KIMA is registered with the Royal Institute of British Architects – known as RIBA – as a chartered practice. Members of RIBA voluntarily follow their rules of conduct and standardisation and are expected to conduct their practice of architecture in accordance with all relevant legal requirements.
An important tool/guide produced by RIBA is the ‘Plan of Work 2013’. It is a division of the architect’s services provided during the design and construction process, divided into eight stages. Each stage is defined and has specific tasks and outputs required. This is useful for clients in that KIMA’s services and fees are broken down into realistic, manageable parts.
RIBA Stages 0, 1 and 2
Feasibility & Concept Design
Right at the outset, KIMA visit the property to understand the buildings or property’s context and location, the condition the building and its services and study any site information available. The team meet with the client to discuss their requirements, expectations and project budget, to define a strategic brief. KIMA can then advise on Planning and Licensing and the project team that is necessary to carry out the project and prepare a preliminary cost appraisal. KIMA will then make the client aware of their responsibilities under the government’s Health and Safety Executive’s ‘Construction Design and Management Regulations 2015’.
KIMA will draft a Letter of Agreement that contains the above information and that sets out its terms and fees. They do not normally proceed to Concept Design without an agreement in place.
KIMA will then develop a Concept Design to present to the client. This can include any of the following: sketches, simple CAD drawings, a precedent analysis i.e. a study of similar projects in images or a small selection of samples. From there the team works with the client to agree to a final project brief. At the same time, they will outline a proposal for the structure and services. The team can also work on an outline specification and preliminary cost information at this stage, if required.
RIBA Stages 3
Depending on the complexity of the project, KIMA will advise the client on the best planning strategy with regards to obtaining statutory approval(s). KIMA will produce all drawings and documents necessary and, if appointed as Lead Consultant, will manage the relevant sub consultants (such as Heritage, Structural Engineer, Services Engineer, etc.) as required. KIMA will follow any conditions attached to the approval and can make applications for minor variations if required.
KIMA has experience with Listed Buildings and Conservation Areas and the planning policies of all central London Boroughs. They also have experience working in Boroughs outside the greater London area. KIMA is familiar with the process of obtaining licenses required by other parties such as the Freeholder, Scheme of Management, Building Management, etc.
KIMA will advise the client on the need for appointing a Party Wall Surveyor to abide by the Party Wall Act of 1996 and liaise with them from there on.
Please note that KIMA, as with any reputable architectural practice, cannot guarantee or influence the outcome of planning applications and other approvals from third parties. KIMA cannot guarantee approvals will be granted or, if granted, will be in accordance with any anticipated timescale.
RIBA Stage 4
This is the busiest, most intense stage of a project for the architectural team. This is also what KIMA excels at. By the end of this stage, KIMA will have prepared a package of information, consisting of technical detailed drawings, specifications, schedules and other documents that can be used for tender purposes that comply with current legislation (Building Control, etc.). The information contained in the package will be fully coordinated with the information of other consultants (e.g. the structural engineer, mechanical and electrical engineer, lighting consultant, home automation, landscaper, etc.).
RIBA Stages 4, 5 & 6
If appointed as Contract Administrator KIMA will deal with the appointed contractor on behalf of the client. KIMA will advise on potential contractors and then help review tenders (usually a minimum of 3) and guide the client in appointing a contractor. KIMA will also advise on the most suitable form of the Building Contract. When the client has taken a decision, KIMA will prepare the contract documents for execution.
Once construction commences, KIMA will attend site meetings and administer the Building Contract. Duties include issuing instructions such as Variations, Certificates, etc. KIMA will certify payments for work carried out or completed and advise on the final cost. Finally, KIMA will agree on the final account and issue the final certificate.
Having a Project Manager is normally advised on larger projects with a large project team. KIMA can be appointed in this role as well as for architectural services on the same project, which is ideal. KIMA will act as the main point of contact for both the client and project team.
As project manager KIMA will have the following duties:
- Seek instructions from the client
- Manage the appointment of consultants and specialists
- Develop and maintain a management structure and communication environment in which all consultants, contractors and other persons can perform effectively
- Establish the client’s project budget
- Prepare and maintain project programme
- Manage development of the project brief and oversee its implementation
- Chair progress meetings
- Issue information, decisions, approvals and instructions to the project team
- Prepare progress reports