How we work

JTA firmly believe that good design transcends style or taste and are proud of their eclectic approach. JTA provide services at all RIBA work stages including pre-purchase feasibilities through to contract administration including interior design.

There are key stages of work to every project from the inception through to completion. Understanding the various stages of a project, what happens at each stage, and then implementing this structure is fundamental to the success of a project. We work with the RIBA Plan of Work which sets out the various work stages as follows:

Phase One

Stage 0 - At the inception of project we work to identify the clients strategic brief and core requirements of the upcoming project, including budget and timescales.

Following the initial meeting we will compile a fee proposal and schedule of services, which will form the basis of our appointment as your architect.

Stage 1 - Here the initial constraints are identified through a measured site survey, and where required a feasibility study is put together to investigate the development potential of the site. Through this we can understand best how to move forward and develop a proposal centred around the key project objectives.

Stage 2 - A conceptual design is developed through sketches and CAD drawings all with an understanding of costing, building services, and structure.

At this stage the design will not be detailed or fixed. Often a number of concept design options will be produced for consideration by the client. This part of the project is normally iterative and workshops or design meetings are held with the client to discuss the concept proposals.

Stage 3 - Alterations are agreed, with refined CAD drawings (plans, sections, and elevations) finalised. The form of procurement for the project will be agreed; and the project cost and programme are normally reviewed during stage 3.

Drawings and documents are normally prepared and submitted to the planning authority at the end of this stage of work.

Phase Two

Stage 4 - Technical construction drawings including further information on structural and building services information are put together. The information will be fully coordinated with any other consultants (such as the Structural Engineer. Specialist subcontractor design and specifications are provided.

Under a traditional form of procurement the technical design information produced at this stage should enable contractors to price the construction works when these are issued for tender.

Phase Three

Stage 5 - Now the contractor has been appointed by the client, both enter into a contractual agreement.

Construction begins as the contractor takes possession of the site. Typically at this stage we will provide contract administration services over the duration of the planned construction period.

We will carry out regular scheduled site visits, checking that works are in accordance with contract documents, with the resolution of design queries to be confirmed on site.

Stage 6 - Building handover and the conclusion of building contracts.

After the construction works are certified as ‘Practically Complete’, there is normally a ‘Defects Liability Period’ (typically between 3 months and a year). Any defects must be recorded at the end of this period, and rectified by the Contractor.

At the end of this stage, once the Contractor has fulfilled their obligations, we will issue the Final Account and our Final Certificate for the Works.