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Our Process

Seven Steps to Excellence in Design & Build.

Having all stakeholders fully engaged in a structured sign-off process, as outlined below, enables excellent communication, empowers true creativity, and brings high levels of confidence that the completed building will meet the identified needs.

Step 1 – Brief Development

  • Creating the brief is when you share with us initial information about your essential requirements and your aspirations, and we give you practical advice and creative ideas in return.
  • Initial brief development can mean looking at your existing building, a similar building if a new build, or it could be a whole new concept you are looking to create.
  • There would normally be a high-level discussion on budget, timeframe and any parameters or restrictions that may hinder or help the design.

Step 2 – Initial Design

  • With the brief completed, initial design is the next step in the process which requires the following tasks to be completed.
    • Site Survey.
    • Sketch Designs.
    • Timeline & Budget.
    • Description of roles, communications and services required.
    • Advice on the need for specialist consultants regarding planning requirements, building regulations, health and safety regulations.
    • Review, feedback and sign off.

Step 3 – Detailed Design

  • Detailed design is a critical step incorporating all of step 2 and the tasks below.
    • Drawings – including floor plans, elevations (views) and sections (cut-through).
    • Presenting tools, including models and a 3-D walk through used as appropriate.
    • Review, feedback and sign off.

Step 4 – Planning Permission Application

  • When planning permission is required, these are prepared by our team who make the planning application on your behalf. (Please note, these drawings are not suitable for building purposes).

Step 5 – Construction Drawings & Specification

  • Securing compliance with all planning regulations and with your instructions to proceed, the next step is to produce full Construction Drawings which include the following.
    • Site works and specifications.
    • Technical and quality specification to ensure that the project requirements are clearly stated for the contractor.
    • Incorporation of any changes as required under a Grant of Planning Permission.
    • Liaising with specialist consultants as required.
    • Check compliance with building regulations and ensure any necessary modifications are incorporated.
    • Review, feedback and sign off.

Step 6 – The Tender Process

  • Main and specialist contractors will be asked to submit tender documents.
  • Recommendation is for minimum of three contractors to submit tenders with detailed costings.
  • Check viability, previous experience, previous clients and ability of contractors to complete work.
  • Criteria for successful tender to be agreed and signed off to avoid decisions based on least or most expensive pricing.
  • If there is a preferred contractor, agree negotiation of price instead of a full tendering process.
  • Advice on most appropriate RIAI Form of Building Contract.
  • Defining any insurance requirements during construction.

Step 7 - Building Works & Building Regulations

During construction, we act on your behalf as an independent advisor, inspecting the building work at intervals to ensure that it is being carried out generally in accordance with the contract documents.

Building Control (Amendment) Regulations – BC(A)R. On 1 March 2014, the Irish Government introduced new regulations, S.I. 9, which set out new procedures for the control of the building activity. Under the new regulations, the Building Owner is responsible to ensure compliance with Building Regulations and must appoint a competent Architect, Design Certifier, Builder and Assigned Certifier. If your project is carried out under BC(A)R, your architect may act as the Assigned Certifier.

In August 2015, the Government introduced an ‘opt out’ from BC(A)R for one-off houses and domestic extensions (S.I.365).  There are implications for ‘opt-out’ and we advise that you read the RIAI Client Guidance Note on BC(A)Rand the DHPCLG.

See additional guidance on the RIAI website: www.riai.ie/about/architecture/and please contact us if you would like a fuller explanation of these regulations.

What Our Clients Say

Our clients are available for you to contact them, they are available for introductions.

Exceptionally professional, bringing a wealth of experience to projects. Sound, practical, and trustworthy advice always.

Previous Client

Danny was great – wonderful ideas, really understood us as clients, understood the property and helped us realise the vision we had for the refurb

Previous Client

Service helped us plan building project in advance to ensure no issues during the build. Andrew put us in touch with the professional teams we needed to ensure top quality and best value for money. Helped steer and support us through pre planning and planning process with Sligo Co Co satisfactorily. Met us regularly to carry out monitoring and sign off visits during build and also were very helpful in dealings with our bank during a testing time in Irish construction.

Previous Client

+353 1 6169668


23 Frederick St South

Dublin 2

D02 KT21


+353 71 9161457


12 Beulah Buildings



F91 NXT5

Get in Touch.

We always look forward to hearing from you and whether it is a general query or maybe you need some advice or information, please don’t hesitate to contact us at any time by phone, eMail or submit your inquiry below.

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