How a commission runs
Brief. Design. Approvals. Build. Handover.
Five locks. You provide plot, city, programme and a budget band. We provide a drawing that holds — and a site that follows it.
I
Brief
Plot, city, programme and budget. Nothing is drawn until these four are written down.
You provide
- City and plot size (or a measured shell).
- What must be true on handover — house, hotel, hall, office or shop.
- A budget band, even if approximate.
We deliver
- A written reading of constraints.
- Whether we are the right studio for this brief.
II
Design
Plans, interiors and finishes for approval. The sheet you sign is the sheet we build.
You provide
- Decisions on the review set — not a running commentary on site later.
- Any consultant already appointed (structure, services).
We deliver
- A coordinated drawing set for your signature.
- Interior and material direction tied to that set.
III
Approvals
Conceptual design is for your review. Municipal sanction still needs a licensed architect. We do not invent the city.
You provide
- Documents the authority asks of the owner.
- A licensed architect for sanction, if you do not already have one.
We deliver
- A set that can be taken to sanction without pretending we are the licensing authority.
- Honesty about what the envelope will and will not allow.
IV
Build
Civil, fit-out and joinery on a tracked timeline. Changes go back to the drawing, not around it.
You provide
- Access to site and timely decisions on written changes.
- Payments against the agreed stages — we do not publish a fake schedule of rates here.
We deliver
- Work against the approved set.
- A change order when the brief changes — not a silent substitution.
V
Handover
Quality check against the approved set. Keys follow the drawing, not a last-minute substitute.
You provide
- A walk-through against the snag list.
We deliver
- Snagging to the signed drawings.
- Keys when the set is met.