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Project Planning Pack

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Residential Architects Cambridge

Irvine Jones Design specialises in residential architecture in Cambridge. We have broad experience with both designing and building homes. Founding director Dan Jones worked for a number of years for a local Cambridgeshire developer/builder, project managing a number of residential building sites. This means that Irvine Jones Design has extensive knowledge of building and designing houses, from relaying information on drawings to over seeing the project on site.

Irvine Jones Design are ideally suited to guide you through the various stages of your building project. With a broad knowledge base of the 'putting together' of houses, Irvine Jones Design provides an efficient service which means a much smoother process for the on-site builder and a more cost effective build for clients.

Residential projects include one-off single house developments plus extending and re-order of existing dwelling houses.

Packages of project work may include:

1. Needs, Options & The Brief

Pre-Design - Needs & Options Review

  • Low Commitment Consultation - On site
  • Setting of initial brief
  • Production of sketched plans
  • Proposal of outline Cost/budget notion
  • Conclusion with report issue + outline fee cost

Existing Condition

  • Investigations & studies to explore the feasibility of any potential domestic development
  • Measured building surveys (by others)
  • Topographic site survey (by others)
  • Arboricultural (tree) surveys (by others)
  • Ecological (wildlife) surveys (by others)
  • Existing Site/building drawings

The Brief

  • Development of the design brief from N&OR - wants-needs-aspirations
  • Produce energy performance strategic brief
  • Develop budget cost strategy

2. Design & Planning

Concept + Needs & Options Review Reassessment

  • Review of project constraints & opportunities
  • Simple sketches (outline proposals)
  • Development of Cost/Budget planning
  • Develop energy performance strategic brief

Detail Design for planning submission

  • Developed design drawings
  • Produce daylight/sunlight studies as required
  • Submit proposals to planning for determination
  • Review planners intent at around week six of the determination period
  • Discuss planning outcomes with client
  • On positive planning feed-back - Obtain appointment of other professionals to form design team - Builder/Contractor, Quantity Surveyor (QS), Structural Engineer (SE), Energy Performance Consultant
  • Approach builders and form tender list
  • Advise client on procurement (contract) route options

3. Building Regulations & Tender

Building Regulations

  • Discharge planning conditions as required
  • Develop planning design drawings further into technical drawings with notes to satisfy all regulatory and statutory requirements
  • Produce schedules of information, as required.
  • Develop further energy performance strategy (renewable technologies)
  • Produce u-value calculations - understand building fabric element make-up based on energy performance brief.
  • Review and compile other information, structural engineer specification & detail, Energy performance certification +
  • Submit regulations package to building control body for (conditional) approval

Construction drawings, specification & schedules

  • Specify all building fabric elements & components
  • Confirm sap calculation + U-value suitability
  • Clarify structural details and specification (with structural engineer)
  • Clarify any planning position and pre-start conditions etc.

Tender submission

  • Clarify procurement route with client
  • Produce form of contract
  • Produce form of tender
  • Submit tender/construction set of information to builders/contractors

Tender Review

  • Review tender costs and tender programs received & report to client
  • Agree procurement route & program with builder/contractor
  • Appoint, on behalf of client, builder/contractor

4. Construction

Pre-construction - mobilisation

  • Allow site access for builder/contractor site set-up
  • Generally assist and answer any pre-start questions from builder/contractor


  • Administer the terms of the building contract
  • Make inspections (usually weekly) and report on observations and progress
  • Issue Architects Instructions (any variation from contract documents)
  • Review Builder/Contractor cost claims
  • Issue Interim cost (Architects) certification

5. Completion, defects & colonisation

Practical completion and 12 months (usually) defects liability period

  • Certify (Architects Certificate) practical completion when reached
  • Issue cost certificate & retention costs to builder/contractor
  • Inspect and produce snagging list of defects at interim stages (if any)
  • Issue instruction for defect remedy (as required)

Final certificate and Finalisation of account

  • Issue final certificate at end of defects liability period
  • Settle account and issue final certificate

6 years continued monitoring of building performance

  • Evaluate occupancy and building performance

Project Kickstart

We are currently offering Feasibility Calls for Cambridgeshire area property owners with plans to build or renovate properties in the next 12 months.

Request a feasibility call


Irvine Jones Design were originally brought in to get me from a blank canvas stage, design and through planning up to the first day of build for my loft conversion of my Victorian house in London which was all a success. I opted to source the building company and project manage myself and as it happened I didn't make the best choice and many issues ensued turning it into a difficult job, but thankfully I was back on to Daniel quite a bit over the following months and he made the whole ordeal much better. With hindsight I would've gone all in with IJD from start to finish, but you live and learn.


Irvine Jones Design provided an exceptional service with great vision. They took on board all of our needs and requests and produced quality plans and drawings that have enabled us to construct a beautiful home. They also handled all of the planning submissions and communications taking the pain out of that process, while also being available for any questions or issues during the build, and we had a lot. They were a pleasure to work with and I can highly recommend them for your planning and architectural needs.