• Our Services: Construction Drawings

    Detail Design

    On large or complex projects the Detail Design stage provides a vital opportunity to further refine the design language set out in the concept or planning stages. This informs Found and the design team the best approach for the construction methodology and approach to services. At Found we are always looking to explore new construction techniques and the innovative use of materials that make a project unique, the Detail Design stage allows valuable time to research and examine this.

    During the Detail Design stage the Concept is further developed and the design work of the core design team is progressed until the general approach to a coordinated layout, design and construction method has been completed. This process may require a number of iterations of the design and a series of workshop meetings. Once this process is completed approval of the outline proposals will be required by the client prior to the design team commencing with the Tender Drawings and Specifications. This stage is equivalent to RIBA Stage 3.

    Depending on the complexity of the planning requirements of a project the Detail Design stage may need to be carried out in advance so that the technical information produced can be included in the planning submission.

    The work undertaken at this stage will vary depending on the size and nature of a project but in most instances the following drawings will be fixed by the end of this stage:

    • Builders Works, Services, Reflected Ceiling and Finishes Plans
    • General Arrangement Plans, Sections and Elevations

    Tender Drawings

    Tender Drawings form an incredibly important stage in the process of bringing a project to fruition and can define either its success or failure. To ensure that its always a success our approach at Found is to hold a series of design review meetings and showroom visits with our clients taking them through all aspects of the design, layout, materials and fixtures specification for the project and including all the decisions that are made in our drawings, schedules and specifications. In providing concise information at the tender stage we ensure that there is cost certainty for our clients projects minimising the amount of contingency required at the construction stage.

    During the Tender Drawing stage the Detail Design drawings are further developed to provide technical definition to the project. Any construction issues and specialist subcontractor packages will be developed and concluded, this process will require a series of design team meetings. The drawings will also incorporate all design issues and amendments raised by the client at the approval presentation at the end of Detailed Design. By the end of this stage a detailed set of information will have been completed that will enable a tender or tenders to be obtained. This stage is equivalent to RIBA Stage 4.

    The work undertaken at this stage will vary depending on the size and nature of a project but in most instances the final set of tender information will consist of:

    • Builders Works, Services, Reflected Ceiling and Finishes Plans
    • General Arrangement Plans, Sections and Elevations
    • Individual Room Drawings
    • Detail Drawings
    • Schedules and Specification

    Construction Drawings

    The Construction Drawing stage commences once a tender or tenders have been returned, analysed and the contract awarded. The stage offers the opportunity to amend the Working Drawings to reflect any value engineering that has been undertaken during the tender process or incorporate alternative suppliers or subcontractors that may have been put forward by the successful tenderer. At the end of this stage a full set of Construction Issue drawings, schedules and specifications will be issued to the appointed contractor so that work can commence onsite.

    The work undertaken at this stage will vary depending on the size and nature of a project, the output of information will be similar to that produced at the Tender Drawing stage:

    • Builders Works, Services, Reflected Ceiling and Finishes Plans
    • General Arrangement Plans, Sections and Elevations
    • Individual Room Drawings
    • Detail Drawings
    • Schedules and Specification

    Design Development

    Similar to the Detailed Design or Tender Drawings produced for UK based projects the drawings produced at this stage will incorporate all design issues and amendments raised by the Client at the concept presentation. The drawings and specifications produced in the design development stage will reflect all, finishes and specifications to all elements in sufficient detail to allow the Clients local architect to commence with the development of Construction Documents which will resolve remaining technical issues and local, building code, CDM and planning requirements.

    The work undertaken at this stage will vary depending on the size and nature of a project, the typical output of information would include:

    • Shell/Core drawings inclusive of plans, exterior elevations, building and wall sections and enlarged details.
    • Floor Plan locating new walls with dimensions and noting other important architectural elements or features.
    • Reflected Ceiling Plan which would incorporate the proposed lighting design by the Lighting Designer and also the proposed MEP elements designed by the MEP Engineer.
    • All interior elevations of affected space with critical dimensions and material notations.
    • Critical ceiling details related to form and shape.
    • Critical flooring details which would enhance the understanding of pattern layout or alignments.
    • Critical architectural details that are important to communicate to Client’s Local Architect.
    • Assist in providing additional information and attending meetings to allow for budget pricing.

    Construction Documents

    Once the project has reached this stage the Client’s Local Architect will be responsible for taking the project forward. Found will assist the Clients Local Architect with Construction Documents ready for the project to be tendered to local contractors. Founds responsibilities at this stage will be:

    • Attend project co-ordination meetings as required.
    • Review and comment on all Construction Documents supplied by Clients Local Architect to confirm design compliance.
    • Produce additional details to clarify design intent.
    • Provide additional clarification if required.

    <h2id=”as-built-drawings”>As-Built Drawings

    On projects its common for changes to be made during construction because of circumstances that emerge on site or requested changes to the design. As a result as-built drawings are prepared towards the end of the onsite period to reflect what has actually been built.

    These drawings will be issued to the contractor at the end of the project to be included within the operations and maintenance manual and the health and safety file. They will also be issued to the client for them to keep on file.