typically presented through a combination of drawings, sketches, and three-dimensional visualisations. MBH produces 3D models at this stage to help clients understand the proposals clearly before any decisions are committed to paper. Your feedback at this stage shapes the development of the design, so it is important to engage actively with the options presented.

Stage 3: Planning Application

Once the concept design has been agreed, it is developed into a set of drawings suitable for submission to the local planning authority (LPA). These include a location plan, site plan, floor plans, elevations, and sections, along with a design and access statement that explains the design approach and addresses relevant planning policies.

The statutory decision period for a householder planning application in England is eight weeks from validation. For more complex applications, the period is thirteen weeks. In practice, the LPA may request additional information or revisions during this period, which can extend the overall timeline. MBH manages all liaison with the LPA throughout the application process and advises on how to respond to any requests.

It is worth noting that planning consent and Building Regulations approval are separate processes. Planning consent addresses whether the development is acceptable in terms of its design and impact. Building Regulations approval addresses whether the construction meets the required technical standards.

Stage 4: Technical Design and Building Regulations

Following planning consent, the design is developed into the level of technical detail required for Building Regulations approval and for contractor tendering. This stage produces the full set of construction drawings, specifications, and any required engineering or specialist designs. The design team coordinates with structural engineers, service engineers, and other specialists to produce a complete and coordinated technical package.

The Building Regulations application is submitted to an approved inspector or local authority building control body. Approval confirms that the proposed construction meets the requirements of the Building Regulations in force in England, covering structural integrity, fire safety, energy efficiency, ventilation, drainage, and accessibility among other matters.

Stage 5: Contractor Procurement

Before construction can begin, a contractor must be appointed. The procurement process varies depending on the project size and the client's preference, but typically involves preparing a tender package, inviting a selected number of contractors to submit priced bids, evaluating those bids, and recommending appointment.

MBH prepares tender documentation and manages the procurement process as part of our project management service. We assess bids not only on price but on programme, method, and the contractor's demonstrated experience on comparable projects.

Stage 6: Construction and Project Management

During construction, the design team's role is to monitor the work on site, respond to design queries raised by the contractor, manage any variations that arise, track costs against the agreed contract sum, and keep the client informed of progress.

Regular site visits by the design team serve two purposes: they allow the team to verify that the work is being carried out in accordance with the drawings and specification, and they provide an opportunity to resolve any practical questions before they become problems. MBH's project managers maintain a clear programme and cost report throughout the construction phase.

Stage 7: Completion and Handover

Practical completion is the point at which the main construction work is finished and the building is ready to be handed over and occupied. It is marked by a formal inspection, a snagging list of minor outstanding items, and the issue of a practical completion certificate under the construction contract.

Following practical completion, the design team finalises and hands over the health and safety file (where applicable under CDM 2015), completion certificates from Building Control, warranties, guarantees, and any operating and maintenance manuals for installed systems.

Also, Read How to Choose the Right Architectural Design Practice for Your Project in the UK

One Thing That Surprises Most Clients

The most common source of surprise for clients who have not been through the process before is the number of decisions that are required, and how early they need to be made. Material specifications, finishes, fittings, and service layouts all need to be resolved during the technical design stage, not during construction. Changes made after the construction contract is signed incur additional costs and programme impact.

MBH's design team works with clients to front-load decision-making before the tender package is issued. This protects the programme, avoids variation costs, and means that the construction phase runs smoothly.

Frequently Asked Questions

1. How often will I meet with the design team during my project?

This varies by project and practice, but as a general guide, you should expect formal meetings or presentations at the end of each design stage: at feasibility, at concept design, at planning submission, and at key technical design milestones. During construction, the frequency of site visits by the design team depends on the construction programme and the complexity of the project. MBH agrees a communication plan with each client at the start of the project and maintains it throughout.

2. What happens if my planning application is refused?

If an application is refused, the LPA will provide written reasons for refusal. You then have two options: submit a revised application that addresses the reasons for refusal, or appeal to the Planning Inspectorate. MBH advises on which route is more appropriate depending on the nature of the refusal reasons, and manages either process on the client's behalf.

3. Do I need to be involved in the day-to-day running of the construction phase?

Not if you appoint a project manager. MBH's project management service covers contractor liaison, programme monitoring, cost reporting, variation management, and practical completion. Clients are kept informed through regular progress reports and attend key decision points, but do not need to manage the day-to-day construction process themselves.

For a complete overview of what residential design services involve and how to choose the right practice, read our pillar guide: Residential Architecture and Design Services: A Complete Guide.

Contact MBH's residential design team on 01932 352 727 or at mbh@mbhltd.com.