1 _ Why should I choose Durie Architecture?

Durie Architecture because combines award-winning design experience with a knowledge of how to deliver buildings in the Islands and Highlands across a variety of sectors. We create thoughtful, resilient and sustainable buildings that respond carefully to landscape, climate, community and the way you want to live. We guide clients clearly through every stage of the process, from early briefing to completion, with a fabric-first approach that prioritises comfort, long-term value, buildability and low-impact construction.

2 _ How much with the construction cost be?

All Durie Architecture projects are site-specific, so your final construction cost will vary depending on access, ground conditions, exposure, existing structures, specification, procurement route and overall complexity.

As a high-level guide, and based on our experience of recent residential projects in island, rural and exposed settings, we would suggest allowing for the following broad construction cost ranges:

• Refurbishment and retrofit of existing homes: £1,800–£2,500 / m²
• New build homes: £3,000–£4,000 / m²

These figures are indicative only and exclude VAT, professional fees, surveys, statutory application fees, land costs, utility connections and any abnormal site-specific costs.

Through careful briefing and our staged process, robust detailing and intelligent design, Durie Architecture aims to help clients balance quality, performance and cost.

3 _ How much should I budget for your fees and other consultants?

An Architect’s fees vary on the scale and complexity of each project, for a guide we would anticipate our fees ranging between the equivalent of 8 to11% of the total construction cost. Our fees are split between each work stage with clear deliverables, and payment is due on the completion of each stage.

We would generally advise that the total professional fees can total the equivalent of 12.5 – 15% of the total construction cost.

We are experienced at leading multi-disciplinary teams, and your project may require the following consultants on either a sub-consultant or direct appointment basis, with their input being led and co-ordinated by us through each design stage.

• Surveyor – for the site topography and ground conditions
• Structural Engineer (always required for a residential project)
• Mechanical and Electrical Engineer (usually not required on a residential scheme)
• Quantity Surveyor (sometimes required for more complex residential projects).
• Energy Consultant.

Other consultants we have worked with on commercial projects include Acoustic consultants, environmental consultants, fire consultants and flood risk specialists.

4 _ Are there any other costs we should budget for?

Depending on your project, other fees that may be payable are:

• Fees for planning applications (during Stage 3) and building warrant applications (during Stage 4), payable to the local authority.
• Land purchase fees – not part of the total construction cost.
• New utilities connections for power, water and foul drainage.

After Stage 0, our fee quote will estimate all the possible fees we envisage, so you can budget your project with confidence.

5 - What is the structure of your projects?

For all our projects we follow the RIBA Plan of Work 2020, the definitive guide and structure for construction projects from inception to completion in the UK. Split into stages, each element contains:

Stage 0 – Strategic Definition

At the very beginning, we help you explore what you want to achieve, why the project is needed, what budget and timescale may be realistic, and whether an architectural project is the right route. For a residential client, this is often about understanding your aspirations, site, existing home, lifestyle needs and broad priorities before design work begins. This usually takes the form of an initial meeting in our office or via video link free of charge.

Stage 1 – Preparation and Briefing

This stage turns your early ideas into a clear project brief. We discuss how you live, what spaces you need, your budget, planning considerations, sustainability goals and any surveys or consultant input required, so that everyone understands the scope of the project before design options are developed.

Stage 2 – Concept Design

We prepare the first design ideas, exploring how the building or extension could be arranged, how it responds to its site, light, views, access and budget, and what character it might have. This is where your project starts to become visible through sketches and computer models, helping refine the design direction with you to arrive at your approved concept design. We will also usually send the concept design to the planning service local to the project to seek pre-application feedback at the end of this stage.

Stage 3 – Spatial Coordination

The approved concept design is developed in more detail, with the appearance and key technical principles coordinated. This is the stage where drawings and documents are prepared for a planning application, this work stage usually culminates in the submission of the planning application.

Stage 4 – Technical Design

Once the design strategies are agreed, we prepare the technical information needed to price, approve and build the project. This includes detailed drawings, specifications, coordination with engineers and other consultants, and information for building warrant, tendering or contractor discussions. During this stage we will apply for your building warrant. If your project is a 7-22 Systems project, at this stage 7-22 would provide you with a confirmed fixed quotation for the build and the remaining stages would be delivered through 7-22.

Stage 5 – Manufacturing and Construction

The project moves onto site, or into manufacture where prefabricated elements are involved. The contractor builds the project, while the architect can help administer the building contract, respond to queries, review progress and support quality so the design intent is carried through into the finished building. We are experienced in administering construction contracts across a variety of contract types and scales.

Stage 6 – Handover

As the works are completed, the building is checked, final information is gathered and any remaining issues are identified. For a homeowner, this is the point where you take possession, understand how the building works, and ensure certificates, manuals and completion requirements are properly addressed. We usually manage a defects period during this stage which normally lasts 12 months.