In principle application
RIBA Stage C
The tasks and outcomes carried out during the RIBA Work Stage C are summarised below:
Stakeholder Consultations
The stakeholder consultation process will be more intensive during this stage. The design team will need to gain a greater understanding of the client's requirements and the consultations will be extended to include a greater range of stakeholders, including the local community for example. The objective of this stage of consultation is to produce a Schedule of Accommodation and an Outline Specification.
Schedule of Accommodation
The Space Budget will be expanded into a Schedule of Accommodation listing every room required by the college.
Outline Specification
The outline specification will provide data on materials such doors, windows and floor finishes and will list the pallet of external materials for the building and hard landscape areas.
Separate specifications will be produced by each member of the consultant team to accompany any drawings produced and Design Performance Targets will be established for subsequent stages of the design.
Surveys
Additional surveys and reports will be required at this stage to assist the design team to progress the design effectively and to eliminate risk.
Building Services Design
It is unlikely that mechanical and electrical drawings are required at this stage, however an engineering report will be produced. This should include a statement on sustainable design solutions.
Structural & Civil Engineering Design
Outline structural and civil engineering layouts and specifications will be produced. Depending on the site a Flood Risk Assessment will also be produced.
Specialist Consultants’ Reports
Reports will be produced by any specialist consultants recommended by the Lead Advisor. Specialist consultants could include Acoustic or Fire Engineers.
Architect’s Outline Proposals
Architectural layouts and visualisations produced during the earlier stages will be refined. The architect will coordinate the design with the Schedule of Accommodation, Outline Specification and design information from all members of the Project Team.
During this stage a range of media will be used to communicate each iteration of the design so stakeholders understand how the building will look internally and externally and how it will function. In this way stakeholders will be able to actively engage in the design process.
Town Planning Consultations
Although a Planning Application is not required for an In Principal Application the risks associated with the Town Planning process need to be fully investigated. Further consultations will therefore be required with the LPA as the design progresses. Written feedback from the LPA should be requested to ensure the scheme is likely to be supported when an application is made.
During Stage C the consultation process should be expanded to include other bodies that influence planning decisions. These could include: the local Highways Authority, English Heritage, the Environment Agency, Sport England, the Commission for Architecture and the Built Environment (CABE), etc.
Formal consultations with the local community should also be carried out at this stage to satisfy the requirement to provide a Statement of Community Involvement (SCI) as part of a subsequent Planning Application.
Risk Register
The risk register is a live document and it should be updated at regular intervals, as the design develops. A summary of residual risks will be recorded at the end of each stage.
4.3 Detailed Application Stage
Two key tasks have to be fulfilled during the Detailed Application stage:
1 Submit a Full Planning Application
2 Obtain a breakdown of tendered construction costs
The first task will require the design to be progressed up to the end of RIBA Stage D.
The extent to which the design is progressed to satisfy the requirements of the second task will depend on the procurement method selected. In all cases however, the design must be advanced to, although may not have completed, RIBA Stage E.
