Competent architects have the skill, experience, knowledge and qualifications which will be invaluable to your project. You are not only paying for a printed ink plan and fancy 3D visualisations but the knowledge on how to physically build them using the most cost effective materials and techniques. 3bd Architects also know how to navigate the feasibility, planning, listed building, building regulations and construction contract administration processes.

Good design adds value! It is not easy to put an economic value on good architectural design because measuring design quality is difficult. Whether you are looking to build a new house, an extension or a major renovation, you have probably asked yourself whether professional services (architects, engineers etc) are worth the extra cost. Taking on construction is a huge investment and you want to be sure the money is spent where it matters. This is what 3bd specialises in. We have the skills, expertise and experience that translate into benefits such as:

• Lower construction costs

• Lower life-cycle costs

• Improved quality of life/well-being

• Improved efficiency, functionality & productivity

• Higher market values, resale value & better investment

Traditional architects often use a percentage of the construction cost as their fee. This often results in a much larger fee as it’s not based on the amount of work they need to do. It’s the easiest method of fee calculation and, due to it’s often inflated size, allows them to be less efficient. 3bd itemises all the drawings, schedules and tasks we intend to undertake and applies the appropriate hourly rates to calculate the final fee.

Many of our competitors aren’t actually architects, they often use terms such as ‘architectural designer’ or ‘building designer’. Many don’t have the full breadth of professional training and experience or insurances we have. Some are one-man-bands who have very little overheads but also no backup in the event of illness. 3bd is a RIBA Chartered Practice with professional indemnity insurance and a team of individuals who can cover each other's projects in cases of illness, leave or other absence. Other architects don’t always include all the services we do, you should always get an itemised list from them to ensure you’re getting a comparable level of service, i.e. we usually offer electrical layouts, heating/plumbing/ventilation layouts and finishes/fittings schedule as part of our standard service. Many traditional architects only offer the general arrangement drawings for the builder and assume an M&E engineer, interior designer and project manager will be appointed to deal the other parts of the building or project.

We do! We are best at designing bespoke and unusual solutions. Our level of service depends on how intricate the project is and how hands-on you're likely to be. A specific breakdown tailored to your needs will be provided after our initial consultation but our services are typically broken down as per the questions below. [Click to go to Project Budget Calculator]

We understand the importance of establishing a clear project estimate as it is critical to the success. If your project is in the Bristol and Bath area, the following breakdown should help show where a budget of £150K would go [Click to go to Project Budget Calculator]

• Rear Extension - Our experience suggests these typically are £1,200-1,800/sqm+VAT, so 35sqm would be £42k and £63k+VAT

• Loft Extension - subject to the complexity and size, our experience suggests these are typically between:

  • £35k+VAT for loft extensions without dormers and

  • 45k+VAT for loft extensions with dormers

• New Kitchen @ £10k+VAT

• New Utility room @ £3k+VAT

• New Bathroom @ £3k+VAT

• Renovated Bathroom @ £3k+VAT

• 1no. large new opening (structural steel beam) between existng and proposed extension @ £3k+VAT

• Electrics (alterations to existing property) @ £5k+VAT

• Plumbing (alterations to existing property) @ £5k+VAT

• Build/renovation budget estimate

  • Total (excluding VAT and fees) between say £109k and £140k+VAT

  • Professional fees @ 10% (architect, planning permission, structural engineer, building control, party wall agreement(s) etc) between say £10.9k and £14k+VAT

  • VAT @ 20% = £21.8k and £28k

  • Therefore, your total project build/renovation budget estimate (inc. VAT and fees) is likely to be between say £142k and 182k

The above is a generic rule of thumb type assessment only and is not to be used as the sole information for establishing the feasibility of a project. 3bd accepts no liability for the use of this assessment. Subject to the quality of the design/layout, site survey, ground investigations, schedules, fixtures/fittings, specification, consultant/builder quotes at tender stage etc. There may also be some cost savings if you undertake some work yourself i.e. decorating, bargain hunting for fittings, etc

We're happy to work down to a budget but until a lot more detail is known or a feasibility study, concept, outline and/or technical design is carried out, it is difficult to predict any more accurately.

We believe we can help you find the right solution, please fill in our project contact form HERE for feedback. If you are already in contact with us, please book a meeting with one of the Partners.

Our fees are based on the resources required to undertake the task, usually a fixed lump sum, and not cost percentages (unless stated otherwise).

FEASIBILITY APPRAISAL usually costs £500-2,000+VAT subject to the size of the development. For anything under 200sqm (2,000sqft), or involving a single dwelling, this stage is often not needed.

PLANNING DESIGN usually costs £2,000-6,000+VAT subject to design complexity and level of client involvement.

CONSTRUCTION DESIGN usually costs £4,000-10,000+VAT subject to complexity, level of client involvement and who is undertaking the construction works.

CONSTRUCTION ADMINISTRATION is usually time charged at £40/hour+VAT for architectural assistants and £60/hour+VAT for architects but can be a fixed lump sum if the scope of our service and the builder is known. Full service for this stage is usually £1,000-1,500+VAT per month of construction but is rarely needed. All Fees exclude VAT/TAXES and other specialist consultant fees. Please note that we shall not be held liable for any errors or omissions in the fee proposal. Any alterations to our appointment may incur additional costs.

The fee proposal will list all services included in our fee. Reasonable and expected expenses are included in our fees, however, additional and unexpected services or requests beyond these, i.e. video fly through of the proposals, additional site visits, etc may incur additional fees. These additional fees will be agreed in writing prior to proceeding.

It should be noted that our fees exclude the following:

• Anything not listed in the fee proposal will be time-charged at our usual rates.

• Specialist consultants fees such as structural engineer (included in non UK/overseas projects), arboriculturalist, land surveyor, etc.

• Topographical surveys

• Significant redesigns at the client’s request at a late stage of the design process. If this situation occurs we will inform you of the additional costs in writing prior to proceeding.

• The purchase of third-party documents e.g. historic maps, etc.Local and other statutory authority application fees.

• Construction valuations, costing advice or the collection of quotes from suppliers unless agreed otherwise.

• The production of additional information requested by the local planning authority above and beyond the items listed at each stage. If this situation occurs we will inform you of the additional costs in writing prior to proceeding.

If instructed, we can act as ‘Principal Designer’ under Construction Design and Management (CDM) 2015.

All payments are to be paid direct to the 3bd LLP bank account via electronic transfer or via our online payment system. Invoices for fees and expenses are submitted monthly for payment by return. Interest at the rate of 5% above current Bank of England base rate will be charged on late payment.

28 days, if after this period the proposal has not been accepted we reserve the right to review fees and services.

We reserve the right to terminate our services if instructions received from the client cannot be achieved without breaching our professional code of conduct or if instructions are to reduce the quality of design to an extent that would be below the standards permitted by the 3bd Partners. In the event of termination, all costs incurred to date will be payable.

Usually a meeting online or at the property/site to discuss the general aspirations and spot any obvious concerns/show-stoppers. We will then provide a specific fee proposal itemising our suggested services based on the complexity of the project and the level of client involvement.

Usually, our first task is a visual and measured survey of the building and/or site. Once drawings of the existing buildings/site are completed we prepare a design proposal based on your aspirations and our knowledge and experience. The first design proposal is often something the client hasn’t thought of or thought was not possible.

To achieve a fully considered appraisal we usually complete an A4 report confirming:

• Brief/client aspiration statement

• Schedule of accommodation (approximate areas)

• Adjacencies diagram showing how spaces need to be connected

• Confirmation of site boundary

• Budget based on a rule of thumb cost/sqm and areas

• Procurement routes

• Design and sustainability aspirations and examples of acceptable design styles

• Confirmation of regulatory or statutory requirements

• Programme and/or critical dates

• Suggested next steps

Once initial designs are complete they are usually presented at a meeting where queries can be answered and additional explanations behind our thinking can be offered.

To achieve a fully considered planning stage design we would propose to complete the following (but not be limited to):

• Preparation and submission of the project brief to yourself for approval. The brief will confirm the following:

  • Schedule of accommodation and adjacencies diagram (approximate areas)

  • Confirmation of site boundary

  • Budget project cost plan

  • Procurement route

  • Design and sustainability aspirations and examples of acceptable design styles

  • Confirmation of additional regulatory or statutory requirements

  • Programme and/or critical dates

• Survey and report of existing (site or buildings)

• Production of existing and proposed drawings:

  • Site location plan

  • Site plans

  • Internal floor and roof plans

  • Section(s)

  • Elevations

• Production of 3D digital and/or physical information including:

  • 3D Digital Model(s) and/or 3D Physical Model(s)

  • Visualisations External

  • Visualisations Internal

  • 360º Panorama

  • Virtual Tours

  • 3D Animation & Fly-through

• Design & Access Statement

• Heritage Statement

• Sustainability statement

• Planning and/or Listed Building application forms

• Managing the application process and responding to Planning Authority queries

• Guidance and recommendations in the appointment of other consultants where necessary, e.g. surveyors, engineers, etc.

• Coordination of other consultants including:

  • Attending meetings

  • Preparation of meeting agendas and minutes

  • Chairing of meetings.

To achieve a fully considered detailed design we usually propose to complete the following:

• Guidance and recommendations in the appointment of other consultants where necessary, e.g. surveyors, engineers, etc.

• Coordination of other consultants including:

  • Preparation of meeting agendas and minutes.

  • Chairing of meetings.

• A package of coordinated information to include:

  • Site plan indicating any landscaping and external works e.g. driveways, paths, planting, building location, indicative drainage layouts, indicative services layouts, etc.

  • Floor and roof general arrangement plans.

  • Elevations.

  • 1:20 Sections at critical locations.

  • Building setting out plans, including wall and opening locations, drainage pop-up locations, movement joints, etc.

  • Window schedule, including elevations, sizes, ironmongery, openings, etc.

  • Door schedule, including elevations, sizes, ironmongery, architrave and skirting profiles, etc.

  • Room data sheets, each room plan and wall elevations drawn at 1:20 indicating all finishes, electric/gas/water locations, fixed fittings, etc.

  • Construction details (1:5 details), including wall/floor/roof junctions, stairs, window and door heads, jambs and sills, fixtures, etc.

  • Finishes schedule.

  • Fittings, luminaires and sanitaryware schedules.

  • Schedule of Works for itemised pricing.

  • Small power plan/indicative electrics layout, including electrical outlets, data points, phone points, light fittings, light switches, distribution boards, fire detection, etc.*

  • Heating/water plans, including underfloor heating manifolds, pipe runs, hot/cold water supplies, outlets, ventilation, etc.*

  • Drainage plans including septic tank, below ground, above ground, rainwater, etc.*

  • It should be noted that 3bd are unable to provided specifications for the incoming services, plumbing, electrical or drainage systems beyond the approximate locations of outlets and supplies.

• Recommendation of construction contract.

• Preparation of contractor shortlist for tendering.

  • Due diligence checks on the tendering contractors remains the clients responsibility.

• Collation and distribution of documents, including other consultants drawings, to tendering contractors.

• Preparation of a post tender report and recommendation.

3bd can act as construction contract administrator until the final certificate is released at the end of the defects period. During this period we would provide the following services:

• Purchase and completion of the necessary printed contracts; limited to a single copy per party.

• Attend (fortnightly/monthly) site meetings to inspect and review construction progress including:

  • Preparation of meeting agendas and minutes.

  • Chairing of meetings.

  • Inspection reports

• Attend site at critical points in the construction to inspect works prior to closing in.

• Review and comment on fabrication drawings.

• Provide responses or clarification to construction queries.

• Issue contract variation instructions. Valuations of works for staged payments. Issue construction contract certificates i.e. interim, completion and final

FEASIBILITY DESIGN can usually be completed within 2-4 weeks subject to client and consultant feedback and project type.

PLANNING DESIGN can usually be completed within 4-8 weeks subject to client and consultant feedback and project type.

CONSTRUCTION DESIGN can usually be completed within 6-8 weeks subject to client and consultant feedback and project type. We can provide feedback and updates on progress upon request at any stage.

We maintain Professional Indemnity insurance sufficient to cover all projects we are appointed to; a copy of insurance certificate is available on request.

We are willing to travel to any part of the world. We have been involved with projects across the UK and overseas including the Democratic Republic of Congo, Kenya and in Zambia. For projects outside the U.K. please see our conditions for working abroad below.

Our overseas projects follow the same guidelines as UK projects however there are additional charges that will be included into our fee proposal. Our fees for working on projects outside the UK will increase to include:

• 1 hour consultation 'call out' fee (refunded if appointed)

• Travel expenses

• Insurances

• Accommodation

• Meals

• Transport (ground/air to and from site)

• Visas/work permits - if required

• Office space (80sqm) including internet connection (20Mb min.), toilets and kitchenette - if required

• Computers and printers (quantity and specification requirements TBC) - if required

Due to the legal difficulties in fee recovery and our experience with overseas clients, we would require payment in advance to be held on account unless you are our formal, UK-based, client.

As client, you are responsible for:

• Advise on the priorities of your requirements/aspirations and provide necessary and accurate information when requested.

• Appointing all consultants and specialists required under separate agreements (unless stated otherwise), we will help but the legal connection will be direct from yourself to them.

• Comply with the CDM Regulations where applicable.

• Take decisions and respond promptly to requests for approval.

• Pay fees, expenses disbursements due and taxes (VAT).

• Appoint a construction Contractor or Construction Manager

We can assist you, as architects, in helping you achieve the perfect home suited to your specific needs. Our advice can cover the whole process from funding to furniture and are usually determined by how hands-on you want to be.

It is our role as architects, to interpret your needs/aspirations and transform them into a finished product. During this task, we help our clients:

• Understand what they’re trying to achieve and the options available.

• Understand the legal obligations and statutory consents i.e. Planning, Building Regulations, H&S, Party Wall etc.

• Understand the terms of the agreements between them and other team members such as engineers, surveyors, Contractors etc.

We understand the building process can be at times onerous especially when our client's scope involves an existing building attached to a new extension or even a new build. Whilst the design professionals have communicated requirements for construction through plans and specifications there are assumptions made about the makeup of the building because of unknown site conditions which cannot be fully resolved before the contractor is on-site because demolishing or opening up of masonry/structural elements would be required to resolve all the technical issues. As a result, sometimes unintentional design errors and/or omissions in the documentation as well as other types of cost impacts common to construction could occur.

In cases where our clients take on the role of Project Management they have the additional duties of balancing cost-saving, builders preferences to construction methods, site enquiries, changes in specification, building design variations etc all of which can be challenging as there is much to consider, change and coordinate during the construction process. Normally our role as Contract Administrator would absorb these responsibilities with the aim of reducing our client's stress.

During the build process, an allowance for all these and many unpredictable events is necessary. We would therefore advise a minimum project contingency of 5% (or more, subject to design, site conditions, specification etc) to be included as part of your construction budget to help balance/manage expectation vs reality. Provided the shortcomings are equitable and remain within generally recognised industry standards, it would seem appropriate and reasonable to acknowledge and therefore treat the points above as an integral part of the client’s construction budget and process.

If your proposals are not classified as Permitted Development you will need to apply for Planning Consent. A planning application will need to include location maps, drawings of your property in context, existing and proposed plans and elevations and a design and access statement.

In special cases other reports are needed such as Heritage Statements, Energy Assessments, Noise Assessments, etc. This can take 4-8 weeks to prepare then the submission needs to be validated and processed. If all goes well consent is usually issued 7-10 weeks after submission.

If your proposal is in a conservation area and/or the building that requires renovation is listed then you will need to apply for Conservation Area consent and/or Listed Building consent. The application will need to include all the same information as a Full application plus Heritage Statements and assessments. If all goes well consent is usually issued 7-10 weeks after submission.

If your building works are in close proximity to neighbouring property boundaries, you may be required to act under the Party Wall etc Act 1996. The first step required to satisfy the Act is to serve a notice award to your neighbour. We can do this for you and no further action may be required. In some instances full Party Wall awards will be required, we can advise you on the appointment of a suitable surveyor in this event.

The Local Planning Authority charge a submission fee which is set natioHEREhe Planning Portal by clicking the link HERE or review the PDF full list of fees on the Planning Portal website by clicking the link HERE. Listed Building submissions are free. In addition to this you will need to pay for the preparation of drawings, statements and any other report, this is where we help.

You would usually need to pay for at least two other consultants, a structural engineer (except for non UK/overseas projects) and a building inspector. We usually make recommendations for consultants we have successfully worked with previously and can provide an outline of the services required from them if necessary.

Deciding on which boiler system is suitable can be challenging. In most cases, where there are new utility and/or bathroom(s)/ensuite(s) added to the existing property, the existing boiler and storage system may require an upgrade. It is standard practice for the contractor's plumbers to check the existing and proposed water requirements and provide appropriate feedback which could affect the design budget and process. This is worth considering as part of the project scope and/or project contingency (subject to alternative preferences, usage, water-saving systems etc).

Some thoughts on combi vs system boilers (as caveated above):

• Combi boiler - Material and installation say about £2K for a premium range model (excluding material purchase and installation of hot water cylinder, breakout tank etc) Energy-efficient solution in the long term compared to system boiler. Worst case, anticipating extensive multiple hot water demands in the morning would lead you to include a breakout cold water compact fixed speed tank which could be fitted within a standard kitchen unit under the sink in the utility store assuming the mains water pressure is an issue. Note*: If this is not the case, then a combi boiler on its own would be enough if you accept everyone in the house will not run showers/taps at the same time, this is what 90% of our clients do but its not ideal. To future proof, one could consider a suitable location to retro-fit breakout tank in the utility/store cupboard (Subject to water pressure, the schedule of works will request the builder and plumber to provide water calculations. Target calculations can be provided for comparison. Alternatively, you can consulate an M+E specialist if required)

• System boiler - Material and installation say about £800 for a mid-range model (excluding material purchase and installation of the pump, 150 to 180 ltr cylinder etc) Generally more cost-effective, however, the additional material and labour costs of the cylinder, additional pumps, other items etc needs to be considered if required. If you are anticipating extensive multiple hot water demands in the morning for example, then this may also be a solution - you will obviously need to allow time for the water to heat should the cylinder be drained. You would still have to let everyone in the house not to have a shower/taps running at the same time and consider a breakout cold water tank if this is the case (Subject to water pressure, the schedule of works will request the builder and plumber to provide water calculations. Target calculations can be provided for comparison. Alternatively, you can consulate an M+E specialist if required)

• Hybrid redundancy options -

  • Combi boiler + electric heater: It would be nice to have a backup electrical heater in the main bathroom, for example, should the combi boiler breakdown

  • System boiler + solar power backup: As an alternative, the solar panels could be connected to the heating element in the cylinder keeping the hot water temperature at a suitable higher temperature, therefore, reducing the amount of energy the gas boiler will require to heat it up to temperature as connecting directly to the mains would be costly in the long term.

We are not specialist installers, however, we have spoken with a few renewable energy specialist(s) who assisted our understanding of the process of the ‘working progress’ RHI Government systems.

The RHI grant scheme is coming to an end in March 2022 and most installers are fully booked/inundated beyond this date, However, there is no need to worry as such because a replacement scheme called the Boiler Upgrade Scheme (BUS) is intended to be more streamline is currently 'under development' and should be in place soon. In summary, the soon-to-be-new BUS system is basically a voucher that is intended to offer two payment processing options:

• Option 1 - Following the process (see below), the Client/customer pays in full for the system. Client/customer fills in the application for grant voucher reimbursement post-commissioning with all necessary paperwork/certification.

• Option 2 - Following the process (see below), the client/customer pays in full for the system minus grant. Installer fills in the application for grant voucher reimbursement post-commissioning with all necessary paperwork/certification.

Please note, the grant reimbursement can only be processed once the system is fully installed, commissioned and paid for as an MCS certificate (an independent certification scheme that certifies microgeneration ‘renewable energy’ products and installers) with all information regarding the heating system is required as part of the submission.

The Process

A survey of the existing property is recommended/required (executed by an independent company/partnered with installers) to assess the performance of the building to ensure the correct system and specification is considered. This survey would set you back about £250 (+VAT) and is integral to the 10-year warranty of the heat pump system. At the same, the client will need to appoint an architect and engineer to prepare a construction package for building regulations approval (RIBA Stage 4). As part of this package, the following minimum data requirements are necessary for the installers to provide an accurate quotation of the air source heat pump system:

• Existing and Proposed GA floor plans

• Window Schedule (existing/proposed)

• Heat Loss Calculations of existing and/or proposed property data (by others)

• Data schedules (wall, floor and roof construction descriptions with insulation buildup)

Important points to consider when retrofitting an existing home (no new build):

• In most existing homes and scenarios, the airing cupboard is located in the middle of the house on the second floor. Therefore, the pipe will have to run from the heat pump outside the building up through the loft, down into the airing cupboard which creates a long pipe run

• A maximum of 15 meters pipe run from air source unit to tank is recommended. Beyond this distance, this may void the warranty of the system (subject to the system/specification)

• In most cases, radiators may need to be changed/upgraded and the new larger tank will be needed to deliver the same amount of heat as the heat pump required to deliver a constant 55 degrees flow rate, therefore, a bigger emitter is required to deliver a constant temperature of say 21 degrees.

Important points to consider when retrofitting and building a new extension (New Builds):

• If designing a new extension or building, it is important to carefully consider the location of the utility/airing cupboard i.e. ideally it should be located on the ground floor as close to the potential location of the air source heat pump as possible. The airing cupboard should be a minimum size of about 1 square meter (subject to system/specification)

The cost of a typical air source heat pump system can range between £12k - £17k (inclusive of VAT). The 'New Build' scenario suits your situation. If we were appointed we would have to reconfigure to the ground floor plan to accommodate the airing cupboard (system/specification by others). Please note, the installation of an air source heat pump on domestic premises is considered to be permitted development, not needing an application for planning permission, provided ALL the limits and conditions listed are met - click HERE for more information.