What we do • working in the Isle of Man

As an Island-based practice, we work on all types of projects and we treat each one, no matter how large or small, as a new challenge; we can offer services from inception to completion, depending on the needs of you and your project

The types of projects that we have worked on include:

  • new build houses

  • new commercial buildings

  • house refurbishment + extensions

  • commercial retrofit

  • arts/ community buildings

  • exhibition design

  • interior design

  • thermal upgrade: housing + commercial

  • upgrades + alterations to traditionally constructed buildings

  • upgrades + alterations to registered/ listed buildings and buildings in conservation areas

How we work • the RIBA work stages

The majority of projects that we work on follow the stages set out in the RIBA Plan of Work, which sets out the stages of a construction project from beginning to end. We can assist with all of the work stages or can tailor our service to include the stages which best suit your, or the project’s, needs. The Plan of Work is split into stages 1-6

RIBA Stages 0+1 • Strategic definition/ Preparation + Briefing

  • initial site meeting/ aspirations/ budget/ timescales

  • scope of services/ fees/ appointment

  • planning review

  • survey drawings

  • outline brief

The initial stages of every project are for gathering information; we investigate and record the details of the project, including your aspirations, budget and timescales, so that we can understand what you want to achieve. After our initial site visit we write to you clearly setting out our services and fees. If you decide to work with us we confirm our appointment using the appropriate RIBA Professional Services Agreement

We initially research the site, including its planning context and history; whether your building is registered or in a conservation area and any previous planning applications. We will also find out about the services availability and location, eg electricity, gas, water, drainage and telecom. Along with the basic project information, this would be compiled into an Outline Brief for the project

It’s really helpful if you have drawings of your site and house, but if you don’t we can organise a measured survey and/ or topographic survey if they are needed. As well as the drawn information, you may need to have an asbestos survey undertaken and we can help you to understand the various requirements at this stage

RIBA Stage 2 • Concept Design

  • site and context analysis

  • preliminary designs

  • plans/ sections/ 3d studies

  • developing our dialog

Once we have an agreed brief and have a set of survey drawings we usually start with an analysis of the site itself, whether that is an empty piece of land, or your existing property, along with the outline brief, these steps will inform our preliminary concept design

Our initial ideas are presented using plan and section drawings; 3d massing studies or internal views may be added to help give you a clearer idea of our proposals. The types of drawings differ depending on the type of project and what will best communicate our ideas

We always consider the first presentation as the next step in our conversation rather than a ‘final design’. Once we have proposals on paper to discuss with you, you may start to think about the project in a way that you had not previously considered; equally, we may meet you early in the stage to test our ideas and concepts with you so that we can consider your input more fully

After the concept design has been agreed with you and signed off, we work on the proposals in more detail in Stage 3, up to the point required for a planning application submission

RIBA Stage 3 • ‘Spatial Coordination’ (Planning Application)

  • design development

  • additional reports if required

  • submission of planning application

We suggest that your budget should be tested early in this stage with the help of a builder or quantity surveyor. Construction work can be expensive, particularly in the Isle of Man. It is better for you to have an assessment of the costs prior to the more detailed design work being undertaken

Depending on the nature of the site, location or proposals, additional reports may be required to accompany the planning application eg: Tree Survey/ Arboricultural Report, Ecological Survey, Structural Engineering Report, Transport Study, Flood Risk Report etc. We can ascertain whether these would be needed and commission the reports with you. These would be undertaken early in the stage to ensure that we can respond to their recommendations

Our planning application drawings would be accompanied by a statement which sets out our justification for the proposals in relation to relevant planning policy

If the planning application is for a project in the Isle of Man, we would expect it to be validated within one working week and for a decision within a further 8-10 weeks. Isle of Man planning decisions are subject to a further 21 day ‘appeal period’ during which time an appeal can be made. We are able to offer additional services in these circumstances

RIBA Stage 4 • Technical Design

We split this more detailed design stage into two distinct steps; the first is the building regulations application, the second, if required, provides a set of more detailed technical drawings needed to have the project more accurately priced and then constructed

It is often necessary to appoint a structural engineer at this stage (if one has not already been appointed) and we would coordinate our design work with their detailed input. Other specialist consultants may be needed during Stage 4, depending on the size and nature of your project. We will manage this process for you and help ensure that everything has been considered before construction begins.

The route to agreeing the cost for the construction stage will depend on the size and type of your project. We can discuss this early in the stage, along with helping select the right building contract for your project. The pricing aspect is often best undertaken with the assistance of a quantity surveyor. As well as the more detailed ‘working drawings’ package, we would prepare schedules confirming the decoration and finishes for the project, kitchen and bathroom designs and specialist items such as staircases etc

RIBA Stage 5 • Construction

  • construction drawings

  • contract administration

  • site inspections

  • progress meetings

During this stage and once a building contractor has been appointed, we can take on the role of contract administrator, acting between you and the contractor.  Our services would include making regular site visits to inspect the work and monitor progress; will have regular progress meetings with you and the contractor and we would be available to answer the builder’s queries or provide any additional information that they might need

Construction can be a stressful process with lots of decisions to be made and questions to be answered; we can help manage the process for you in order to deliver a high quality building for you