Design & Build

At CMS, we work on Design and Build projects across a wide range of sectors.

Design and Build is an increasingly popular procurement route for construction projects, whereby the main contractor is appointed to both design and construct a building. In contrast, where a traditional procurement route is used, the client first appoints consultants to design the building followed by a contractor to build it.

With Design and Build, a single contract covers both the architectural design and physical construction of the building, which streamlines and simplifies the entire process. Benefits to the client include enhanced communication, collaboration and efficiency.

Traditionally Design and Build begins post-planning from RIBA Stage 4 onwards, however nowadays we are seeing increasing evidence that of it coming into play via pre-contract service agreements from RIBA Stage 2 onwards.

With experience in successfully delivering Design and Build projects of various scales, CMS is able to support you through the process from inception to completion.

How CMS contributes to Design and Build projects

With a diverse team of architects and architectural technicians, CMS Architects has experience of working for Design and Build contractors to provide the production information necessary for the purposes of construction.

We can assist with defining the project brief, Employer’s Requirements and obtaining any required planning permissions prior to the engagement of a Design and Build contractor. Our commercial experience provides us with the knowledge and approach required by Design and Build contractors to ensure compliance with the performance criteria of the Employer’s Requirements in a cost-effective way. CMS Architects can also fulfil the role of CDM Principal Designer over the course of a project.

CMS Project Managers & Surveyors also provide several roles integral to Design and Build projects including those of Employer’s Agent, Employer’s Representative, Contract Administrator and Quantity Surveyor.

We can also offer interior design as a standalone service to D&B contractors for health, education, and care facilities, as well as residential projects.

Design and Build - CMS Group

Some of our past Design & Build projects

Wiltshire Air Ambulance, Semington

CMS acted as Architects, Project Managers and Quantity Surveyors on the construction of Wiltshire Air Ambulance‘s new base, named RIBA Project of the Year in 2019. The new state-of-the-art base is a two-storey construction with an adjoining hangar of sufficient height to house the aircraft and facilitate day-to-day maintenance. CMS Architects were novated after RIBA Stage 3 to the Principal Contractor Rigg Construction for RIBA Stages 4-7. CMS Project Managers & Surveyors were retained by Wiltshire Air Ambulance to act as Employer’s Agent and Cost Consultants.


Design and Build - Wiltshire Air Ambulance
Design and Build - Melksham Oak Community School

Melksham Oak Community School, Melksham

CMS acted as Project Managers and Employer’s Agent for the £4.5m new build development of the Science & Sixth Form block at Melksham Oak Community School, working closely with Beard Construction as Principal Contractor. As a multi-disciplinary practice, we were also able to draw on some of our other in-house areas of expertise, producing Bills of Quantities and CMS Architects providing Landscape Design services to complement the main design team.

Snapdragons Nursery, Bristol

CMS provided the architectural design for the new Snapdragons Nursery in Bristol, working with Oakland Construction as Principal D&B Contractor. The 150-place nursery was built to a budget, whilst the design and close working relationship with the contractor ensured no compromise was evident on sustainability and the internal environments created for the users.

Design and Build - Snapdragons Nursery