House design: the steps from idea to building permit

Your own house is a dream, but the path to it looks complicated: documents, designs, approvals. In this article we describe the steps the way we go through them with our clients – clearly and in order. The specific requirements depend on the plot and the municipality, so every project starts with research.

Step 1: Before the design – the plot

It is best for the architect to see the plot even before you buy it. They will assess:

• what can be built according to the detailed development plan (number of storeys, density, floor area ratio, setbacks);
• how to orient the house towards the sun, the views and the street;
• what the terrain is like – slope, access, neighbouring buildings;
• whether there is infrastructure in place – water, sewerage, electricity.

Step 2: Design permit and initial data

Before design begins, the initial data is gathered:

• Design permit (visa) – issued by the municipality, it determines what can be built on the property and how.
• Geodetic survey – an accurate picture of the plot, the levels and the neighbouring buildings.
• Engineering-geological survey – data on the soil on which the structure is based.
• Opinions from the water and electricity utilities – for connection.

Step 3: Concept design

This is the most creative stage. The architect proposes the layout, volume, façades and position on the plot. We discuss how many bedrooms you need, where the living room should be in relation to the garden, whether you need a study, a garage, a terrace. The first visualisations are also made at this stage.

Step 4: Technical design by discipline

Once the concept is approved, the complete design from which the house will be built is prepared. It includes several parts, each by a specialist:

All disciplines are coordinated by the architect, so there are no clashes – for example a pipe through a beam or a socket behind a column.

Step 5: Approvals and building permit

1. Approval by the utility companies (water, electricity distribution).
2. For some categories of buildings – a compliance assessment of the design.
3. Submission to the municipality for approval.
4. Issuing of the building permit.

Timelines depend on the municipality and the complexity, but it is wise to allow several months for the whole document process.

Step 6: During construction

After the permit, construction begins – with the opening of the construction site, construction supervision (where mandatory) and author supervision by the designer. The architect checks that the work matches the design and resolves questions on site.

The interior – from the very start

The most expensive mistake with houses is starting the interior once the building is already built. It often turns out that the window is exactly where the wardrobe should be, and the plumbing points don't match the kitchen. When the architecture and the interior are designed by one team:

• windows are positioned according to the furniture and the views;
• the services match the kitchen and bathrooms exactly;
• the ceilings have the height for hidden lighting;
• the staircase, fireplace and built-in furniture are part of the architecture.

An example of this integrated approach is Zen House. You will find more about the service on the page house design.

“A house is designed once, but lived in for decades. Every minute invested in the design is worth it.” – Arch. Katerina Taneva