Although we recommend that you engage with engineers as early in the project as possible, this is not always possible. SWJ Consulting works with a lot of design and build contractors and join the design team at the end of RIBA Stage 3 – Spatial Coordination, taking over or “picking up” a project once the architectural concept and initial design have already been developed, including any civil and structural design that has been completed, we then move the design through to RIBA Stage 4 & 5.

We call this a Stage 3 Pick Up.

For developers, architects and contractors, bringing SWJ Consulting into a project at this point provides an opportunity to take a fresh look at the proposed structural and civil engineering solutions before progressing to detailed technical design.

It isn’t simply about taking someone else’s design and completing it. Stage 4 is an important opportunity to review what has been proposed, challenge assumptions, identify potential problems and explore whether there are more practical or cost-effective ways of delivering the project.

Why bring in new structural and civil engineers at the end of Stage 3?

There are many reasons why a project may require a new, or additional set of eyes, at the end of Stage 3.

The original engineer may only have been appointed for the early design stages. A developer may acquire a site with planning permission and an existing design team. A contractor may become involved and want an alternative engineering approach, or the client may simply want a fresh pair of eyes before committing to detailed design and construction.

Whatever the reason, at the end of Stage 3 represents an excellent point to review the engineering.

Enough of the building has been designed to understand what is being proposed, but there is generally still sufficient flexibility to make meaningful changes without triggering the cost and disruption associated with redesigning a fully detailed project.

We don’t assume the existing solution is the only solution

When SWJ Consulting picks up an existing project, our first task is to understand the design and the reasoning behind it.

We review the information available, which might include:

  • Architectural drawings
  • Previous structural designs and calculations
  • Proposed foundation strategies
  • Ground investigation reports
  • Drainage strategies
  • External works and levels
  • Flood risk information
  • Utility information
  • Planning conditions
  • Surveys and specialist reports

We can then assess whether the proposed structural and civil engineering solutions remain appropriate as the project moves forward.

Importantly, we don’t automatically assume that because something has already been designed, it has to stay that way.

Stage 4 can be an important opportunity for value engineering

This is where a Stage 3 Pick Up can provide significant value. Our engineers may identify opportunities to simplify the structure, reduce material quantities, improve buildability or adopt an alternative construction method. For example, could an expensive piled foundation solution be replaced with ground improvement and conventional foundations? Could a different structural grid reduce the amount of steel required? Could changing site levels reduce retaining structures and earthworks?

The same principle applies to civil engineering.

Drainage, highways, external levels and foundations are closely connected. Reviewing them together may reveal opportunities that aren’t obvious when each element is considered separately. A relatively small change at the end of Stage 3 can sometimes result in significant savings during construction.

Identifying problems before Stage 4 Starts

RIBA Stage 4 is where the technical design becomes significantly more detailed. Detailed structural members are calculated, reinforcement is designed, connections are developed, drainage is coordinated and drawings begin to contain the information contractors will ultimately use to build the project.

Once that work has been completed, making fundamental changes becomes considerably more expensive.

A Stage 3 Pick Up therefore, provides a valuable checkpoint.

If we identify that a proposed structural system is unnecessarily complicated, foundations don’t reflect the latest ground investigation or drainage conflicts with the proposed structure, it is much better to address those issues now.

The aim is to enter Stage 4 with a coordinated engineering strategy rather than carrying unresolved problems into detailed design.

Bringing structural and civil engineering together

One of the advantages of appointing SWJ Consulting for a Stage 3 Pick Up is that our structural and civil engineering teams can review the project together.

A decision made by one discipline frequently affects another.

Changing finished floor levels, for example, could affect foundations, drainage falls, retaining walls, external levels and site access.

Similarly, relocating structural columns or foundations could create conflicts with below-ground drainage.

By considering these elements together, we can identify potential clashes early and develop coordinated solutions rather than resolving them during construction.

Stage 3 Pick Up doesn’t mean starting again. Clients can understandably be concerned that changing engineers will mean repeating work they have already paid for. That shouldn’t be the objective. A Stage 3 Pick Up is about building on the work that has already been completed while independently assessing whether it represents the best way forward.

Where an existing solution is sensible, efficient and properly developed, there is no reason to change it. Where we believe there is an opportunity to improve it, however, we will explain the alternatives and the potential benefits to the client.

This independent approach means engineering decisions can be based on what is best for the project rather than simply continuing with a solution because it has already been drawn.

Adding value before construction

Good value engineering isn’t about making a building cheaper at any cost. It is about achieving the required performance in the most appropriate way. That means considering construction cost alongside programme, buildability, material use, site constraints, future maintenance and risk.

Sometimes the cheapest structural solution on paper can create additional costs elsewhere. Equally, spending slightly more on one element may significantly accelerate the construction programme. Our role is to understand these relationships and help the wider project team make informed decisions.

How SWJ Consulting can help with a Stage 3 Pick Up

SWJ Consulting works with developers, architects and contractors to take over structural and civil engineering projects at the end of Stage 3 and progress them through detailed design and construction. We can review the existing engineering information, identify gaps or potential risks, explore alternative solutions and provide value engineering advice before progressing into Stage 4.

Our structural and civil engineers can also work directly with architects, contractors and specialist suppliers to ensure the design is coordinated and practical to construct.

Changing engineering teams doesn’t have to mean starting again. In fact, appointing an experienced structural and civil engineering consultancy at the end of Stage 3 can provide a valuable opportunity to challenge the design before the most detailed – and expensive – stages of the project begin.

Do you have a development approaching RIBA Stage 3, or are you considering changing structural or civil engineers? Talk to SWJ Consulting about a Stage 3 Pick Up. We can independently review the existing design, identify opportunities to add value and provide a clear route forward into detailed design and construction. Give us a call on 01993 225085 or email mail@swjconsulting.co.uk.