Full architectural service

We take a project from initial design to planning permission, detailed design, tender and site inspections to handover to the client. Depending on the requirements we can offer full or a partial service where the client may only wish to achieve planning.

The workstages are as follows:

1) Initial visit :

We visit the property with the client for an initial visit, have an informal conversation about what the clients would like to achieve, the options available, the planning process, and the budget available. Following this we produce a fee proposal for the client broken down into the various workstages.



2) Initial design:

First we need to survey the property to produce as built drawings. Depending on the complexity of the site the client may need additional services like a topographical and / or tree survey. Once we have all the information gathered and received the brief from the client we can produce initial sketches and designs, including 3d drawings for the initial design presentation.


3) Planning:

Once a design has been established and it requires planning, depending on the complexity or impact on neighbours and planning, we consult with local authorities about the feasibility of the proposal and make the necessary adjustments. Following this we apply for planning permission with the local authority. 




4) Detailed design:

When planning permission is achieved, we prepare a detailed design. This may require the services of consulting engineers depending on the specification and complexity of the project. The detailed design includes detailed drawings, electrical layouts, specifications. The entire package for tender becomes part of your building contract. Through meticulous descriptions in plain English of all the works required, it narrows down the room for interpretation and protects the client from costly variations to the build cost. 

5) Tender:

We create a tender list with the most trusted building contractors we feel are right for your particular project in your particular area. The clients can also add a name to this list. We then go out to tender to get a competitive price for the works and analyse the tenders and present you with a like for like price comparison. A meticulous analysis of the tender allows further cost control of your project. Should further price adjustments be required a value engineering process can save on costs without sacrificing on the overall brief.

6) Site inspections:  












Finally the project breaks ground and we make sure everything goes to plan. We inspect the works on a regular basis and liaise between the client and the contractor. The architect then becomes the administrator of the building contract and we make recommendations on stage payments. We deal with technical issues directly with the contractor so you don´t need to worry about this. We hold site meetings with the clients on site to discuss any decisions that need to be made. On completion of the project we produce a snaglist for the contractor to make sure the client receives a project free from defects. 


Recent legislation changes in the Building Control Act and Safety and Health Regulations require the client of a building project no matter what size to retain additional services. These services are now mandatory and are separate from standard architectural services and can be offered to clients at additional fees:


Following the Building Control Act changes the design and construction of Construction work requires to be certified by a "Assigned Certifier". This service can be outsourced or be provided by us.


A change in the Safety and Health Regulations require each Client even for small domestic work to appoint the services of a Project Supervisor Design Process (usually by the Architect or outsourced) and at construction stage a Project Supervisor Construction Stage (usually by the contractor). We are accredited by the RIAI for the role as PSDP and can offer this service at an additional fee.



Where required we can produce light studies for our own proposals. We also can produce observations for a client who is affected by an adjoining planning application and support this with a light study.


As accredited Grade III Conservation architects we influence the design from a conservation point of view, we can support planning applications with the necessary conservation reports and supervise works to protected structures.