OUR DESIGN TO BUILD PROCESS
We are flexible in our approach to suit your needs.
At TN Design & Build, we offer comprehensive services tailored to meet all your development needs, from inception to completion. Whether you require assistance with obtaining planning permission, executing the build, or managing the project from start to finish, our experienced team is here to guide you every step of the way.
We understand that every client’s needs are unique, which is why we provide flexibility in our approach to the design process. Whether you require full design services or only assistance with specific aspects, we are here to support you.
Our team is dedicated to offering expert advice and ensuring that your vision is brought to life. What sets us apart from other companies is our commitment to simplicity and efficiency. By offering a seamless integration of design and build services, we eliminate the need for you to coordinate multiple contractors, saving you time and minimising stress. Our collaborative approach ensures that your project remains on track and that any challenges are addressed promptly.
Unlike traditional methods where architects design in isolation from builders, our internal relationship between the design and build teams ensures that your project remains practical, feasible, and well-designed throughout every stage of development. The integrated approach allows us to deliver results that exceed expectations while staying within budget and timeline constraints.
With TN Design & Build, you can trust that your dream home is in capable hands. Let us turn your vision into reality, making the journey to your dream home as smooth and stress-free as possible.
Design Consultation
Arrange a meeting with our architect to explore and discuss your innovative ideas.
Before embarking on any work, our Director and one of our Architects will personally visit your property to conduct a complementary consultation. During this meeting, we’ll delve into your aspirations, ideas, and budget in detail to gain a thorough understanding of what you aim to achieve.
Our experts will guide you through every step of the design process, from conception to construction, and provide valuable insights and recommendations. Additionally, we’ll furnish you with any pertinent documentation to aid in your decision-making process.
Following our consultation, we’ll prepare a customised fee proposal tailored to your specific needs, based on the anticipated number of hours required to complete all design stages for your project. Unlike many other practices that employ a standard percentage charge based on the build cost, our approach ensures that you receive the best value for the services you require.
Each project is meticulously reviewed on a case-by-case basis, taking into account the unique constraints of the site and your individual brief. We believe in transparency and clarity throughout the process, and we’re committed to addressing any queries or concerns you may have promptly.
At TN Design & Build, our goal is to provide you with exceptional service and deliver results that exceed your expectations. Let us embark on this journey together, transforming your vision into reality with precision and care.
Measured Survey
Unlock the potential of your project with our architect’s expertise, as they conduct a meticulous laser-measured survey to kickstart your vision with unparalleled precision and accuracy.
Once the fee proposal has been accepted and payment finalised, we swiftly move forward with organising the measured survey at your property. Typically, this process is completed within 5 to 10 days of confirmation.
During the measured survey, our dedicated Architect, who will oversee the project, will visit your site. Using advanced laser measurements tools, they will meticulously capture accurate dimensions of the ground floor, first floor, loft space, and any other relevant areas. Additionally, comprehensive photographs will be taken in each room for reference purposes.
This crucial step allows us to gather precise data essential for the design and planning phases. Moreover, it provides an opportunity for our Architect to review and confirm the project brief, ensuring that all your requirements and preferences are accurately captured before proceeding further.
At TN Design & Build, attention to detail and client satisfaction are paramount. By conducting thorough measured surveys and confirming project briefs, we lay a solid foundation for a successful and seamless design and construction process. Your vision is our priority, and we are committed to bringing it to life with precision and excellence.
Design
Elevate your dream home vision with our architect by your side every step of the way. Collaborate closely as they craft tailored plans, ensuring every detail reflects your unique vision and aspirations.
This stage marks the exciting phase of design exploration and creativity! Our Architect will diligently craft the existing drawing pack, encompassing detailed plans and elevations, alongside presenting up to 5 plan options that delve into various key aspects.
Drawing from our expertise, we’ll provide our professional opinion on each option, highlighting the advantages and disadvantage, as well as the associated planning risks. This transparent approach ensures that you are well-informed throughout the decision-making process.
Once we’ve settled on a plan that aligns with your vision, we transition to the next design stage, focusing on the external appearance of the property. Here, we have the opportunity to explore a multitude of design elements, including materials, forms, glazing sizes, and architectural styles. Whether you prefer a seamless integration with the existing structure or a bold contemporary overhaul, we’re dedicated to refining the design to your exact specifications. Attention to detail is paramount as we meticulously refine elements such as door and glazing sizes, ensuring harmony and proportionality with the overall design. We value your input and will present these design options to you for review and feedback, ensuring that your vision is accurately captured.
Once you’re satisfied with the proposed scheme’s appearance, our Architect will update the plans accordingly, incorporating any changes made during the review process. We’ll then compile a fully coordinated drawing pack, augmenting it with additional notation as necessary, to provide a comprehensive blueprint for the project ahead.
At TN Design & Build, we’re committed to delivering exceptional design solutions that reflect your unique vision and aspirations. With meticulous attention to detail and creative ingenuity, we transform concepts into reality, ensuring that every aspect of your project is executed to perfection.
Build Consultation & Detailed Price Estimate
Schedule a meeting with our Managing Director to delve into your construction plans and gain valuable insights into the estimated cost of your project. Take the first step towards realising your vision by engaging in a constructive discussion with our expert.
Understanding the scope of work and associated costs is paramount, especially when clients are unsure of their budget. At TN Design & Build, we offer an additional service to provide you with clarity and transparency regarding the financial aspects of your project.
As part of our commitment to meticulous planning an attention to detail, we can arrange for a Quantity Surveyor to prepare a comprehensive bill of quantities. This detailed itemised breakdown of the build cost ensures that every aspect of the project is accounted for, leaving no room for hidden costs or surprises along the way. From bricks to nails, every component is meticulously calculated, providing you with a clear understanding of the investment required for your project.
This quote is based on the information available at the time and will only change when additional site surveys, structural calculations, and specific client specifications are added at a later stage. Our goal is to ensure that costs are calculated accurately and transparently, giving you peace of mind throughout the process.
Once the detailed quote is prepared, we’ll present the options to you either remotely or in our office, providing you with a copy for consideration. If you’re satisfied with the estimate, you can proceed to book TN Design & Build to undertake the works on-site with a deposit. It’s important to secure your spot in our schedule as soon as possible, as our calendar tends to fill up quickly.
At TN Design & Build, we prioritise your satisfaction and peace of mind. By offering transparent cost estimates and comprehensive planning, we aim to make the journey from concept to completion as smooth and stress-free as possible. Your dream home is within reach, and we’re here to help you every step of the way.
Planning
Rest assured as our architect navigates the complexities of local regulations and collaborates with councils on your behalf, ensuring a seamless planning process. Your project’s success is our priority, and we’ll handle the details so you can focus on your dream coming to life.
Prior to planning submission, we provide guidance on potential consultants required for the process, such as Arborists, Ecologists or Flood Risk Consultants. Once all necessary information is gathered, we compile the final planning pack for your approval. Following your approval, we proceed with the planning submission to the local authority. Please note that the application will only be registered upon payment of the associated fee.
Upon submission, the application undergoes validation by the planners. This process typically takes 1-2 weeks, though it may be longer during busy periods. Once validation is complete, the planning process begins, which usually spans 8-13 weeks.
We have no control over this process but we will maintain communication with the Local Authority, addressing any queries or requests for additional information as needed. We ensure that any updates or revisions to the application are approved by you beforehand. In instances where substantial drawing updates are required, we may need to review the fee, typically on an hourly time charge basis.
During the planning process, the Local Authority Case Officer may organise a site visit to the property. While they typically do not provide immediate feedback during this visit, we liaise with them to address any queries or concerns that may arise.
Rest assured, we keep you informed of any developments regarding the application, ensuring transparency and peace of mind throughout the planning process. Your satisfaction and confidence in the process are our top priorities, and we’re committed to guiding you every step of the way.
Building Regulations & Structural Calculations
Give the green light to your construction project with our comprehensive technical drawings, meticulously crafted to bring your vision to life with precision and clarity. Plus, we’ll connect you with trusted structural engineers to ensure the structural integrity of your dream project.
Following the approval of the planning scheme, the next step involves directly appointing a Structural Engineer to advance the project. Structural Engineers play a crucial role in calculating the necessary steelwork and beam sizes required for the construction. We will collaborate closely with the Structural Engineer to incorporate this vital information into our detailed construction drawings. Prior to this, the Structural Engineer will conduct a site visit to gather necessary data.
Subsequently, the Building Regulations design stage begins after planning approval and the appointment of the Structural Engineer. During this phase, we will produce comprehensive plans illustrating various aspects of the construction proposal, including details of bricks, blockwork, wall insulation and precise dimensions for the builder’s guidance on site. Additionally, detailed sections highlighting key junctions throughout the dwelling will be provided, accompanied by a document outlining building regulations notes.
The Structural Engineer will issue a structural strategy, which will be seamlessly integrated into our detailed drawing pack. Building control will also need to be appointed to review the construction plans. This review can be conducted either by the Local Authority or by a private company, depending on your preference.
At TN Design & Build, we prioritise precision and adherence to regulatory standards throughout every phase of the construction process. By working closely with expert Structural Engineers and building control authorities, we ensure that your project meets all necessary requirements and is executed to the highest standards of quality and safety.
The Build
Watch your dreams take shape as our expert team turns your ideas and plans into reality, crafting the home you’ve always envisioned with care and precision.
As the construction phase commences, our dedicated Build team will assume control of the site, guiding you through each step of the process with expertise and care. They will oversee the implementation of the project, ensuring that every detail aligns with your vision for your dream home.
Throughout the construction process, the Design team will closely monitor progress and coordinate with the build team to ensure that the design intent is faithfully executed. This collaborative approach ensures that your proposed house comes to life exactly as envisioned.
A Building Control inspector from the appointed company will visit the site at key stages of the build to verify compliance with regulations. Their thorough inspections help ensure that the project progresses smoothly and safely. Upon completion of the build works, they will issue a completion certificate, providing assurance that the project meets all necessary standards.
To keep you informed and involved, the Site Foreman will organise regular meetings with you and the build team, providing updates on progress and addressing any questions or concerns you may have. As the build nears completion, the Site Foreman will oversee a comprehensive builders clean and coordinate the official handover process. This includes providing you with all relevant certificates and operating manuals, ensuring a seamless transition into your new dream property.
With the completion of the construction process, you can finally enjoy the fruits of your labour and revel in the joy of you dream property. At TN Design & Build, our commitment to excellence ensures that your journey from concept to completion is a rewarding and satisfying experience.
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