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RIBA Plan of Work 2020: A Comprehensive Guide

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Architects like most professions welcome industry led guidelines and approaches to inform and improve their work both for their clients, collaborators, and their own progression.

The RIBA Plan of Work 2020 is a guidance document set out by the Royal Institute of British Architects (RIBA) and is seen as the definitive design and process management tool for the UK construction industry.

First established in 1963 to provide a framework for architects to use on client projects to bring greater clarity to each stage of the process, it has evolved over the years to become an industry wide tool.

To reflect the changing approaches to building design, construction and use, and the associated advances in digital technology, increased ethics awareness, and the prioritisation of sustainable outcomes in line with the RIBA 2030 Climate Challenge, it received its biggest overhaul in 2020.

In this article we examine the eight stages of the RIBA Plan of Work 2020. We look at how this formal roadmap, whilst not a contractual document provides vital guidance and helps to deliver successful outcomes for stakeholders by informing the briefing, design, construction, handover, and use of a building.

Each of the eight key stages has an expected outcome; core tasks; core statutory processes in relation to planning and building processes; and crucial information exchanges, all of which impact the success of the next stage.

RIBA Plan of Work 2020 template
RIBA Plan of Work 2020

Stage Zero – Strategic Definition

‘What do you want to achieve from your building project, and what are your best options?’

This stage is not about design or practical details, but rather a chance for us to get to know the client, developing their requirements and helping shape the business case to achieve them.

At this stage all those involved in the client team, alongside ourselves and any other professional advisors must consider that the proposed building project is the appropriate means to meet the client’s stated objectives, and then determine the best way forward.

For example, perhaps a new building is not the answer, and the solution could be refurbishment or an extension.

To come to a decision, information is gathered for each option. This involves examining previous similar projects, the current building if applicable, analysis of project risk (where appropriate site appraisals and surveys carried out), and consideration of project budgets.

We will look at the size, location, scope, and special considerations around the clients’ needs to further refine the vision.

From this exercise a recommendation is made on the best option, and a business case is completed.

Mill Hill House - Concept Design Sketches
Mill Hill House – Concept Design Sketches

Stage One – Preparation and Briefing

‘Developing the initial project brief and setting out the timescales – the official start of the project’

Once it has been determined that the chosen project and site is the best way forward, stage one, is the process of preparing a comprehensive project brief and choosing the collaborative project team, allocating specific roles and responsibilities.

The project team will include:

– Design team – headed up by Lead Designer and overseeing the design programme
– Client team – headed up by Project Manager and overseeing the project programme
– Construction team – headed up by Project Director and overseeing the construction programme

Feasibility studies and site surveys may be required at this stage to test the brief against the chosen site and budget i.e. are there any access issues? Is it a sloping site? What is the spatial overview and relationships with neighbouring buildings?

This is often the time for us to discuss options regarding the site with the local planning authority and make sure there are no constraints. We like to establish clear and positive communication with these departments from the outset.

Discussions around building regulations and other legal requirements should happen at this stage including whether the site is within a listed buildings or conservation area

It is at this point that objectives are finalised and recorded under:

– Project Outcomes
– Sustainability Outcomes
– Quality Aspirations
– Spatial Requirements

Working with the client, we will at the end of this stage, produce a timescale for the project as well as a project execution plan setting out delivery.

Briefing for Buildings: A practical guide for clients and their design teams
Briefing for Buildings: A practical guide for clients and their design teams

Stage Two – Concept Design

‘The design stages begin and the architectural concept is defined ‘

Stage two begins the core design process which culminates at stage four.

We work closely at this stage with the client to produce visualisations, 3D models, and drawings of the architectural concept, ensuring it meets their needs and is aligned to the project brief and cost plan.

As well as a visual representation of the building with sections and elevations and how it sits within the surrounding environment, these will often include:

– Interior and exterior renders
– Landscaping
– Specific requests
– Strategic engineering requirements

There is as the RIBA states ‘no right or wrong approach’ at this point, it is our initial design response to the brief and will involve regular meetings, discussions and reviews with the client and specialist stakeholders including planners and those across structural and civil engineering, to shape and define it.

The robust architectural concept along with the project brief and cost plan are signed off at the end of this stage.

Herbert Paradise, Kensal Rise, North West London


Stage Three – Spatial Co-ordination

‘The co-ordinated design takes form.’

Formerly the developed design stage, here our team draw up the client approved design in CAD or ever increasingly with BIM, and develop and test it alongside detailed structural design, outline specifications, building services and cost analysis to ensure its viability.

Our design will incorporate the practical elements relating to:

– Window, door, stairway, and fire exit locations
– Fixtures, fittings
– Proposed materials
– Load bearing mechanical information
– Mechanical, plumbing, and electrical considerations
– Tech and security
– Green, eco and solar

During this stage, or certainly at the end the design is finalised into a single model, not prone to change, and planning applications are ready for submission incorporating all our detailed drawings and reports.

Arches House – Technical Design Package for Tender Issue

Stage Four – Technical Design

‘Final design stage before construction begins’

We make further refinements of the existing design at this stage, incorporating where relevant detail from specialist sub-contractors such as lighting specialists, kitchen designers or glazing companies.

From this our Lead Architect prepares comprehensive drawings, specifications, and documents for tender.

The level of detail will depend on the size and scope of the project but by the end of this stage all elements will be prescriptive rather than descriptive for the project to be manufactured and built, i.e., they set out detailed descriptions around the following:

– Requirements relating to regulations and standards
– The specific types of products and materials required
– The methods of delivery and installation
– The building systems in place i.e., flooring, partitions, mechanical and structural

At the end of this stage all information required to construct the project is completed and we send out the tender to 3-4 contractors we have worked with before. Of course, should the client want to add to the list we will do so.

Herbert Paradise during Construction, Kensal Rise, North West London

Stage Five – Manufacturing and Construction

‘All systems go…construction begins’

The design process is now complete and the appointed contractor takes possession of the site to carry out works as per the schedule of works and building contract. This includes manufacturing off-site and construction on-site.

Stage four and stage five can overlap or run concurrently dependent on the size and scope of the project, or when the contractor was appointed.

The client can choose to appoint us as the contract administrator at this point should they wish. In this role we act as the middle ground between the client and the contractor to ensure that all works are being done in accordance with finalised drawings and specifications. This can entail:

– Chairing construction progress meetings
– Preparing and issuing construction progress reports
– Co-ordinating site inspections
– Dealing with site queries
– Agree reporting procedures for defects
– Issuing project documentation to the client
– Issuing certificates of completion

If appointed, we like to meet weekly with the client and the relevant parties to ensure that everything is running smoothly.

The appointment of Building control by the client should take place, to oversee the project and ensure that all is in order in relation to the necessary construction standards.

Health and Safety inspectors will review and observe the site at this stage, so it is worth considering an independent consultant to ensure that all the correct procedures are followed.

Burrows Road Glazed Envelope, Kensal Rise, North West London
Burrows Road Glazed Envelope, Kensal Rise, North West London

Stage Six – Handover

‘The completed building is finished and handed over’

After practical completion, the building is ready for hand over to the client, and the building contract concludes.

Feedback and building aftercare exercises take place during this stage to act as future learnings for ourselves, the client, contractor, and consultants, and to address any issues relating to the integrity of the building.

These involve light touch post occupancy evaluation and snagging processes, whereby the client compiles a list of defects or incomplete works, overseen by us as the contracts administrator and presented to the contractor to rectify.

They then have an agreed Defect Liability Period, usually six to twelve months to address these, after which if all has been made good, building control will sign off the construction and we will sign off the project as a whole.

We then issue a final certificate, and this stage is complete.

Light House, North Clapham, London

Stage Seven – Use

‘The vision for the building is realised and it is now in use’

This stage starts concurrently with stage six.

The building is now occupied and in use. On most projects, our design team will have no duties to fulfil here.

However, the incorporation of this stage into the RIBA Plan of Work 2020 gives the client the opportunity to get in touch with us if they require general advice relating to maintenance, energy consumption or management of the facilities.

We welcome this communication as we love to hear how the client is finding their new building, and it also allows for effective aftercare, valuable feedback, and building monitoring especially around energy consumption, and is therefore key to the sustainability strategy.

The addition of this feedback stage has made the Plan of Work cyclical as it unites the entire process into one, allowing for proper use of the building and then when demands change, and the building reaches an end of life where refurbishment or a new building may be needed, stage zero starts again.

Embarking on a design and build project can often be a complex one for all involved, for a client it can be daunting.

The RIBA Plan of Work 2020 offers all stakeholders a clear approach to map out the journey collaboratively from vision, through to design, construction and eventual use.

At RISE Design Studios, we find that this straightforward process with realistic and measurable targets, the ability to review progress and a provision for valuable learnings allows for enhanced clarity, greater realisation of vision, and successful outcomes no matter the diversity of projects.

For more information on the RIBA Plan of Work 2020 visit RIBA Plan of Work (architecture.com)

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

Contact us

RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

Building Your Dream Home in the Green Belt: A Comprehensive Guide to Replacement Dwellings

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Many people dream of building their ideal home in the picturesque Green Belt, surrounded by nature and tranquility. However, constructing a brand-new house from scratch in these protected areas can be challenging, not to mention expensive. Luckily, there is a more practical way to bring your vision to life while respecting the principles of the Green Belt: by replacing an existing dwelling. In this blog post, we will delve into the rules and regulations governing replacement homes in the Green Belt, providing valuable insights and answering key questions for those planning to embark on this journey.

Replacement dwelling

Understanding Replacement Dwellings

A replacement dwelling refers to either an entirely new structure or a significant reconfiguration of an existing building. The key principle behind a replacement dwelling is that it should adhere to the footprint of the previous structure or exhibit a moderate increase in size, as long as it does not cause greater harm to the openness of the Green Belt than the original building. This concept aligns with the purpose of Green Belt protection, which aims to prevent urban sprawl and preserve the natural beauty of the countryside.

To ensure the success of your replacement dwelling project, it is crucial to incorporate the goals of Green Belt policy into your design. This includes ensuring that the building harmoniously blends with the landscape and reflects the surrounding environment. Additionally, we will explore the importance of sustainability in this article, as green building technologies can significantly support your case for a replacement dwelling. Ultimately, your proposal should demonstrate a comprehensive improvement over the existing structure, encompassing higher design standards, substantial environmental contributions, and an enhanced quality of life.

Navigating the National and Local Regulations

To understand the specific guidelines for replacement dwellings in the Green Belt, it is essential to examine both national and local regulations. While the National Planning Policy Framework (NPPF) outlines the general principles, it is the responsibility of local councils to interpret and implement these policies.

The NPPF contains exceptions to the general rule that “construction of new buildings” in the Green Belt is considered inappropriate. One such exception allows for the replacement of a building, provided the new structure remains within the same use and is not significantly larger than its predecessor. However, it is important to note that the NPPF does not provide explicit design guidelines or define specific metrics for determining appropriate building size. The task of defining acceptable replacement dwellings falls to the local councils, who rely on their own interpretations and local planning precedents.

Each council in the Green Belt may have varying definitions of acceptable replacement dwellings, making it crucial to research and understand the specific requirements of your local authority. By examining local planning precedents and seeking guidance from experts, you can gain insights into what is generally permissible and potentially explore innovative design solutions that push boundaries within the constraints of Green Belt policy.

Determining the Size of Your Replacement Dwelling

One of the key considerations when planning a replacement dwelling is the size of the new structure in relation to the existing one. The phrase “not materially larger” is often used in the NPPF to describe the acceptable increase in size. However, the interpretation of this phrase can vary among different councils.

Some councils employ a case-by-case approach to determine the acceptable size increase, while others have clear ratios in place. For instance, more lenient councils may adhere to a 20/30 rule, allowing for a 20% increase in footprint and a 30% increase in volume. It is crucial to thoroughly research your local council’s approach to size limits and examine their policies and previous applications to gain a clear understanding of their expectations.

It is worth noting that there have been cases where the Planning Inspectorate has overruled the decisions of local councils and allowed significantly larger replacement dwellings. These cases often involve appeals where the design of the proposed dwelling is deemed fitting and proportional within the landscape, challenging the council’s rigid and arbitrary approach. While there are no guarantees, those willing to take risks and navigate the appeals process may be rewarded with a larger replacement dwelling.

Clogher Village, replacement dwelling in a Greenbelt

Considerations for Outbuildings

When planning a replacement dwelling, it is common to evaluate the potential of existing outbuildings on the site. While the NPPF refers to the replacement of a single building, local planning authorities often consider the total sum of structures on the plot. It can be advantageous to include the demolition of old sheds and garages in your proposal, thereby utilising the space for your new dwelling.

However, it is crucial to ascertain whether these outbuildings qualify as previously developed land (PDL) under the local council’s definition. Buildings used for agricultural or forestry purposes or classified as temporary structures may not be considered PDL. Therefore, it is essential to carefully assess the status of your outbuildings and their potential impact on your replacement dwelling application. Additionally, be mindful of potential future needs for outbuildings and consider whether their inclusion in your calculations would be beneficial in the long run.

Flexibility in Location

While it is generally preferred for a replacement dwelling to be constructed on the footprint of the existing house, there may be circumstances where this is not feasible due to site-specific constraints. Factors such as the impact on existing trees, highway and pedestrian safety, and historic buildings may necessitate the positioning of the replacement dwelling at an alternative location on the site. It is essential to engage in a dialogue with your local planning authorities to explore potential alternatives and ensure that your proposed location meets all relevant requirements and considerations.

The Importance of the Existing Structure

In some instances, the building you aim to replace may no longer exist physically but could still be eligible for replacement. According to the NPPF, land is no longer considered previously developed if the remains of the permanent or fixed surface structure have blended into the landscape. While this allowance has been granted in certain cases, it is generally safer to propose a replacement dwelling when the original structure is still intact.

Basements in the Green Belt

When considering the size of your replacement dwelling, an important question arises regarding basements. The NPPF does not explicitly address whether basements are included in the maximum allowable increase in volume. Different local planning authorities adopt varying approaches to this matter. Some councils consider the total amount of development on the site, while others do not consider basements to affect the openness of the Green Belt. However, councils may have concerns about lightwells or sunken courtyards associated with basement construction, particularly if they house bedrooms or impact the visual character of the dwelling. Therefore, it is essential to thoroughly investigate your local council’s stance on basements and consider their implications for your replacement dwelling proposal.

The Fallback Option: Permitted Development Rights

It is important to note that permitted development rights in the Green Belt are the same as those in other parts of England unless additional designations, such as conservation areas or areas of outstanding natural beauty, cover your area. Permitted development rights allow you to make alterations or extensions to your existing house or add garden outbuildings without the need for planning permission.

In the context of replacement dwellings, the fallback option becomes particularly relevant. By presenting your proposal as a well-designed new home, you can emphasise that without planning permission, the result would be the expansion of the current house through various extensions or the addition of large outbuildings. However, it is crucial to ensure that your fallback option is credible and demonstrates a genuine intention to carry out the proposed alterations or additions. Planning officers will scrutinise the viability of your fallback option, and if it is perceived as an empty threat, it may be disregarded. Therefore, the fallback option should be a genuine alternative that would be worth pursuing if planning permission for the replacement dwelling is not granted.

Clogher Village

The Role of Design in Replacement Dwellings

Design plays a significant role in the success of a replacement dwelling application. There is often an expectation for new homes in the countryside to exhibit bold and innovative designs, driven by popular television programs like “Grand Designs.” However, it is important to note that many local councils and communities in rural and semi-rural areas have a preference for traditional architectural styles.

In many cases, gaining planning permission is easier when the proposed design aligns with traditional aesthetics, even if the interior adopts a contemporary approach. Striking a balance between tradition and innovation can be a pragmatic approach, considering the local preferences and planning authorities’ expectations. By creating a design that respects the architectural character of the area while incorporating modern elements internally, you can enhance the chances of obtaining planning permission. Ultimately, your design should harmonise with the plot and its surroundings, ensuring that it feels like a natural fit within the landscape.

Case Studies: Successful Replacement Dwellings in the Green Belt

To provide practical examples and further illustrate the process of obtaining planning permission for replacement dwellings in the Green Belt, we will explore two case studies.

Case Study 1: Replacement Home in the Green Belt

In this case, the original dwelling had been demolished years prior, but the project had commenced based on an existing planning permission. Our team was appointed as architects to navigate the complexities of obtaining permission for the replacement dwelling.

The architect had designed a modern home with large windows that maximised natural light while incorporating traditional elements such as timber cladding to evoke the character of local barns. The proposal included sustainability features such as solar PV panels, a heat pump, and energy-efficient building materials.

Our role was to develop a comprehensive Design and Access Statement that justified the design choices and showcased how the replacement dwelling would integrate harmoniously with the landscape. We emphasised the sustainable aspects of the design and its contribution to the overall quality of the area. By carefully crafting a compelling narrative, supported by expert reports on ecology and heritage, we successfully convinced the council to grant permission for this large replacement dwelling in the Green Belt.

Case Study 2: A Pair of Replacement Homes in the Green Belt

In this case, the project began with a large garage that offered the potential for conversion into multiple homes. The council considered three different Green Belt exceptions: the replacement dwelling clause (d), previously developed land (g), and limited infilling in villages (e). Ultimately, the council determined that the previously developed land exception (g) was most relevant.

Through three rounds of pre-application meetings with the council, our team developed a design that responded to their concerns. Initially, we proposed three traditional-looking houses, but the council deemed this to be excessive. In response, we modified the design to three contemporary-style homes that retained an attractive aesthetic. We justified the increase in volume by highlighting the presence of basements, which were not considered to affect the openness of the Green Belt.

Throughout the process, we prioritised the protection of existing trees and engaged with specialists in heritage and archaeology to ensure compliance with all relevant aspects. By demonstrating a comprehensive understanding of the site’s context and considering local guidelines, we successfully obtained planning permission for this unique pair of replacement homes.

Documentation Requirements for a Replacement Dwelling Planning Application

Given the intricate nature of replacement dwelling applications, it is crucial to prepare a comprehensive submission package that goes beyond the minimum requirements. The strength of your application lies in the story you present, supported by well-researched planning arguments and a clear understanding of relevant local precedents. Engaging specialist consultants to assess ecological, heritage, and transportation concerns on-site will provide valuable insights and demonstrate that material planning considerations have guided your design strategy.

The submission package should include the following key documents:

  • Design and Access Statement: This document presents the design rationale, highlighting the integration of the replacement dwelling with the landscape and emphasising sustainability features.
  • Planning Statement: This document outlines the planning policy context, identifies relevant Green Belt exceptions, and justifies how your proposal meets the requirements.
  • Visual Impact Assessment: This assessment demonstrates how the replacement dwelling will appear within the surrounding landscape, including visual representations and photomontages.
  • Ecological Assessment: If the site contains ecological features, an ecological assessment is necessary to identify any potential impacts and propose mitigation measures.
  • Heritage Statement: A heritage statement is crucial if the site has historic significance. It evaluates the impact of the replacement dwelling on the surrounding heritage assets and suggests measures to preserve and enhance the character of the area.
  • Arboricultural Assessment: This assessment evaluates the impact of the replacement dwelling on existing trees and provides recommendations for their protection and management during construction.
  • Transport Assessment: If there are concerns regarding transportation, a transport assessment evaluates the site’s accessibility, proposes necessary improvements, and demonstrates how the replacement dwelling will not have a detrimental impact on local transportation networks.
  • Flood Risk Assessment: If the site is in a flood-risk area, a flood risk assessment evaluates the potential impact of the replacement dwelling and outlines measures to mitigate flooding risks.
  • Construction Management Plan: This plan outlines how the construction of the replacement dwelling will be managed, including considerations for noise, dust, traffic, and other construction-related impacts.

By providing a comprehensive submission package, you demonstrate your commitment to addressing all relevant planning considerations and increase the likelihood of obtaining permission for your replacement dwelling in the Green Belt.

Conclusion

Building your dream home in the Green Belt through the replacement dwelling route is a complex endeavour. By understanding the principles of Green Belt protection, navigating the national and local regulations, considering the size and location of your replacement dwelling, incorporating design elements that respect the local character, and preparing a comprehensive submission package, you can enhance your chances of obtaining planning permission.

Remember to engage with specialist consultants, seek pre-application advice from your local council, and draw inspiration from successful case studies. By demonstrating a genuine commitment to sustainability, environmental enhancement, and high-quality design, you can create a compelling case for your replacement dwelling, bringing your vision to life while preserving the beauty of the Green Belt.

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

Contact us

RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

Understanding Embodied Energy

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According to the World Green Building Council, the built environment is currently responsible for 39% of global energy related carbon emissions, split between operational (28%) and materials and construction (11%).

In Europe, the construction sector accounts for 40% of the continents energy and CO2 emissions, more than aviation and shipping combined.

As we reported in our previous blog on Eco Homes, emissions have hit a new high in the sector, and it is the largest single contributor to greenhouse gases with the gap growing between its current standing and the decarbonisation targets of 2050.

Mill Hill House, North London – Designed with superior windows, ventilation with heat recovery, quality insulation and airtight construction.

With projections that the world’s population will reach 10billion by the middle of the century, leading scientists have stated we can only support 0.5 to 1 billion in terms of resources and emissions if drastic change does not occur.

Whilst many of us think of emissions resulting from the operational use of a building, the heating, lighting, cooling etc it is the upfront carbon emissions or embodied energy and its reduction that is critical as we look to achieve net zero.

In this article we examine this very topical and critical issue in the fight against climate change. As architects, how can we reduce the embodied energy of a building at the design stage, ensure sustainable development, and create buildings which are truly low carbon?

What is embodied energy?

When looking at the total whole life energy of a building and the resultant emissions, it comprises operational energy and embodied energy.

Operational energy is that used through the consumption of heating, lighting, cooling, electricity etc.

To date Government legislation and the general focus has been on reducing the operational energy of buildings, through using renewables such as solar, heat pumps, triple glazing etc and a shift away from fossil fuels.

As we strive to meet net zero targets by 2050 and aim to achieve a 68% reduction in carbon emissions by 2030 the spotlight is now on embodied energy.

When it comes to a definition it is best described in the Climate Emergency Design Guide published by the London Energy Transformation Initiative 2020 as ‘the carbon emissions associated with the extraction and processing of materials, the energy and water consumption used by the factory in producing products, transporting materials to site and constructing the building.’

More simplistically, once a building is complete it embodies all the non-renewable energy and ‘upfront’ emissions associated with its build, from the extraction, processing, manufacture, and transportation of materials through to its eventual maintenance (in-use stage) and demolition/disposal (end-of-life).

It is for this reason that it is sometimes referred to as an invisible threat or even by some as ‘the dark side of the construction industry’ as unlike pollution coming from factories, cars, and homes you cannot see it, and that is what makes it so dangerous to the future of the planet as our population expands.

Even the most efficient of buildings can see 95% of their life-cycle carbon expenditures occur during initial construction.

It can be defined in two separate ways dependent on how you are assessing it:

  • Cradle-to-site this approach looks at the processing and manufacturing of all individual building elements up to transportation to and assembly on site.
  • Cradle-to grave – the energy consumed by a building throughout its life. This approach can be broken down to the initial energy required to produce a building; that needed to refurbish and maintain the building, and that required when it is demolished. This does not include operational energy.

How do you measure embodied energy?

The more highly processed a product the greater its embodied energy whereas a sustainable material or product has low levels. Cement production for example counts for 5% to 7% of global emissions with one ton releasing 900kg of carbon into the atmosphere whereas.

The UK construction industry is the largest consumer of resources, consuming more than 400million tonnes of material a year with this accounting for around 10% of UK carbon emissions.

As buildings and other projects in the built environment are made up of diverse types of materials utilising various construction systems there are varying levels of embodied energy which makes calculation complex.

Even if you use the same product, the efficiency of the production processes, the sources of energy and how the materials are transported can differ greatly. In addition, varied materials and products have different capacities when it comes to reuse and recycling.

As you would expect International Standards have been developed for reaching a calculation these include ISO 14067:2018 Greenhouse gases – Carbon footprint of products – Requirements and guidelines for quantification.

Any calculation tends to be performed as a subset of a Lifecycle Assessment Framework (LCA). This widely used tool assesses the environmental impacts of processing systems and decisions related to the life cycle of a product or service (cradle-to-grave) by:

  • Assessing and compiling an inventory of energy, waste, and material inputs and environmental releases related to a particular product or service this will range from the extraction of raw materials, refinement, manufacturing, and transportation to site
  • Evaluating the potential environmental impact of these inputs e.g., global warming and emissions
  • Interpreting the results to help shape and inform any design and planning decisions

There are also a range of databases available which provide information on the embodied energy of a wide variety of materials used in construction, such as the Environmental Performance in Construction (EPC) Database produced by the University of Melbourne.

As an approximation and according to the Climate Emergency Design Guide per average building, 64% of the embodied energy comes from the product and materials used, 25% from maintenance and replacements, and 8% from transport.

How can architects help to reduce embodied energy?

With greenhouse gases emitted at every stage of the construction cycle and an increasing sense of urgency, the UK design and build community has stepped up to the challenge of combating embodied energy, re-thinking design, and making a positive impact on the world around us.

As a RIBA Chartered Practice we follow the RIBA plan of work which has embedded sustainability outcomes across all eight stages, we are also committed to the RIBA 2030 Climate Challenge and Architects Declare both of which are placing the climate emergency front and centre.

Alongside this we have formed a close working relationship with expert sustainable design and construction consultants Eight Versa who specialise in building performance analysis, ecology appraisal and enhancement, and environmental assessment.

These activities and our continued professional development in the field will help us to ensure we continue to design with a climate conscious and forward-thinking mindset, creating efficient, attractive, and effective buildings which in their selection of materials and processes help to reduce embodied energy and our carbon footprint.

With sustainable building beginning long before construction, the initial design stages have a major part to play, and we look to incorporate the following where appropriate:

  • Utilising alternative materials such as timber, hempcrete and rammed earth which all have low embodied energy content
  • Limiting carbon-intensive materials such as aluminium and plastics
  • Sourcing materials close to site to reduce transportation
  • Considering the reuse, recycling, and salvaging of materials from other projects where applicable such as brick, metals, concrete, and wood
  • Striving for maximum structural and space efficiency thereby limiting the quantity of materials needed for construction without of course reducing the end quality
  • Designing for the reuse and recovery of the building, when you destroy a building the total of its embodied energy is wasted to then start all over
  • Designing for future use, thinking about the ways a building can be adapted throughout its lifespan to reduce retrofit
  • Looking to limit materials used in finishes i.e., rather than carpeting, polished concrete flooring utilises the existing structure as does unfinished ceilings
  • Reducing waste with approaches such as off-site construction

It is important to achieve a balance however when designing buildings which use materials with low embodied energy as they may require higher operational energy in terms of heating and cooling and vice-versa.

For example, using substantial amounts of thermal mass such as concrete which as we have seen in high in embodied energy can reduce operational heating and cooling needs in homes that are well-designed and insulated, and which incorporate passive design principles.

As the global population increases, reducing the amount of embodied energy in buildings is critical to our future.

Whilst those within the built environment have embraced the move towards lowering operational energy related emissions, combatting climate change means we must now do the same at every life-cycle stage of a building.

Radical and co-ordinated thinking is required if we are going to tackle this emergency as an industry.

Please contact us at mail@risedesignstudio.co.uk to discover more about the steps we are taking and how they can benefit your project.

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

Contact us

RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

Timber – the solution to the global housing and environmental crisis?

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We are facing a global housing crisis.

Projected population levels according to the UN will reach 8.6billion by 2030, with 96000 affordable new homes needed to be built daily to house the estimated additional three billion.

It is expected that the creation of these homes will be in urban areas, with resulting megacities, a modern phenomenon in which 630million will live in forty cities worldwide.

These are eyewatering statistics, and they present a pressing question for society.

As we face an ever-ageing population, unaffordable housing, and drastic population growth, how do we create buildings which meet this demand but in so doing do not contribute to the colossal environmental damage caused by the built environment?

In this blog we examine the rise in popularity of timber construction to find out how ‘using wood for good’ could be the answer.

Climate change and the global housing crisis

When it comes to climate change, we are at a defining crossroads, and the built environment has a crucial role to play in where we go from here.

Globally approximately 20% of greenhouse gas emissions come from building materials and related construction, with another 27% from the operations of these buildings.

To create what is needed in terms of housing and infrastructure without a catastrophic effect on our environment would appear to be impossible.

There is significant pressure therefore on the construction industry and everyone involved to find alternative building materials to cement and concrete, which in themselves account for 11% of gas emissions, iron, and steel another 10%.

It is this very real scenario that has led to the accelerated interest in the use of timber as a viable construction and design option and a climate friendly solution to what we now face.

The history of timber in UK construction

One of the oldest known building methods, we can trace the use of timber in UK construction back centuries, with archaeologists discovering remains of timber framed homes dating back as far as 10,000 years.

This was in part down to the plentiful supply of strong and durable English Oak which lasted until the 17th century when it became required for ship building.

The Great Fire of London in 1666 and the subsequent London Building Act 1667 saw timber facades banned in the City of London and stated the use of masonry in its place, this meant that certainly in the capital its use faded.

Such was the power of this legislation that the use of timber within the City of London all but vanished until the redevelopment of the Globe Theatre in 1997, a building constructed entirely of English Oak with no structural steel.

However, throughout the rest of the UK timber remained an important building method from the 1600s until the Victorian era with the renaissance of brick and stone, and the Industrial revolution which saw mass produced concrete, iron, and steel replace it as ‘practical, affordable, and feasible’ alternative.

Timber use in the modern world

The 1990s saw the advent of Cross Laminated Timber (CLT) first developed in Austria and championed by researcher Gerard Schickhofer through his work at Graz University’s Institute of Timber and Wood Technology, the Institute he began in 2004.

His work on the potential of these laminated timber panels placed perpendicular on top of each other culminated with his theory-focused thesis in 1994.

He compared its behaviour to that of plastic panels, focusing on cross layering of wooden panels which up to that point had received little in the way of engineering focus. It was through this research that he discovered the potential such timber materials had for commercial use.

This research work came at a time when other people were looking into timber panel systems, including Merk a Bavarian timber company, and Pius Schuler who subsequently set up a company specialising in three panel systems for domestic housing.

Schickhofer’s research examined the strength, optimum pressure, and application of the panels and their different configurations, to meet technical standards and European strength grades. It also looked at which adhesives would be most effective.

The results of the testing were submitted in mid-1996, with approval for further research and the first CLT production granted by the Austrian Government in 1998.

Early use saw it incorporated into bridge projects such as the Kohibacher bridge, and operational production lines coming into place. This led to the testing and development of pilot, regional and national CLT projects including the Federal Forestry HQ in Vienna.

The early to mid-2000s saw Germany, Norway, Sweden, and the UK through the pioneering company Eurban look to develop large scale solid timber projects.

Widely used across Europe, Australia, and Japan, momentum is now gathering in the USA with CLT incorporated into International Building Code in 2015.

Here at RISE Design Studio, we recently designed a zero-carbon sustainable yoga retreat in Norway’s Lake Krøderen, using a timber frame construction which perfectly complements its mountain and lake setting.

The world’s tallest CLT building is currently Brock Commons at the University of British Columbia, 174feet high, the 35 story Baobab building in Paris is underway and research is progressing to build an 80 story timber framed structure a ‘plyscraper’, Oakwood Tower in London.

What is Mass Timber?

Mass timber is engineered wood, a next-generation forest product which is natural and renewable.

It involves attaching softwood (pine, spruce, or fir) or hardwood (birch, ash, or beech) together to form thick compressed panels or structural elements such as posts or beams.

Lamination, adhesives, or fasteners holds the panels together. This results in timber that is strong, fire-resistant, and lightweight.

Mnaufacturing for load bearing wall, roof and floors, tends to happen off-site particularly for taller wood building projects.

There are two types of mass timber:

Cross Laminated Timber (CLT) – this is the most popular type of mass timber. It is formed by compressing three to nine dried lumber boards cut from a single log into bonded together layers. The grain in each lies perpendicular to each other.

Adjustments to the depth of each panel occur by changing the number of layers and multiple panels that are joined together. It is this structure which gives it strength allowing its use for floors, walls, ceilings, and buildings.

Glue Laminated Timber (Glulam) – here the lumber boards are arranged with the grain running in the same direction. Used mostly for beams and columns, it can be readily formed into curved shapes.

There are other forms such as dowel laminated timber, nail laminated timber, and parallel strand lumber.

What are the advantages of mass timber in construction?

Increasingly mass timber is seen as a safe and real alternative to traditional building methods which use concrete and steel.

With the Paris agreement setting targets to restrict global warming to 1.5degrees, one of the most prolific advantages is that mass timber can reduce a buildings carbon impact and in turn lower greenhouse gas emissions.

A number of experts advocate this approach most notably scientist Hans Joachim Schellnhuber founder of the Potsdam Climate Impact Research Institute and Bauhaus Earth.

It is his belief that in harvesting timber to build the cities of the future, you achieve the promotion of forest growth, and substantial amounts of stored carbon can be held in buildings for the long term. This is due to trees ability to absorb and store carbon in their trunk for hundreds of years, even after felling and manufacturing takes place.

Bauhaus Earth’s cemented its focus on the rapid transformation of construction as it relates to environmental impact taking it from ‘climate villain to climate hero’ at their ‘Reconstructing the Future for People and Planet’ conference held at the Vatican in June 2022.

The fundamental approach is that by building with timber you are creating a carbon sink whereby more carbon is absorbed than released. Sustainable forestry practices would see the associated growth and preservation of forests themselves the largest land-based carbon sink.

Recent academic research as published in the Journal of Academic Engineering in July 2022 supports this. It states that there is approximately a 40% reduction in carbon footprint when using CLT in comparison to traditional materials on a multi-story project.

There are also lower emissions associated with the production and manufacturing of a wooden building as opposed to one made from steel or concrete. End of life disposal when the building use ends also results in less emissions when compared to a traditional build. Some research states 50% to 80% less.

Other key advantages of working with mass timber are:

  • Buildings constructed faster with less waste, less noise, and lower labour costs as panels are cut to the precise size off-site and delivered when required avoiding on-site disruption
  • Working with sustainable forestry practices ensures that weak or younger growth trees with smaller diameters can be used, allowing older trees to be left intact for healthier forests
  • It results in buildings which are aesthetically pleasing as they combine architectural creativity with mother nature. Take for example London’s Olympic Velodrome or the Glulam arches on Sheffield’s Winter Gardens
  • They can enhance an occupant’s feelings of wellbeing with their closeness to nature
  • Surprisingly, large, and compressed masses of wood are difficult to ignite. Steel frames are often surrounded by casings of CLT. This outer layer of timber will burn effectively, self-extinguishing and shielding the interior, allowing the structural integrity to remain for several hours

Timber construction in London and the UK

It would appear in recent years,’ that London has embraced timbers sustainable and aesthetic benefits as illustrated by a variety of high-profile projects:

  • Hackney’s Dalston Lane development, at the time of build, the first tall urban housing project constructed entirely from prefabricated cross-laminated timber
  • Black and White Building, central London’s tallest mass timber office building
  • The proposed Oak Tower
  • The 2021 approval for Transport of London to build a 17-storey hybrid timber office in Southwark

However, in September 2021 the London Mayor announced a set of conditions for those applying for cash from the new Affordable Housing Programme that mean combustible materials are not now used in external walls.

This limits the use of mass timber products including CLT, grouping them together with combustible cladding.

There are those within the architectural and design industry that view this as a step backwards, with concrete and steel yet again the ‘go-to’ and timber pushed aside without proper consideration given to implementing new standards and regulations when it comes to its safe use.

Elsewhere in Europe and the UK, timber frame construction for new homes continues apace. From bespoke residences in the Isle of Skye to stackable homes for the homeless in Wokingham.

In Scotland, where 2025 targets are for all new build homes to be ‘zero carbon ready’ over 85% of those properties new to the market have timber frames.

Why you need an architect for your timber frame construction

With more individuals considering timber frame construction for their bespoke residential or commercial projects, it is important to look at the benefits an architect will bring to the design and the overall result even when using a prefabricated frame.

  • They will help to tailor the design to the plot and its surroundings, ensuring that the finished build is reflective of nature down to the fixtures and fittings used
  • In line with the above they can advise on the best location for the build to achieve the optimum results in terms of views, shading, sunlight etc, which is beneficial in terms of energy efficiency and sustainability goals
  • They will help to guide you through the entire design and planning process ensuring consistent and clear dialogue with the local planning authority
  • They can advise on any potential issues and work around them accordingly
  • When using an architect familiar with timber design construction such as here at RISE Design Studio, they will help to bring your ideas and vision to life working to your budget in terms of size, style, and layout
  • Working with the timber frame construction company they will ensure the coordination of plans to achieve a successful outcome
  • They can act as a project manager throughout the duration keeping it on track in both a timely and financially efficient manner

The benefits of mass timber when it comes to construction, the environment and the future of the built environment are far reaching. It represents a forward-thinking approach, a socially responsible way of constructing and a high performance and innovative way to navigate the challenges we face.

Whilst some remain doubtful that it can take on the might of concrete and steel, it appears that mass timber is not only here to stay but will indeed prove to be a worthy competitor, and one we may not be able to do without.

For further information on timber construction and design please contact mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

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RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

Discover How To Achieve Your Eco Home

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“CO emissions from buildings and construction hits new high” announced the headline from 2022’s Global Status Report for Buildings and Construction. Released at COP27, it paints a gloomy picture of the sectors huge rate of energy consumption and emissions.

Accounting for over 34% of energy demand and approx. 37% of energy and process related CO2 emissions in 2021, the sector is further widening the gap between it and the decarbonisation targets of 2050.

However, amongst this negativity there continues to be pioneering work in eco-friendly architecture and smart low energy homes. Once seen as a quirk of the rich or eccentric, these sustainable, affordable, and forward-thinking properties are springing up throughout the country.

As energy bills continue to rise, and the need to reduce carbon emissions becomes even more critical we look at the growth in popularity of these green friendly and environmentally conscious buildings.

The UK legacy of poor building design

As outlined in a recent Guardian article by Phineas Harper, we have in the UK some of the smallest, oldest, and poorest insulated houses in Europe with more than half built before 1965.

This ageing and inefficient housing stock is the result of mass building predominantly in the industrial revolution which saw small, largely terraced two-up-two down, street facing homes, constructed in narrow streets with poor shading and orientation.

With cooler summers and cheap coal used in open fires, environmental performance and extreme weather were certainly not a consideration!

Deregulation has also led to micro homes springing up, created without planning permission from office blocks and commercial buildings with cramp living spaces prone to overheating with no cross ventilation.

Either too hot in the summer or freezing in the winter, these poorly insulated houses now present a major challenge in the fight against climate change, accounting for 66 million tonnes of emissions in 2019 due to burning coal, gas and oil for space heating and hot water.

As the Building Research Establishment (BRE) states: “The UK has the oldest housing stock in Europe, and most likely in the world. This is largely due to the legacy of dwellings built during the industrial revolution, which still form the backbone of our urban areas today.”

“While still widely valued, these homes present challenges in making them healthy, safe and suitable for the future.”

Whilst new build homes can go some way to offering a solution, the homes which make up most of the country’s stock require retrofit to make them not only habitable, comfortable, and visually appealing for the future, but also to achieve energy efficiency and climate targets.

A zero carbon or low carbon home

When it comes to sustainable architecture and eco homes, there are two main routes to consider, these are zero carbon and low carbon.

Both focus on energy conservation and efficiency through elevated levels of insulation, high performance triple glazed windows, airtight building materials, thermal bridge free construction and mechanical ventilation systems.

The main difference is that in the design of a zero-carbon home the aim is to produce no carbon dioxide through its energy use whereas a low carbon home reduces its emissions to a much more acceptable degree compared to the average property.

Herbert Paradise, Kensal Rise, North West London - Low Energy Home
Herbert Paradise, Kensal Rise, North West London – Low Energy Home

What are the design elements of eco homes?

The unveiling of the UK’s first net zero home took place recently in Camden Town.

The UK Green Building Councils Framework awarded the Max Fordham House this accolade in recognition of its emissions as well as its use of natural materials including low carbon cement, timber for the roof, window frames and façade, and wood fibre and cork flooring for internal insulation.

The all-electric home also features a roof-mounted PV to meet 25% of its energy needs with the remaining supplied by a 100% renewable energy tariff.

Much of what it achieved was through the Passivhaus standard of design and construction (or EnerPHit for retrofit). Here the focus is on superb thermal performance, stringent levels of airtightness, minimal thermal bridging, optimisation of passive solar gain, and mechanical ventilation with heat recovery, resulting in homes with a comfortable temperature and minimal energy use, 75% less than a standard home. Heat is generated via sunlight, inhabitants, A+++appliances and LED lighting.

Whilst you may not wish to fully adopt the exacting standards of Passivhaus (or EnerPHit), particularly dependent on your regional climate, home orientation/shape, and whether it’s an existing or listed property, at RISE we will work with you to incorporate a variety of design principles into your new build, refurbishment, or retrofit to create a sustainable home.

  1. Creating an efficient thermal envelope

Insulation is fundamental to any eco home as it has a major impact on heat gain as well as heat loss, and therefore on energy consumption.

Passivhaus design ensures that through insulation levels any heat lost during winter is negligible and that indoor air and surface temperatures are almost similar, ensuring a comfortable climate.

Exterior walls, basements and attics across all homes can benefit from this approach and use less energy, with high performing, non-toxic and renewable insulation such as sheep’s wool, wood fibre, and hemp used to trap heat and create a thermal envelope.

  1. Energy efficient glazing

It is unsurprising that one of the biggest culprits of heat loss from the home is glass with a typical home losing 10%. Whilst Passivhaus requires optimised glazing on the south façade of a property with reduced glazing on the north, if you are looking at a retrofit you can make improvements.

The energy efficiency of a window is measured with its U-value, the lower the number the better. Whilst double glazed windows are normally 1.6, triple glazed can sit at an impressive 0.8 with an energy rating of A++, the highest possible rating and recognised by the Passivhaus Institute as the acceptable standard.

With three sheets of glass, and two gaps, triple glazing your windows where possible, can improve insulation, reduce energy bills, and carbon emissions.

Although costly at the outset they will bring with them multiple benefits for your home especially when fitted to the south-facing side.

Additionally, look at passive design techniques to help create external shade and reduce heat transfer from these windows in summer, such as awnings and overhangs as well as trees and landscaping. This will not affect the heat gain from the low sun in winter.

  1. Renewable Energy Features

Solar energy, heat pumps and biomass boilers are all examples of renewable energy that you can incorporate into the home.

Each allows you to generate your own energy without reliance on traditional sources such as polluting fossil fuels. This then helps to create a carbon positive home in which a building produces more energy than it needs, sending surplus back to the grid.

  1. Greener Construction

This may apply more to a new build project but is also a consideration where applicable for elements of an energy efficient retrofit. Greener construction includes a number of variables and is not just based upon using recyclable materials.

It is part of what makes a carbon positive home, one which uses sustainable building materials to reduce emissions related to production, transportation, and installation.

Consider where the product was made, how it was made, and how far it had to travel to reach site. If we look at the BedZED village, the UK’s first mixed use sustainable community completed in 2002 they were able to use 52% of their materials from within 35miles.

In addition, look at whether you can use reclaimed materials. The same project used, 3,400 tonnes of reclaimed and recycled material representing 15% of the total. For a domestic project this could comprise any manner of things from doors, tiles, and bricks to bathtubs and light fixtures.

Finally, see where you can make changes by selecting eco-friendly and sustainable alternatives, such as those we touched upon relating to insulation as well as bamboo, cork, straw and hempcrete.

  1. Airtightness

For a truly eco-friendly and low carbon home airtightness is a major consideration. This represents the fabric first approach to buildings that are less reliant on space heating.

It focuses on the leakage of air from a house, escaping through gaps and cracks in the fabric of the property. In terms of Building Regulations this means that no more than 10 cubic metres of air can escape per hour for every square metre of the envelope surface area.

To put this into perspective a house achieving 5 cubic metres will see their energy use reduce by up to 40%.

Whilst we talked about windows and insulation earlier, it is also important to look at door frames, open fires and chimneys, pipes, and cables.

The use of specific materials for membranes and barriers such as long-lasting flexible mastic is also key. If constructing a new home, then eco-friendly structurally insulated panels (SIPs) made from timber are a positive choice, manufactured off-site they can help to reduce carbon emissions.

  1. Natural and Mechanical Ventilation

To maintain a healthy and comfortable internal environment in an airtight home, ventilation is a crucial factor.

Airtight properties will often rely on mechanical ventilation with heat recovery (MVHR) systems as well as skylights and natural cross ventilation with windows on each side of the home creating a cross breeze, although the latter is harder in winter and will exacerbate heat loss.

MVHR take moisture from rooms such as bathrooms and kitchens, passing it through heat exchangers which in turn combines it with fresh air coming into the home, releasing this pre-warmed air back into the property.

As it requires ducts to run through the building it must comply with building legislation in terms of installation, design, and inspection, and we can advise you on this.

How an architect will help you achieve your eco home

As you can see whether retrofit, refurbishment or new build there is much to consider when it comes to creating a liveable and comfortable eco home. Here at RISE, we have the experience and skill to help you to achieve your vision.

Our passion in this area has seen continual professional development undertaken across the team with a focus on the EnerPHit standard developed by the Passivhaus Institute. Still a very demanding standard it does relax part of the criteria, recognising the challenges of retrofit projects.

Client led, we look at not only the design and construction of the building, but its eventual end use to ensure that the sustainable house you create is also a home.

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

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RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

Planning Explained: Navigating the Complexities of the UK Planning System

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As an architect with over 20 years of experience in a small contemporary design-led architecture studio, I have witnessed firsthand the challenges and uncertainties that come with seeking planning permission. The planning system is a complex web of variables, and predicting the outcome of a planning application is nearly impossible. However, armed with practical experience and a precise planning system, we have developed a unique approach to tackle this challenge.

Aerial axonometric view of four new houses in Kenton, North West London
Aerial axonometric view of four new houses in Kenton, North West London

Our Approach: A Six-Step Model for Success

Drawing from our expertise gained through working on over 200 projects in London and across the UK, we have devised a rigorous six-step model for navigating the planning system. This model incorporates safeguards to help you avoid the common pitfalls and failures often encountered in typical planning applications. With a focus on crafting creative planning application strategies for residential developments with sensitive planning conditions and restrictions, we specialise in securing planning permissions for exceptional and unprecedented projects.

Step 1: Pre-Application – Structuring Success

When embarking on a contentious project, seeking pre-application advice from the council can be instrumental in expediting the decision-making process and increasing your chances of success. Our team works collaboratively with your planning officers, justifying your proposal in a structured manner and negotiating a positive outcome. This early engagement also provides an opportunity to make amendments and improvements to your proposal, ensuring that your officers are more supportive of your vision than they would have otherwise been.

Aerial view of four new houses in Kenton, North West London

Step 2: Outline Planning Application – Establishing the Principle

For larger projects or those where establishing the principle of your vision is crucial, the outline planning option is often the way to go. As the name suggests, this application requires fewer details than a full planning application, allowing us to design your project swiftly and complete the application in less time. Outline planning applications are particularly suitable if you plan to sell the land or raise funds for the subsequent construction stage. Together, we determine which aspects of your scheme need to be decided at the outline stage, although it’s worth noting that an outline application may not be appropriate for projects where the appearance of the buildings is of utmost importance, such as Green Belt developments or those in conservation areas.

Aerial view of Red Brick House in Willesden, North West London - Pre Application
Aerial view of Red Brick House in Willesden, North West London

Step 3: Reserved Matters Applications – Filling in the Details

If you receive permission for an outline planning application, you must follow it up with one or more reserved matters applications within three years of the council’s decision. These applications provide the opportunity to delve into the finer details that were not included in the outline application and must be settled before construction can commence. It is crucial to treat reserved matters applications with the same level of seriousness as any other planning application. Simply because you have outline permission does not guarantee automatic approval of reserved matters. Our team ensures that the details of your scheme are of the highest standard, minimising avoidable delays in securing consent.

Investigating different massing and site layout options during the Pre Application process

Investigating different massing and site layout options during the Pre Application process. 

Step 4: Full Planning Application – Complying with Policies

For many projects, obtaining full planning permission is necessary. This process involves demonstrating to the council that your proposal aligns with national and local policies, taking into account various factors such as transportation, flood risks, air quality, and wildlife preservation. Our role is to guide you through the hurdles of this process, liaising with specialist consultants, if necessary, to provide expert advice. Concurrently, we collaborate with you to design a solution that meets your aspirations while satisfying the council’s requirements. After submitting the application, we work closely with planning officers to address any concerns they may have, ensuring they are confident in granting consent.

CGI of the rear elevation for planning of Ice-Cream House, Hampstead, North London
CGI of the rear elevation for planning of Ice-Cream House, Hampstead, North London

Step 5: Approval of Details Application – Finalising Key Details

When the council grants planning permission, they may include conditions that require certain key details to be finalised and approved by the planning department before construction can commence. These conditions often involve external materials to be used in the building or specific arrangements for cycle or waste storage. At our architecture studio, we take great care in every application we submit, ensuring a smooth process for the approval of these details. By meticulously addressing these requirements, we minimise unnecessary delays at this crucial stage of the project.

Step 6: Planning Appeal – Overturning Refusals

Regrettably, not every planning application receives approval from the local authority. In some cases, when the council’s decision clashes with their own policies or precedents, or when it deviates from national policy, pursuing a planning appeal may be worthwhile. Drawing upon our successful track record with planning appeals, we assess the potential for overturning the council’s refusal by the Planning Inspectorate. If we believe there is a good chance of success, we construct a thorough and clearly argued case, ensuring that your project ultimately attains the planning permission it deserves.

Aerial view for planning application of Red House, Kensal Rise, North West London
Aerial view for planning application of Red House, Kensal Rise, North West London

Conclusion

Planning permission is a complex and multifaceted process, and guaranteeing success is impossible. However, armed with a proven planning system and years of experience in the field, our small contemporary design-led architecture studio in London is committed to crafting low-energy and low embodied carbon designs while navigating the intricacies of the planning system.

Our unique six-step model provides a structured approach to planning applications, incorporating safeguards to maximise your chances of success. From pre-application advice to negotiating with planning officers, from outline planning to reserved matters applications, and from full planning permission to the approval of details, our team supports you every step of the way. In cases where refusal occurs, our expertise in planning appeals ensures that we advocate vigorously for your project, striving to secure the planning permission it truly deserves.

With an unwavering commitment to sustainable design, collaborative negotiation, and meticulous attention to detail, we have built a reputation for securing planning permissions for exceptional and unprecedented projects. Whether you are embarking on a residential development with sensitive planning conditions or seeking to minimise embodied carbon in your design, our architecture studio is well-equipped to guide you through the planning maze and realise your vision.

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

Contact us

RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

The Rise in Popularity of Green Roofs

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Living roofs or green roofs, were until recent years a rarity in the UK building landscape, seen as a luxurious design addition implemented by the few with adoption much greater in countries such as Switzerland and Germany.

Today, alongside other forms of sustainable architecture and design, or green technology, they are growing in popularity.

Seen as not only aesthetically pleasing in densely populated urban areas, but increasingly as a method to reduce energy use and carbon emissions, they are key along with green walls, roof terraces, and solar to improving our resilience to climate change and safeguarding our environmental future.

Green roof provision has grown considerably across the capital as shown in the 2019 London Green Roof Report this has been in part to key policy drivers like the 2008 amends to the London Plan, stating in planning policy 5.1 ‘the Mayor will, and boroughs, should expect major developments to incorporate living roofs and walls, where feasible’ .

With this in mind, we examine green roofs, the distinct types, the benefits they bring, architectural and design considerations, and the future outlook.

The Lexi Cinema extensive green roof

What are green roofs?

Installed on flat or low-pitched roofs with an angle of no more than 30degrees, green roofs also referred to as living or eco roofs are found on small residential buildings through to large commercial and industrial buildings.

They consist of engineered soil (substrate) especially designed to hold the correct amounts of moisture, nutrients, and air for successful plant growth. They are either intensively or extensively planted with vegetation, then laid over a waterproof membrane or moisture retention fleece to prevent leakage and remain watertight in all conditions.

As well as these elements, a typical green roof layer/system will consist of a root barrier, thermal insulation, and drainage/irrigation systems.

They offer minimum or maximum levels of pedestrian access and use dependent on space and roof structure, and with grasses, herbs, mosses, and wildflowers can improve biodiversity by providing a habitat for birds, and insects.

In addition, they have an array of environmental benefits which we will discuss further on.

What are the different types of green roof?

There are three main types of green roof, intensive, extensive, and semi-intensive. Each differ and are unique in terms of use, maintenance, design implications, weight, and cost.

  • Intensive green roof

You will typically see an intensive green roof or roof garden designed for accessible recreational use on large commercial buildings such as those at Jubilee Park in Canary Wharf, 55 Broadway, or at New Providence Wharf in Docklands which covers an area of 8.3 hectares. Prince of Wales Drive is a good example of an intensive green roof in a residential setting.

Due to the scale of an intensive green roof and with its tendency to feature extensive lawns, trees, paved areas and even water features they can weigh a significant amount and usually need to be designed with a heavy-supporting structure typically with reinforced concrete to take a load of up to 200kg/m2.

The soil on an intensive green roof is planted quite deeply at over 200mm and once planted are labour intensive requiring regular maintenance, fertilisation, weeding, and pruning.

Due to their need for regular watering, they will have dedicated rooftop irrigation such as a dripline system laid below the soil surface at root level.

Considering all these factors, they are the costliest green roof.

  • Extensive green roof

Compared to intensive green roofs, extensive systems are lighter in weight (40-110kg/m2) and are shallower ranging from 2cm to 12cm in depth, because of this they require less maintenance normally just once a year weeding, are less costly, and can be self-sustaining.

Their shallow depth means that extensive green roofs in London and the UK tend to comprise of hardier sedum or stonecrops. Sedums are low growing succulents (which store water) which look to be sitting on the soil, with the word coming from the Latin ‘sedeo’ which means to sit.

It is because of their shallowness that they do not add great weight to a roof, they also tend to be drought and frost proof which means they require little watering.

Easier to implement, a popular choice is to use a pre-grown sedum mat-based system incorporating a variety of plants and flowers. Delivered as a roll, they are typically, 20mm thick, and laid out onto crushed brick or light clay aggregate, with a waterproof layer often on top.

They are a good option in comparison to loose planting which is more labour intensive as it involves preparing the ground, laying the soil, sowing seeds, and then maintenance. However, there are UK nurseries that now supply plants and advice for green roofs

Due to their minimal maintenance, and relatively low cost, extensive green roofs are the preferred choice for residential properties. Although you can find them in commercial settings such as at Canary Wharf which has 5000 to 6000 square metres incorporating five extensive green roofs. This makes it one of the largest green roof spaces in the UK.

Here at Rise Design Studio we used a sedum roof on our Lexi cinema project in London’s Kensal Rise, with our work being shortlisted for a prestigious 2022 FX International Interior Design Award.

Semi-intensive green roofs

These are of course a cross between intensive and extensive green roofs, with slightly greater depth than the latter.

They include a wider variety of plants compared to an extensive green roof, often akin to a wildflower meadow, therefore they require moderate maintenance, fertilisation, and watering.

What are the benefits of green roofs?

Whilst appealing in terms of breaking up the monotony of the urban landscape, along with the resultant inner-city opportunities for recreational and social green space and general improvement in wellbeing and productivity, the principal benefits of green roofs are extensively environmental.

  • They help to improve and preserve urban biodiversity by creating habitats for animals, birds, butterflies, and insects. Some of which may be endangered and at risk of extinction such as Black Redstarts whose preservation was a part of the driving force behind many early London green roofs
  • They help to cool building temperature and improve insulation by absorbing heat therefore reducing the ‘urban heat island’ phenomenon, decreasing surface air temperature by up to 16.4 degrees
  • They improve air quality by producing oxygen
  • They can contribute to reduced air pollution by removing harmful toxins from the air including nitrates and carbon dioxide
  • Help to reduce flooding and improve stormwater management, as they can absorb anywhere between 50% and 100% of rainwater, and then release it through condensation and transpiration
  • Reduce the need for air conditioning and heating requirements leading to less emissions and more efficient energy consumption as they cool the building in summer and warm it in winter
  • Improve noise and sound reduction
  • They can produce opportunities for urban agriculture

Such is their environmental impact, that the UK Green Building Council has called for all new buildings and infrastructure to have ‘nature-based solutions’ such as green roofs, by 2030 to combat the ever-growing threat of global warming.

In addition to this, other benefits are that a green roof can add value to your property due to its appearance and the fact it contributes to reduced energy costs, as well as roof longevity by protecting it from natural exposures.

Green roofs in London

In comparison to major cities worldwide London has been ‘late to the party’ when it comes to green roofs. Much of this down to policy implementation, or lack of.

However progression was made with the 2008 amends to the London Plan, the spatial development strategy for Greater London, which saw a much more proactive approach to green roof adoption and greater policy towards urban greening as a whole.

This was echoed by the 2019 creation of the Urban Greening Factor by the Greater London Authority (GLA) which measures the quantity and quality of greening on any new development proposal at the planning stage.

The effectiveness of both of these measures is demonstrated by the recent City of London monitoring reports, on the subject, which show that between 2011/12 and 2019/2020, green roofs went from 23 to 64, covering an area, from 8,200m2 to 25,900m2. This London City Hall map shows the location of these green roofs.

City of London projects that in 2026, green roof spaces which are predominantly extensive will comprise of 82.

There are currently a number of major innovative new green developments planned for the city such as Google’s new Kings Cross headquarters which promises to have a ‘grass-laden plateau’ and ‘green walkways’ as well as an extension to Blackfriars Crown Court which will be topped by a 100-tree forest and a retail development in Greenwich which is to have one of the largest green roofs in the borough.

Nationwide the Government are set to launch further incentives related to planning through The Environment Bill which contains a provision that all planning applications increase the biodiversity of the site in question by 10 per cent. The aim is to leave nature in a better state than before.

How much does a green roof cost?

Costs will vary dependent on the green roof system and the property in question, and whether professional contractors or landscape designers are employed

A professionally designed and installed extensive residential green roof can cost from £50 to £100 per square metre.

This cost is just an average and it will depend on things such as whether the roof needs extra support, how accessible the roof is, and which plants you are using.

Do I need planning permission for a green roof?

Due to Permitted Development Rights, in most cases it is unlikely that you will need planning permission if installing a green roof on an existing residential building, such as a garage or garden shed.

However, it is of course dependent on the property and the local planning department. This is especially important if the property is listed or within a conservation area.

Building regulation approval will be needed if it is a new build or an extension/alteration to a current one, this is due to load capacity and fire regulations.

As part of a new build planning application for large-scale developments, they can be beneficial in terms of gaining credits with BREEAM (Building Research Establishment Environmental Assessment Method) which assesses a building’s environmental performance.

How an architect can help with a green roof

Green roofs are becoming a significant part of architectural design and innovation, after all design is about more than creating buildings of beauty but rather achieving multi-functional buildings that add to and enhance people’s wellbeing and their surroundings, for present and future generations.

When considering a green roof for your home or property, employing an architect such as our team at Rise Design Studio, will help ensure that you get the desired effect and result with all implications considered in reference to the Green Roof Code of Best Practice:

  • They can help you understand the slope of the roof, maximum load capacity (when saturated, snow covered or through pedestrian access), and structure
  • Which green roof system will work best for your vision, location, and use, based on the above
  • They will look at orientation, wind exposure, sunlight, and shading
  • Examine the impact on areas such as skylights, vents, and chimneys
  • Determine what planning permissions are required if any
  • How roof access and egress will work based on safety and the system you employ
  • Offer guidance on the most appropriate water management and drainage
  • Specify fire safety requirements as related to building regulations
  • Help advise on external contractors/manufacturers, and manage that process and overall project management
  • Look at the proposed maintenance schedule

There is no doubt that green roofs look great and it is not surprising to see their popularity grow, but more than their aesthetic appeal, they sit alongside solar, and wind turbines, as sustainable energy solutions that counteract greenhouse gas emissions and encourage biodiversity.

We each understand that climate change is happening now, employing a green roof whether it be on a home or commercial building is a step to addressing this challenge. It is positive to see that the Government is keen to increase the uptake and prevalence of them especially in larger cities.

For further information on the forward-thinking green roof design techniques RISE Design Studio can bring to your project please contact mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

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RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

Virtual Reality in Architecture

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The 21st Century has seen innovations in technology like never before. From self-driving cars to Bluetooth and 3D printing to fibre optics, these rapid advances are impacting people’s lives and workplaces in a way that was not thought possible only a decade ago.

Virtual Reality (VR) joins that list, a fast-growing immersive technology pushing the boundaries of human experience.

Emerging in the 1970s and establishing itself through the entertainment and gaming industry in the late 1980s, its use is being adopted across education, healthcare, business, manufacturing, architecture, and design.

With the global market expected to grow to 12.19 billion USD by 2024, we examine virtual reality in architecture, the benefits it brings to architects and those in the design and construction cycle including clients and builders, and its future potential.

Showing our Clients their project in VR is a game-changer, as it allows them to walkthrough the proposals prior to being built.

Emergence of VR in architecture

We can trace the early adoption of VR applications for architecture back to the mid- 1980s as this was in line with early advancements in VR research and hardware.

It wasn’t until 2014 with the launch of Occulus Rift alongside improvements in accessibility and affordability such as Building Information Modelling (BIM) software advances like BIMx and cost-effective VR head-mounted displays like Google cardboard both of which we use here at RISE Design Studio, that it entered the architectural mainstream.

Up until this point the traditional methods of floor plans, 3D models and renderings were the ‘go to’ for communicating design ideas and concepts with clients. However, these presented pitfalls in conveying the true vision of the architect to the client, resulting in a lack of technical understanding, delayed feedback, frustration, and sometimes miscommunication.

VR’s ability to transport the user into an interactive 3D environment where they could explore a virtual representation of every room and floor of a building meant that architects could now immerse the client into the design at every stage, offering a true experience and deeper understanding from the beginning.

Arches House in West Hampstead, NW London
Arches House in West Hampstead, NW London

Why VR is the architectural client game-changer

Think about walking into a room of a newly designed building, experiencing the space, the natural flow of the interior, the scale of the rooms, opening doors and windows, now imagine doing that before building starts. This is what VR brings to the client journey, the ability to experience and understand a building before construction even begins.
From initial design mock-up to finalising finishing touches, the use of VR can occur at every stage of a project to help a client visualise the complete design. Thanks to its powerful immersive yet user-friendly capabilities it helps to build confidence in the scope and feel of the project, achieving buy-in and engagement early on.

It is this which offers real benefits to all involved throughout the process. The ability to convey what a building will feel and look like from the beginning allows everyone to understand the capabilities of a project.

This is invaluable when clients and sometimes contractors struggle to visualise the result and see how a design will work when viewing it through traditional design approaches.

Together this to-scale detailed representation helps to convince stakeholders of the integrity and value of the design, makes them more confident, allows for accurate and effective feedback and better use of time, and makes the entire process more efficient in cost terms and man hours.

Arches House in West Hampstead, NW London
Arches House in West Hampstead, NW London

VR the key to architectural collaboration

Many industries now use VR to collaborate when team members and clients are spread over remote locations.

In the field of architecture which involves a wide range of moving parts and individuals across many industries including the client, engineers, technical consultants, construction managers and specialist contractors, it is proving to be as effective.

VR collaborative tools such as Arkio and Trezi allow each individual with different perspectives and skills to experience the design seamlessly in a 3D environment, bringing the building to life no matter the location and losing nothing in translation.

They can engage in co-ordinated and in-depth discussion; mark-up designs or leave voice notes with feedback; meet within the virtual building to go through materials, designs for different floor spaces, or make real time changes such as the position of fire sprinklers and exits, the wall colour, lighting, and furniture.

BIMx is incredibly useful at RIBA Work Stage 4, of the planning, design and build process, the technical design stage prior to the project going out to tender for construction. It allows the architect to develop and refine the detail design more efficiently as all the components can be reviewed digitally in 3D and any troublesome areas, risks, or clashes with the mechanical and electrical services (supply pipes, waste, and ducting) as well as structure are identified and minimised.

Queries are addressed and resolved quickly with all relevant parties, either through the use of 3D stills or a video walkthrough, and the tender process is therefore much smoother.

Such effective collaboration and sense of presence between stakeholders from design through to build, negates wastage, costly design changes or planning issues, which can sometimes occur throughout a project.

It helps to identify, assess, and solve problems before construction begins saving all parties money as well as valuable time, and ensuring that the entire process is efficient, and everyone is satisfied.

Herbert Paradise in Kensal Rise, North West London
Herbert Paradise in Kensal Rise, North West London

Incorporating VR at RISE Design Studio

Early adopters of VR, here at RISE Design Studio we used ArchiCAD and VR via the BIMx app on smartphones on our recent Light House project in South London.

We are committed to a rigorous approach on all our projects and as discussed previously, the technology allowed us to work out fundamental technical and design elements in comprehensive detail prior to work starting on site, this included:

– the positioning of the Mechanical Ventilation Heat Recovery ducting routes
– the best position for the Solar PV and battery, and the cabling
– the positioning of drainage pipes from the bathrooms and the utility
– the Sun Shadow path for window openings

All of which meant we were able to design and deliver the result the clients envisioned as well as work collaboratively and with enhanced clarity with each of the specialist contractors.

As with all fast-moving technology, VR continues at pace opening opportunities for those working in architecture and design, as well as everyone involved in the life cycle of a building.

Its capabilities to transport not only the client but consultants, contractors, and engineers, into an immersive real-time environment means that it offers endless possibilities for how projects are created, communicated, managed, and delivered.
In an industry in which innovation and evolution are fundamental to creative growth, embracing such technology would appear now to be essential as opposed to a ‘nice to have.’

At RISE Design Studio, we have considerable experience utilising the most advanced software including BIMX Hyper Model to deliver high quality projects with improved visualisation, productivity, increased delivery speed and reduced costs.

Herbert Paradise in Kensal Rise, NW London. Showing the full width garden studio at the end of the rear garden
Herbert Paradise in Kensal Rise, NW London. Showing the full width garden studio at the end of the rear garden

Frequently Asked Questions

1. What is Virtual Reality (VR) in architecture?

Virtual Reality in architecture is the use of immersive technology to create a lifelike, three-dimensional representation of architectural designs. This allows architects, clients, and builders to explore and interact with a virtual building at every stage of the design and construction process.

2. How did VR become a tool in architecture?

VR began to be utilized in architecture around the mid-1980s, alongside advancements in VR research and hardware. It wasn’t until 2014, with the advent of more affordable VR technologies such as Occulus Rift, BIMx software, and Google cardboard, that VR entered the architectural mainstream.

3. What benefits does VR bring to architecture?

VR offers numerous benefits in architecture, such as improved communication of design ideas, enhanced client understanding, and early stakeholder engagement. It allows clients to experience a building even before construction begins, offering a deeper understanding of the project and fostering confidence in the design. VR also optimizes collaboration, time efficiency, and cost management throughout the design and construction process.

4. How does VR facilitate architectural collaboration?

VR serves as an effective tool for architectural collaboration, especially in projects where team members and clients are in different locations. Collaborative tools like Arkio and Trezi allow stakeholders to experience the design in a 3D environment, discuss designs in-depth, leave feedback, and make real-time changes, enhancing the overall efficiency of the project.

5. What’s the role of VR in the client journey within architectural projects?

VR significantly enhances the client journey in architectural projects. It allows clients to walk through a newly designed building, experiencing the space, scale, and layout even before construction begins. This immersive experience helps clients visualize the complete design, fosters early engagement, and builds confidence in the project.

6. How does VR improve communication in architecture?

VR allows for a more realistic and interactive representation of architectural designs, which can be a game-changer in terms of communication. Traditional methods such as floor plans and 3D models can sometimes fail to convey the architect’s vision completely. VR helps overcome this issue by providing a to-scale, detailed 3D environment that can be explored and interacted with, ensuring a more accurate understanding of the design.

7. What are the cost and time benefits of using VR in architecture?

Using VR in architecture can lead to significant cost and time savings. By allowing stakeholders to identify and resolve potential issues before construction begins, VR reduces the risk of costly design changes, planning issues, or wastage. It also helps to streamline the design and review process, making it more time-efficient.

8. How is VR used at RISE Design Studio?

At RISE Design Studio, VR is incorporated through ArchiCAD and the BIMx app on smartphones. This technology has been used on recent projects to work out fundamental technical and design elements in comprehensive detail prior to work starting on site.

9. Does VR have a future in architecture?

Absolutely. VR is an innovative technology that offers limitless possibilities for architectural creation, communication, management, and delivery. As it continues to evolve, it is expected to play an increasingly important role in architecture and construction.

10. How does VR contribute to the life cycle of a building?

VR plays a significant role throughout the life cycle of a building. From the initial design stages to the final construction, VR allows for immersive visualization, interactive collaboration, and effective problem-solving. By offering a realistic, 3D representation of the building at every stage, VR ensures that all involved have a clear understanding of the project, leading to a more efficient and successful construction process.

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

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RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.

Passive House – a luxurious way to take climate action

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At RISE Design Studio, we work hard to minimise the environmental impact and energy consumption of our projects. One way we do this is by working with the Passive House and EnerPHit standards. In October 2021, publisher and editor of Passive House Plus magazine, Jeff Colley, gave a TEdx talk in Tralee on ‘How Passive Houses can improve your life and help the planet’. Jeff’s talk highlighted some of the key reasons why the Passive House is key to tackling the climate emergency.

Passive House RISE Design Stdio

What is a Passive House?

A Passive House (or Passivhaus) tends to use energy sources from within the building, such as body heat, heat from the sun or light bulbs, or heat from indoor appliances to create a comfortable, healthy living environment. Typically, a Passive House features high levels of insulation to roofs, external walls, ground floors (with no heat loss at junctions), triple glazing and air tightness. A ventilation system recovers heat from stale outbound air and passes it onto incoming fresh air that is then filtered when entering the house.

Your home is your sanctuary

In an increasingly uncertain world, we are often made to feel that taking climate action equates with making sacrifices in our lives. However, the Passive House shows us how climate action does not need to feel like this. Instead, it can improve life in several ways. Most importantly, a Passive House costs very little to heat (and in some cases nothing at all), and the internal environment always feel fresh and comfortable, whatever the weather.

The emphasis on ‘future proofing’ means that a Passive House can withstand any weather and/or temperatures that the future may bring. As Jeff Colley explains in his talk, people who live in Passive Houses regularly describe constant comfort, no ‘cursing at the cold’ in the mornings, and peace and quiet – acoustic performance is very high, making it hard to hear anything outside or between party walls in flats/other shared accommodation.

No need for heating

Impressively, there are many examples of Passive Houses whose residents rarely or never turn on the heating system. In some houses, a heating system is not even needed, with only small battery-powered back-up if required. For example, of 18 sheltered housing units built in Devon for elderly people, the heating had not been turned on in nine of the units five years after construction. Similar accounts relate to Passive Houses in which there has been a boiler issue but this is not an urgent problem, as in more standard homes.

A healthy home is a happy home

In the west, we spend about 90% of our time in our buildings, making it important that our home is a healthy place to be. Experiences during the pandemic have also made us think more about air quality and ventilation. Recent research in Ireland suggests that the benefits of Passive Houses go even further than reducing energy use and creating a comfortable living environment. Over 200,000 global lung cancer deaths each year are estimated to be caused by the presence of radon in buildings. This is a particular issue when the weather is cold outside and the indoor environment is warm – radon can rise up from the ground into the living environment. The average levels of radon in a Passive House have been found to be much lower than in an average home.

Drawbacks?

Some critics have questioned whether the Passive House standard restricts architectural freedom. However, the standard is remarkably flexible and accommodates good design, in both retrofit and new build projects. The standard can be applied to any building, including commercial and residential, and even listed period buildings.

The first Passive House hospital is nearing completion in Frankfurt and Passive House schools are becoming increasingly common, such as the Harris Academy in Sutton. Impressively, the standard has also been used in a very progressive council housing scheme in Norwich. The standard can be used to create a good indoor environment for ‘things’ rather than people as well. For example, an Imperial War Museum archive near Cambridge uses the approach to protect its artefacts for future generations.

Jeff Colley suggested that the main drawback of living in a Passive House is that it may become hard to stay in other people’s homes when one has become so accustomed to such high comfort levels. Joking aside, the Passive House is an excellent example of how ‘being green’ doesn’t have to mean sacrifice. As Jeff argues, it is one form of radical climate action that everybody can agree to. We fully support this argument and we continue to work with clients on new build and retrofit projects that apply the Passive House and/or EnerPHit standard.

Photo: Hervé Abbadie and Karawitz

Traditional Procurement vs. Design & Build: Making the Right Choice for Your Project

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As an architect with over 20 years of experience, working in a small contemporary design-led architecture studio focused on low energy and low embodied carbon designs, I am frequently asked about the best approach to construction procurement: traditional procurement or design & build. This is not a question with a single answer, as it truly depends on your building project, and your specific goals and objectives.

In this blog post, we will explore the pros and cons of traditional procurement and design & build, explaining the concepts in plain English. By the end of this article, you will have a clearer understanding of these procurement methods and be able to determine which one is better suited for your project. Let’s dive in!

Architects Sude, Sean and Imran at RISE Design Studio office in Queen's Park, NW London
Architects Sude, Sean and Imran at RISE Design Studio office in Queen’s Park, NW London

Understanding Traditional Procurement and Design & Build

Traditional Procurement: When you opt for traditional procurement, you follow a tried and tested approach that has been in use since the Victorian era. Here’s how it works: You appoint a fully qualified architect to design your project, whether it’s a new housing estate, an apartment block, home extension, or loft conversion (we strongly recommend working with a chartered architect for the best results). Once you obtain planning permission, you or your project manager (which could be your architect) invite building contractors to submit bids for the project. These bids outline the contractors’ prices, qualifications, and sometimes their capacity for your specific project. Based on these bids, you choose a contractor, and they commence the construction work according to your architect’s drawings and specifications.

Design & Build: In recent years, design & build has emerged as the main alternative to traditional procurement for developers and individuals commissioning construction projects. With design & build, you hire a building contractor at the project’s outset, often through an invitation to tender. Once hired, the contractor assumes full responsibility for making everything happen, from the initial stages to the final handover. This approach may sound appealing, as it relieves you of many responsibilities. However, as we know, things are rarely as simple as they seem. Let’s take a closer look at the decision you need to make.

Matching Priorities with Procurement Routes

Before making a decision, it’s essential to determine your priorities for the project. What matters most to you? Take a moment to reflect on your key considerations and write them down in order of importance. Throughout this article, refer back to this list as we discuss the merits and drawbacks of traditional procurement and design & build.

Traditional Procurement: When Does It Shine?

If design is near the top of your priority list and you have a strong sense of how your project should look and feel, traditional procurement may be the best choice for you. Traditional procurement allows for collaboration with an architect who can capture your vision and bring your ideas to life. If maintaining control over the design and construction process is important to you, traditional procurement offers distinct advantages. Additionally, if you value attention to detail and want the flexibility to select different professional consultants and specialists, this method also provides the freedom to do so.

A typical Concept Design Report showing 3D perspectives and 3D sections

Advantages of Traditional Procurement:

  • One-to-one relationship with the design team: Working directly with the architects fosters a close collaboration and ensures your vision is accurately translated into the design.
  • Retention of control: You have a greater level of control over the project’s direction, allowing you to make decisions aligned with your vision and objectives.
  • Flexibility in selecting consultants and specialists: Traditional procurement enables you to choose the best professionals for each aspect of the project, ensuring expertise and specialisation in specific areas.
  • Transparency in selecting builders: The tender process allows you to choose builders based on criteria such as price, quality, time to complete the works or a combination of all, tailored to your needs.
  • Specific brief for building contractors: With a well-defined brief, the pricing from contractors should be closely aligned with the work required. This is particularly advantageous for complex projects.

Disadvantages of Traditional Procurement:

  • Dealing with multiple individuals: Unless you appoint your architect as the project manager, you may need to communicate with various people involved in the process, potentially increasing complexity.
  • Uncertainty about costs: Traditional procurement involves separate billing for each project stage, which may lead to less cost predictability compared to a single initial quote. It is possible to have more control over costs with traditional procurement by appointing a Quantity Surveyor (Cost Consultant).
  • Time delays in the tender process: Waiting until you obtain planning permission before initiating the tender process can extend the overall project timeline. Although it is possible to work at risk and complete the technical package of information (used to tender your project) in parallel to the planning determination period (which is normally 8 weeks).

Design & Build: When Is It Ideal?

Design & build has gained popularity as an alternative to traditional procurement, particularly for projects with cost and timing as the top priorities. If your project is fairly straightforward without hidden surprises and you aim for greater cost certainty, design & build might be the right approach. This method streamlines the responsibility by placing it entirely on the contractor, allowing for potentially quicker project completion.

Advantages of Design & Build:

  • Single entity responsible for project delivery: With design & build, one company takes full responsibility for delivering your project, simplifying communication and coordination.
  • Greater cost certainty: While it’s important to note that unexpected events can impact the budget, design & build offers a clearer understanding of project costs compared to traditional procurement.
  • Simultaneous planning and construction: The design and construction processes can run concurrently, allowing the contractor to start on-site as soon as planning permission and building regulations approval are granted, potentially accelerating project initiation.
  • Improved buildability: Advocates of design & build argue that involving building contractors in the design process enhances “buildability.” Contractors often prioritise practicality, requesting designs that utilise standard, easy-to-assemble elements.

Disadvantages of Design & Build:

  • Reduced control over project outcome: While design & build relieves you of many responsibilities, it also means relinquishing control over decision-making. It’s essential to trust that the contractor will execute the project in alignment with your vision.
  • Potential compromises in quality: Contractors may attempt to stick to their original quote, but they also need to make a profit. If faced with delays or unexpected costs, the contractor may be incentivised to compromise on quality, either in material selection or attention to detail and with no oversight this is difficult to control.
  • Lack of flexibility and adaptability: Design & build contracts typically lock in the project’s nature from the start, leaving less room for evolution or adjustments. Significant changes requested by the planning authority can disrupt the advantages of design & build.
  • Limited contractor options: The number of building contractors experienced in full design & build services may be limited, reducing your range of choices and potentially leading to compromises in contractor selection.
Aerial View of Progress on Site at Herbert Paradise, Kensal Rise, NW London
Aerial View of Progress on Site at Herbert Paradise, Kensal Rise, NW London

Introducing Develop & Construct: A Hybrid Solution

You may be wondering if there’s a way to combine the advantages of traditional procurement and design & build while mitigating their disadvantages. Hybrid systems, such as “develop & construct,” offer that promise. With develop & construct, you appoint an architect to provide a design concept. Before submitting the planning application, you commission a contractor to design and build based on that design. However, it’s important to consider whether you trust the contractor’s designers to faithfully execute your architect’s vision. Collaboration between the contractors and the original architects can help develop the design, but the contractors ultimately make the decisions.

Which Procurement Method Should You Choose?

It’s important to acknowledge that most of the time, trade-offs are necessary when choosing a procurement route. For example, if you desire bespoke craftsmanship, it will naturally extend the project timeline compared to using mass-produced elements. You must weigh your priorities carefully, as the fastest build and the most meticulously crafted project are seldom synonymous.

At our studio, we generally lean towards recommending the traditional procurement route. However, we recognise that design & build can be suitable for projects that are fairly straightforward, cost-sensitive, and under £100,000 in total. For all other projects, where achieving a high level of design excellence, intrinsic beauty, or contributing to the prestige and reputation of your business is important, the traditional procurement method is likely the better bet.

Sean, Sude and Imran discussing Arches House at RISE Design Studio in Queen's Park, NW London
Sean, Sude and Imran discussing Arches House at RISE Design Studio in Queen’s Park, NW London

How RISE Design Studio Can Help You

At RISE Design Studio, a London-based RIBA chartered architecture and planning practice, we understand the complexities of construction procurement. With our focus on low energy and low embodied carbon designs, we are committed to delivering sustainable and environmentally conscious architecture. Our expertise lies in residential extensions, conversions, restaurants, cinemas, schools and new build homes. We work closely with homeowners, landowners, end users and developers, helping them achieve ROI-focused results.

If you’re seeking a dedicated team that embraces a transparent and collaborative approach, ensuring that you have all the information necessary to make informed decisions about your construction project, contact us today to discuss your project requirements and discover how we can contribute to your vision.

In conclusion, the choice between traditional procurement and design & build depends on your specific goals and priorities. By understanding the pros and cons of each approach and aligning them with your project requirements, you can make an informed decision. At RISE Design Studio, we are here to guide you through the process, delivering sustainable and aesthetically pleasing results that align with your vision and values.

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3290 1003

Contact us

RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.