Frequently Asked Questions

This varies depending upon the size and complexity of the project and the local authority. Most straightforward domestic planning applications are decided within 8-12 weeks. Projects that are multiple unit sites may take longer depending on their complexity.

Our in-house Planning Consultants have complete knowledge of the planning process and over the years have established strong relationships with local authority planning departments.

There are 3 main stages:

a) Concept. After we’re instructed we prepare a survey of the building or site and produce feasibility or sketch designs. We also have informal discussions with the local authority and check to ensure there are no public sewers, electricity cables or gas pipes that might affect your project.

b) Planning. We work up the drawings to a level required by the local authority for planning or listed building consent and submit to the Local Authority.

c) Building Regulations. The technical detail required and specification is added together with any other consultant information, and we submit to the local authority for Building Regulations approval.

The English planning system is fairly prescriptive but the final decision is made by the individual planning officer or by committees, and their views can, as you would expect be highly subjective and open to broad interpretation of the ‘rules’.

Building regulations on the other hand is a much more straightforward matter as they are rigidly fixed and approval can always be obtained of the correct technical information is provided with the application.

Not to be confused with planning, Building Regulations are there to ensure that buildings are made to a minimum quality standard for such things as structure, fire escape, drainage, ventilation and insulation.

Building regulation matters are usually handled by Building Control Officers in the Building Control Department of your local authority but increasingly private licensed inspectors are an alternative.

Unlike planning, there is no committee and you should not have to endure a long wait for approvals.

The three most common surveys are:

a) A full measured survey to calculate the internal square floor area of your property in order for us to proceed with detailed and accurate plans.

b) A topographical survey or grounds to pick up any level changes and trees that may have influence on a basement excavation or extension from their roots. This may include trees in the grounds of adjacent properties.

c) A utilities survey to identify any underground water and sewage services that may impact the design of your new extension or basement excavation.

We can complete the measured surveys in house and have a network of consultants that can take on more specialist surveys as required.

Fully design your interiors during the working drawings stage. The cost of a luxury finish is considerably more than the cost of a basic finish. Clients are often surprised by how much of a variance there is between a basic product and a luxury product.

Contrary to popular belief, the choice of finish is often the most influential issue to affect the cost of a building project. The cost of a shell of a building can be clearly defined by restrictions in planning, building regulations and the overall design.

Interior design is down to the individual client’s taste.

Try not to change your mind at the last minute as design changes are a sure fire way of losing control of your budget.

We charge for our services on a fixed fee basis which is broken down is stages.  You can select all or part of our services and our fees will be worked out depending on your requirements.

The initial consultation is a time for us to discuss your requirements and to see if you feel we are the right company for your project. At this time we will discuss your ideas and concepts and our experience and capabilities to deliver what you require. During the meeting you will be given the opportunity to ask any questions, or ask for clarification of anything that has been discussed.

We offer a free consultation for all new projects.

After the initial consultation we will liaise with you to ensure that you are completely satisfied and we will assess your ideas to develop a client brief. This will include a design concept which will explore the use and layout for the building as well as fixing your budget and construction timescales.
The concept sketches will be used to develop the Detailed Design which will be prepared in CAD.

Every project is different and has different requirements and we will advise you of any other consultants that you may require, for example, a structural engineer or ecologist.

We will guide you through the planning process, prepare the documents needed to make the applications and meet with the relevant planners on your behalf. Once planning approval has been granted we will prepare detailed construction drawings and specification.
We are always on hand to reccomend suitable contractors for your project and are also on hand for any questions during the project.

We operate in the home counties and London.

From completing the survey to sending drawings for your comments depends upon the site and complexity of the scheme, but a straight-forward building or extension would normally take between two  / three weeks. A more accurate time-scale is given at the initial consultation.

Once you have approved the design, we prepare and submit all the information as your agent and deal with the Local Authority planners and Building Inspectors on your behalf.

You pay a number of fees to the Local Authority:

1. Planning Fee.   The fee for the local authority to determine the planning application, and is payable when the application is submitted.

2. Building Control Plan Fee.   The fee for Building Control to assess the building specification and ensure it complies with current legislation and is payable when the Building Regulations submission is made.

3. Inspection Fee.   The fee for Building Control officers to inspect the construction work at various stages throughout the project. This is invoiced direct to the client, usually after the first site inspection.

Other fees you might need to budget for are:

4. Location Plan.   A standard £35.00 fee for an Ordnance Survey Site Plan showing the site boundaries and local area, required as part of the planning application.

5. Other Consultants.   Dependent on the scheme, you might also require the services of a Structural Engineer or other consultants. Further advice is given at the initial consultation.

All new buildings require planning permission and Building Control approval. Some domestic extensions and alterations are considered permitted development and do not require planning permission, but will still require Building Control approval and drawings and specification for your builder to work from. For further advice, click the link below to the Planning Portal and follow their interactive guide.

You may wish to use a builder already recommended to you, or that you have seen advertised. You may also select one from an approved list of contractors we have worked with for many years, but the choice of builder will always be at your discretion. We recommend obtaining quotes from at least 3 separate builders.