Design Development in Architecture: Process and Deliverables

Design development is the turning point in any building project where creative concepts become real, workable solutions. This article breaks down what happens during the design development phase, who’s involved, and what documents you can expect at this stage. You’ll find straightforward advice on navigating design reviews and coordinating your team for a successful project.

What is Design Development in Architecture?

Design development or DD is one of the key design phases where an approved schematic design becomes detailed drawings and clear specifications. The design team works closely with the project owner or client to refine the initial architectural design concept.

In this phase, the design team focuses on designing important details and selecting building materials. They also make design decisions about structural elements, interior layouts, and building systems.

This careful design development process ensures the design intent aligns with constructability. The outcome is a strong foundation for the next step, which is preparing construction documents.

What's the Difference Between SD, DD, and CD

Schematic Design (SD), Design Development (DD), and Construction Documents (CD) are three distinct design phases in any construction project. Each phase serves a specific purpose, guiding the project from early concepts to final buildable documents.

The table below summarizes the main focus and outputs of each phase to help you see the difference and how they work together:

Understanding the sequence helps project owners, architects, and consultants know how their input shapes the final outcome. When the design development stage receives proper attention, it sets the stage for accurate construction documents and a smoother construction process.

Who is Involved in the Design Development Phase?

The design development phase brings together a multidisciplinary team for close coordination. The architect, structural engineer, project owner, contractors, and specialty consultants each play a specific role in shaping the final design.

In large projects, you’ll typically see the following design professionals involved at key decision points:

• Architect: Leads the design process, refines plans, manages coordination, and ensures the design intent is clear for everyone.
• Project Owner or Client: Reviews design options, asks questions, sets goals, and approves milestones, directly shaping cost and quality.
• Construction Project Manager: Oversees schedule, budget, and coordination between the design team, contractors, and owner. Facilitates communication and helps keep the project on track.
• Engineers (structural, MEP, civil): Provide technical expertise, develop building systems, and validate constructability.
• Specialty Consultants: Contribute expertise in landscape, lighting design, code compliance, or sustainability as needed.

Collaboration happens through regular project meeting, document reviews, and ongoing communication. The owner’s engagement is critical for timely decisions and a successful building project outcome.

The Design Development Process

The design development process transforms an approved schematic design into coordinated, detailed drawings and clear specifications. Each step refines plans, selects building materials and systems, and sets standards for the construction process.

This work helps project owners and design professionals make smarter choices about project scope, quality, and project budget. Here’s how the process unfolds.

1. Refine the Design

Refining the design means the team adds technical detail to every space. Architects and engineers update the floor plan, ceiling plans, sections, and elevations to ensure accuracy and code compliance.

Owners should review these detailed drawings closely, ask questions, and schedule design meetings to clarify any concerns. Key steps include:

• Develop Detailed Drawing: Upgrade plans and layouts with exact room sizes, features, and building assemblies.
• Clarify Scope and Quality: Document levels of finish, select materials, and ensure choices meet expectations.
• Problem-Solve Early: Address system conflicts, code questions, or coordination issues as they appear.

Getting the details right now sets up a smoother path for construction documentation and helps avoid costly change orders later.

2. Select Materials

Selecting materials involves choosing finishes, fixtures, and building systems. The design team and client review samples, product options, and costs together.

Material selection covers these essentials:

• Material Performance: Pick options that will last and are easy to maintain.
• Visual Impact: Match colors, textures, and details to your design intent.
• Cost Analysis: Balance every choice against the construction budget and updated estimates.

Making decisions now about building materials also lets the team identify supply chain risks early. It also helps plan for any long lead times that could affect the project schedule.

Early, active input from owners makes it easier to control costs and prevent last-minute changes. Don’t hesitate to request mockups or material comparisons if you need to see options side by side.

3. Coordinate Systems

Coordinating building systems brings together structural, mechanical, electrical, and plumbing (MEP) elements. Architects, structural engineers, and specialty consultants all work to integrate these systems.

Owners can add value by joining design review meetings and asking for clear visualizations or 3D walkthroughs. Effective system coordination means:

• Integrating Consultant Input: Include the latest plans from all engineers and specialty consultants.
• 3D Modeling and Clash Detection: Use CAD or BIM software to catch problems before MEP.
• Package Sequencing: For some projects, bid packages for foundations or frames may be prepared now.

Regularly checking how all building systems fit together helps reduce the risk of costly site changes. For example, resolving a mechanical clash in a 3D model during design development can save weeks of delay and thousands in change orders.

Digital tools and fast-tracking may blur the lines between design phases, but the essentials remain. Owners and consultants who stay engaged help prevent surprises and control project costs.

Design Development Deliverables and How to Review Them

Design development produces a coordinated set of design development documents and architectural drawings that clearly illustrate how a construction project comes together.

Review each item for clarity, completeness, and alignment with your design intent. If something isn’t clear, always ask your architect or design professional for an explanation.

The main deliverables and ways to review them are below.

Drawings and Plans

Drawings and plans provide a visual roadmap of your building project. When evaluating these documents, consider the following components:

• Site Plan: Shows zoning, property lines, pavement, landscaping, utilities, and site details. Check access, site features, and regulations. If unsure, ask for a walk-through on the detailed plan.
• Floor Plan: Depicts rooms, corridors, windows, doors, fire compartments, reflected ceiling plans, grids, and dimensions. Review functional flow and interior layout for daily use.
• Building Elevations and Sections: Illustrate building materials, structural elements, heights, fire ratings, and outline specifications. Ensure consistency and correctness of heights and materials.
• Typical Wall Sections: Detail partition types and fire-rated assemblies. Confirm assemblies make sense for constructability, safety, and durability.

Even if you're not a technical expert, careful review now can prevent expensive changes later in the construction process.

Integrated Sections and Systems

Integrated system drawings help verify that all building systems work together effectively. Review these elements closely to ensure constructability:

• Combined Drawings: Show how architecture, structure, and building systems integrate. Check for system clashes or crowded equipment spaces.
• Structural Drawing: Covers foundations, floor and roof framing, and outline specs. Review clear load paths and ensure structural supports don't obstruct necessary spaces.
• MEP Plans: Include equipment rooms, distribution zones, riser diagrams, schedules, and outline specifications. Ensure equipment accessibility and logical service routes.

Identifying issues now during the design development stage saves significant cost and disruption later.

Schedules, Specifications, and Visualization

Schedules, specifications, and visualization tools clarify finishes, building materials, and overall aesthetics. When reviewing these documents, look for alignment with your expectations:

• Schedules: List room finishes, doors, windows, elevators, or escalators. Review for consistency with initial design decisions.
• Outline Specifications: Summarize materials, assemblies, and engineering requirements. Check product standards and ensure alignment with budget.
• Visualization: Models, renderings, samples, lighting design studies, and animations demonstrate design intent clearly. Request mockups or walkthroughs to better visualize spaces.

Thorough review at this design development phase reduces rework and prevents costly surprises during construction.

Other Documentation

Other documentation includes code analysis, area summaries, and sustainability targets like LEED. Review these to make sure your project meets all regulatory and sustainability requirements:

• Code Analysis: Shows compliance with building codes and zoning. Review flagged items with your architect or consultant for resolution.
• Area and Rating Summaries: Report floor area, occupancy, and sustainability targets. Confirm data aligns with your objectives and certifications.

Value engineering and adjustments can occur here if cost estimates don't match your project budget, representing the last chance for major changes without significant disruption.

Being hands-on with your review builds confidence. Trust your design professionals and consultants to navigate technical details, leveraging their expertise to achieve your project goals successfully.

How Design Development Impacts Budget and Timeline

The design development process directly influences your project’s cost and schedule. The design team finalizes building materials, refines building systems, and resolves conflicts, significantly affecting cost accuracy and construction timeline reliability.

Here's the impact of design development on budget and timeline:

• Refined Cost Estimates: Detailed drawings and specifications provide contractors clarity for accurate pricing. Regularly review updates with your design professional or cost consultant.
• Early Issue Resolution: Addressing system conflicts during the design development phase prevents costly changes and construction delays. Seek consultant feedback proactively.
• Sequencing and Procurement: Early selection of materials facilitates smooth procurement, particularly for long-lead items. Request critical-path material lists from your architect or contractors.

Timely decisions and proactive communication during the design development stage protect your budget and timeline from unforeseen challenges.

How to Avoid Common Design Development Mistakes

Avoiding mistakes in design development means staying proactive, communicating clearly, and building review into every step. Focus on coordination, clear delegation, and a careful approach to details and revisions.

Here’s a table showing frequent mistakes, why they happen, and practical ways to prevent them:

A smooth design development phase depends on building strong habits. Coordinate early, delegate thoughtfully, and always review your work more than once. If you’re unsure about a change or a detail, bring it to the team. Be thorough and open for feedback.

Next Steps After Design Development

Post-design development, the project transitions into the construction documents phase, bidding, and construction administration. The primary tasks now are finalizing all drawings, obtaining permits, and contractor selection.

Typical next steps include:

• Finalize Construction Documents: Complete and coordinate detailed construction drawings and specifications for permitting and bidding.
• Secure Permits and Approvals: Submit finalized construction documents for local authority review and approval, updating as required.
• Bid and Select Contractors: Solicit bids based on final construction documents, evaluate proposals, and select contractors ensuring alignment on quality, cost, and timeline.

Review your long-term project goals and sustainability considerations before proceeding, ensuring construction documents reflect your vision.

Elevate Your Design Development With Mastt

Mastt enhances design development efficiency through centralized document management, task tracking, reporting, and scheduling, simplifying collaboration among the design team and stakeholders.

Key Mastt features supporting design development include:

• Centralized Document Storage: Organize documents and attachments, track versions, and auditing history.
• Tasks and Actions Tracking: Monitor design reviews and consultant feedback.
• Dashboard and Reporting: Real-time insights into design progress and project health.
• Milestone Tracking: Schedule tasks and manage key design deliverables and coordination meetings.
• Budget Tracking: Connect design progress to cost tracker for greater financial control.

Using Mastt, the design development phase becomes organized and proactive, allowing your team to concentrate on creating impactful design solutions.

Smart Collaboration in Design Development Pays Off

Design development is a team effort that rewards clear communication and shared goals. Stay hands-on, embrace input from every consultant, and ask questions as you review the details. This collaborative mindset ensures that by the time you reach construction, your project is ready to succeed.