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At this stage, you will need to decide on the ideal construction method, all the materials that make up your building and how they will be procured, the costs and timeframe. The final document should include all information required to manufacture and construct you home including the interior design and furniture if applicable.


  • Analyse the different construction methods and decide on the most feasible option. These include Cross Laminated Timber (CLT), Structural Insulated Panels (SIPs), Timber Frame, Brick, block and other experimental options.

  • Review Procurement routes – Traditional, Design and build, Self-build

  • If not done at design stage, complete a ground conditions survey. The structural engineer will generally direct this study and use it to inform the design of your foundations and drainage.

  • Calculate the energy performance of your home using the Standard Assessment Procedure (SAP) and make informed choices on thermal insulation, ventilation strategy, heating systems, solar gains, renewable energy technology etc.

  • Create mood boards and material palette to direct the interior finishes selection.

  • Develop the interior concept scheme into detailed design layouts including kitchens, bathrooms, joinery and furniture layouts.

  • Complete lighting, small power and Audio-Visual design.

  • Finalize the documentation of the architectural, interior and landscape design in collaboration with engineers and other disciplines to ensure all elements are coordinated.

  • Provide all relevant construction details and produce a Building regulation compliance specification and National Building Specification (NBS) or Scope of Work.


By Kate Nixon

  • Prepare a SAP report and Energy Performance Certificate (EPC).

  • Lodge your application with the Local Building Control Authority or an Approved inspector.

  • Prepare and submit applications to discharge Planning Conditions.

  • Finalize selections of furniture, finishes and materials.

  • Obtain supplier and specialist subcontractor specification and quotes for inclusion in your design and documentation

  • Complete Bill of Quantities (BoQ), Review cost with quantity surveyor and make any necessary adjustments. 

  • Prepare the construction phase plan and update the Health and Safety File.

  • Tender the project to at least 3 contractors chosen based on pre-qualification criteria as advise by your consultants.

  • Tender documents usually include a Letter of Invitation to Tender, Form of Tender, Preliminaries, Form of Contract, Pricing Document, Design Drawings, Specifications, Planning permission & List of Conditions and Tender Return Slip 

  • Review tender returns, ensure all aspects are covered, obtain all required insurance, appoint preferred contractor and move to final stage.

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