ARCHITECTS FROM LONDON How It Works
From Project Idea to Construction
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how it works intro
How It Works
A building project can feel complicated because there are a lot of moving parts.
Design, planning, Building Regulations, structural work, builder quotations, contracts and construction all need to happen in the right order.
The problem is that homeowners are often expected to work out that order themselves.
Tholos is designed to make that process clearer.
We help define the project, develop the right information, prepare it for builders and support the transition into construction.
The exact route depends on your property and what you are planning, but the overall process follows a clear sequence.
how it works explained
How It Works
A building project can feel complicated because there are a lot of moving parts.
Design, planning, Building Regulations, structural work, builder quotations, contracts and construction all need to happen in the right order.
The problem is that homeowners are often expected to work out that order themselves.
Tholos is designed to make that process clearer.
We help define the project, develop the right information, prepare it for builders and support the transition into construction.
The exact route depends on your property and what you are planning, but the overall process follows a clear sequence.
how it works
Understand What You Want to Build
Every project starts with the same question:
What are you actually trying to achieve?
That might be:
- more kitchen and living space
- an additional bedroom
- a loft conversion
- a full renovation
- a better internal layout
- an extension that makes the existing house work properly
At this stage, we look at the property, your priorities, the likely constraints and the overall scope of the project.
The aim is not to rush into drawings.
It is to understand what needs to be solved first.
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Establish the Planning Route
Once the project is understood, the next step is working out what approvals may be needed.
Some projects require planning permission.
Others may fall under Permitted Development.
Listed buildings, conservation areas and more complex sites can introduce additional requirements.
Understanding the likely planning route early helps avoid developing a design that later needs significant changes.
Depending on the project, this stage may involve:
- planning permission
- Permitted Development
- Prior Approval
- a Lawful Development Certificate
- Listed Building Consent
- conservation area considerations
The planning route should support the project, not drive it blindly.
how it works
Develop the Design
Once the main constraints are understood, the design can be developed properly.
This is where the project starts to become more than an idea.
We look at how the proposed spaces work, how they connect to the existing property and how the design responds to practical considerations such as light, circulation, structure and construction.
For an extension, that could mean resolving:
- the size and shape of the new space
- how it connects to the existing house
- window and door positions
- roof form
- internal layout
- the relationship with the garden
The aim is to create a design that works for the property and for the people using it.
Move From Planning Drawings to Technical Design
Planning drawings explain what the project will look like.
They are not normally enough for a builder to construct from.
Once the design has reached the appropriate stage, it needs to be developed technically.
That can include:
- wall and roof build-ups
- insulation
- foundation information
- key construction details
- drainage
- dimensions
- junctions between new and existing work
This is where the project becomes increasingly construction-ready.
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Coordinate the Structural Design
If the project includes structural alterations, those need to be resolved alongside the technical drawings.
This is common with extensions, loft conversions and internal remodelling.
Structural design may include:
- beams
- columns
- foundations
- large openings
- roof structures
- floor structures
These elements can affect the architectural design, so they should not be treated as something separate that gets added at the end.
A beam that works structurally but clashes with a ceiling, doorway or rooflight is not a properly coordinated solution.
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Prepare for Building Regulations
Building Regulations deal with how the project is constructed.
They cover areas such as structure, fire safety, insulation, ventilation and drainage.
By this stage, the design should be developed enough for the relevant technical information to be coordinated and submitted.
The aim is to resolve the main compliance issues before construction starts, rather than asking the builder to solve them on site.
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Check Whether the Project Is Ready for Builders
This is an important point in the process.
A project can look complete on paper and still not be ready for meaningful builder quotations.
Before going to tender, we look at whether the main information is sufficiently resolved.
That includes questions such as:
- Are the technical drawings complete enough?
- Has the structural design been developed?
- Are major material decisions understood?
- Are there important unknowns likely to affect price?
- Is the planning position clear?
The more defined the project is, the more useful the quotations will be.
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Find Suitable Builders
Once the project is properly prepared, the focus shifts from design to contractor selection.
This is where many homeowners make the mistake of simply asking whoever is available.
A builder should be suitable for the type, size and complexity of the work.
We look at factors such as:
- relevant project experience
- references
- company background
- insurance
- accreditations where appropriate
- availability
- communication
The goal is not just to find a builder.
It is to find builders worth inviting to price the project.
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Send the Project Out to Tender
A building tender gives selected contractors the same project information and asks them to return a quotation.
That allows you to compare prices on a more consistent basis.
A tender package may include:
- technical drawings
- structural information
- specifications
- scope of work
- relevant approvals
- project-specific information
The clearer the package, the less room there is for assumptions.
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Compare the Builder Quotes Properly
The cheapest quotation is not automatically the best one.
A meaningful comparison looks at what each builder has actually included.
We review areas such as:
- exclusions
- provisional sums
- allowances
- VAT
- programme
- payment terms
- materials
- missing items
Two quotations can differ by thousands of pounds simply because they are not pricing the same scope.
The aim is to understand the real difference before you choose.
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Appoint the Builder and Put the Contract in Place
Once the preferred contractor has been identified, the next stage is formal appointment.
The agreed scope, drawings, price and responsibilities should be recorded properly before construction begins.
A building contract can establish:
- the contract sum
- payment arrangements
- start and completion dates
- how variations are handled
- responsibilities
- procedures for delays and disputes
This creates a much stronger starting point than relying on a quotation and a handshake.
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Move Into Construction
Once the design, approvals, tender and contract are in place, the project can move into construction.
At this point, the focus changes.
The questions are no longer mainly about what should be built.
They are about whether it is being built properly, whether the programme is moving, whether payments match progress and whether changes are being managed correctly.
Depending on the project, Tholos can continue to provide support during this stage.
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What If Something Goes Wrong?
Not every project follows the perfect sequence.
Sometimes homeowners contact us after construction has already started.
You may have:
- a builder who has stopped communicating
- work that does not match the drawings
- unexpected additional costs
- unfinished work
- disputes over payments
- concerns about quality
In those situations, the first job is understanding what has happened and what information already exists.
From there, we can help identify the practical next steps.
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Why the Order Matters
Each stage of a building project affects the next one.
If the design is unclear, the technical drawings are harder to resolve.
If the technical information is incomplete, builders make assumptions.
If builder quotations contain assumptions, the tender comparison becomes unreliable.
If the scope is unclear, the contract becomes weaker.
And if all of that reaches site unresolved, problems become more expensive to fix.
The process does not need to be complicated.
It does need to be organised.
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You Do Not Have to Use Every Stage
Not every homeowner needs Tholos to manage the entire process.
You may already have planning permission.
You may already have a structural engineer.
You may only need help finding suitable builders or comparing quotations.
That is fine.
The process can start wherever your project currently is.
The important thing is understanding what has already been completed and what still needs to happen before the next stage.
how it works
How Tholos Helps
Our role is to make the transition from design to construction clearer.
That can mean helping you:
- define the project
- develop the architectural design
- navigate planning and approvals
- coordinate technical and structural information
- prepare the project for builder tender
- identify suitable contractors
- compare quotations
- put the right contract in place
- support the project during construction
The exact service depends on what your project needs.
Client experience
"
Lorem ipsum dolor sit amet, consectetur adipiscing elit. We had a vision for our home but no idea how to realise it. Tholos Interiors took complete ownership of the project — every detail was considered, every decision explained. The result exceeded everything we had imagined.
– Lawrence Ipsum, Homeowner · London –
Frequently Asked Questions
Do I need to use Tholos for the whole project?
No. You can use Tholos for the full process or for individual stages depending on what has already been completed.
What stage should I contact you?
You can contact us at the very beginning or later in the project. The first step is understanding what information already exists and what needs to happen next.
Can you help if I already have planning permission?
Yes. The project may still need technical drawings, structural design, Building Regulations information, tender preparation or builder support.
Should I find a builder before getting drawings?
You can speak to builders early, but meaningful quotations are usually more useful once the project has been properly defined.
Should I find a builder before getting drawings?
You can speak to builders early, but meaningful quotations are usually more useful once the project has been properly defined.
Can you help compare builder quotes?
Yes. We can review the quotations and identify differences in scope, exclusions, allowances and other important terms.
Not Sure What Stage You Are At?
You do not need to understand the entire construction process before getting started.
Tell us what you want to build, what has already been done and where you are currently stuck.
We can help work out the next step.
Disclaimer:
This article is part of a series created by our dynamic marketing team for informational purposes only. While we strive to review all content thoroughly, occasional oversights may occur, even after publication. Therefore, we cannot accept liability for any interpretations or use of the information provided. For the most up-to-date information or to report any discrepancies, please contact us at hello@tholos-architects.com.
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