hitchcock architects ltd

STAGE 1 (Brief/ Fee proposal)
Initial meeting/ consultation followed by a fee proposal outlining the scope of work to be carried out.   

STAGE 2  (Concept ideas to Planning Submission)  
Stage 2A - Measured survey of site or existing site/ building if required.  Initial design/ Ideas Plan/Feasibility Study for discussion and a follow up meeting.
Stage 2B - Discussion and amendments of initial proposal and preparation of drawings for formal submission for a Pre-Planning Consultation.
Stage 2C - Discussion and amendments of proposal and preparation of drawings and supporting documents for submission for Full Planning Permission/Listed Building/Conservation Area consent as required. 

STAGE 3 (Building Regulations submission and Planning Conditions) 
Design and production of construction drawings (typically 1:50 scale) for submission to the Local Authority for Building Regulations ‘Full Plans’ approval. Submission of drawings/ samples/ documents for Planning Condition approval.

STAGE 4 (Additional Tender Information) 
Production information – e.g windows, electrical /heating layout, kitchen/ bathroom layouts. Co-ordination of information from specialist suppliers/sub contractors, structural/mechanical consultants. Preparation of specifications/schedules for tendering or negotiating with selected builders.

STAGE 5 (Tender)
We prepare and send out tender documentation to suitable building contractors. We answer any queries that contractors may have, and after receiving tenders review them. We prepare a suitable building contract for signature by the client and the contractor.

STAGE 6  (On site and Contract Administration)
We would visit site on a regular basis – usually fortnightly, to check on progress, ensure works are carried out in accordance with the Contract,answer any queries from the builder, and supply any additional information that may be required.

Contract Administration ensures that the contract is set up and administered correctly. This involves acting as impartial intermediaries in the contract between yourself and the builder. We can also assess the value of the work completed usually once a month as work proceeds and certify stage payments, which would be strictly in accordance with the terms of your contract with the builder. As Contract Administrators we would agree variations issue instructions, and certificates.

STAGE 7  (Practical completion, Handover)
As Contract Administrators we ensure building works have been completed in accordance with the Building Contract and to client satisfaction. A  Practical Completion Certificate is issued and the project is handed over to the client.

STAGE 8 (Defects and Final Certificate)
Following the agreed defects period we would inspect the building and request the contractor to make good any defects. The Final Completion Certificate is then issued and the Building Contract is complete between all parties. We review the project success with the client and discuss any future recommendations.

Other consultants
There are other services that may be required which we do not cover. These can be found here.


Although the building process is complex we aim to make it as simple as possible and operate predominantly under 8 key stages, which are reflected in our fee proposals.

A typical project programme can be found here.



We offer a free 1 hour initial meeting to discuss the proposed project and to understand the brief. We realise that these cannot always be carried out Monday to Friday 9-5-30 and are willing to meet early morning/ evening subject to availability. Before meeting we will research the location, planning history, and consider the local planning policy.  Having met we will then issue a letter of appointment clearly outlining the services offered, fees agreed, anticipated construction costs, and programme. As a registered member of the Architects Registrations Board it is part of our code of conduct to enter into formal written agreement with clients.

We generally provide fixed fees (this ensures that we do not profit from additional time or construction costs) based on the anticipated time multiplied by an hourly rate up to full plans building regulations approval. The drawings provided will be dimensioned and suitable for construction. For many this is enough for clients to obtain quotes from builders, and continue with the build stage without an architect.   

However, the building regulations information may be insufficient for some projects to get like for like quotes as greater detail may be required, or finishes specification agreed to prevent ‘builder’ interpretation. Our preference would be to provide Additional tender information so that as many decisions are made before a contract is signed.  You may also want an architect to tender the project,  draft the contract, and administer it until completion, but we quite understand that some budgets do not allow for this level of service. If you are likely to require our services beyond building regulations approval, then we can provide an hourly rate with anticipated hours to give an overall estimation of fees. The fixed fee can be determined later once the complexity of the project, and likely finishes specification are known.