Your highly rated, low fee residential architectural design specialist
Whether you require extension plans, loft conversion plans, or any other type of residential design plans, you can count on us to provide the best service at reasonable prices in all London boroughs.
Typical prices
Measured survey drawings
From £600
Planning drawings
From £600
Building regulations drawings
From £600
Package of all three above drawings
From £1,500
Typical drawings package service
1. Research and quote
You email us your project address and development description, so we can check planning constraints online and provide you a quote.
2. Site visit and survey
We visit your property to undertake a measured survey and discuss design details.
3. Measured survey drawings
We produce the measured survey drawings of the existing layout and ask you for a design brief.
4. Planning drawings
We produce the planning drawings of the proposed layout, then amend them if required.
5. Planning application submission
We submit a planning application as your agent, send you a link to pay the council fee, and amend the drawings if required by the planning department.
4. building regulations drawings
We produce the building regulations drawings, then amend them if required.
6. Referral to consultants
We refer you to a private approved inspector to handle your building regulations application/inspections, a party wall surveyor for party wall consent and a structural engineer to provide structural calculations.
We know home extensions from top to bottom
Ground floor extensions can add that much desired light filled kitchen-diner space to the rear of the house, or a bonus room to the side of the house, while first floor side or rear extensions can add extra bedrooms and bathrooms. With our experience gained from hundreds of previous projects, we can help you decide what is best for your needs.
Ground floor extensions can often be added using permitted development rights, though sometimes planning permission will be required, if for example, the extension is deeper or wraps around. We have local architectural knowledge of all London boroughs’ planning policy, and will advise your options for permission before you engage us as your architectural designer, ensuring you don’t waste money on unsuitable planning drawings.
It is important to consider building regulations, such as structure, fire safety, and conservation of fuel and power etc. when designing extensions. Our drawings will include building regulations information such as construction detail drawings and written specifications, to ensure that building regulations are thought through, before the design becomes unchangeable after planning permission is granted.
A structural design will likely be required for extensions, especially where existing load baring walls are to be removed. We work closely with an affiliated structural engineer who can offer both initial advice and a comprehensive structural design, so that costly mistakes with the building structure are avoided.
Often party wall consent will be required if you are digging within close proximity of your neighbour’s house, or if your extension will abut your neighbour’s existing extension. We will include this information on our planning drawings to help you gain this consent.
Rear extensions on terrace houses will often need to be built over shared underground drainage. Our building regulations drawings will include all the necessary drainage information and can be used for you to apply for a build over agreement from your water company.
Construction costs for extensions are circa £2,000 to £3,000 per square metre plus extra for kitchens and load bearing wall removal, so this needs to be considered when deciding upon the size of your extension. We can ensure your design is within budget and can refer you to a quantity surveyor for a more accurate budget breakdown.
We know loft conversions inside out
Loft conversions can add that much desired master bedroom with en-suite, or extra childrens’ bedrooms and a bathroom. With our experience gained from hundreds of previous projects, we can help you decide what is best for your needs.
Loft conversions can often be added using permitted development rights for rear dormers and hip to gable extensions, though sometimes planning permission will be required, if for example the roof ridge needs to be raised, or you are adding to a flat. We have local architectural knowledge of all London boroughs’ planning policy and will advise your options for permission before you engage us as your architectural designer, ensuring you don’t waste money on unsuitable planning drawings.
It is important to consider building regulations such as structure, fire safety, and conservation of fuel and power etc. when designing loft conversions. Placement of the new staircase with sufficient ceiling height is crucial. Our drawings will include building regulations information such as construction detail drawings and written specifications, to ensure that building regulations are thought through before the design becomes unchangeable after planning permission is granted.
A structural design will always be required for loft conversions, as the floor and roof will need strengthening. We work closely with an affiliated structural engineer who can offer both initial advice and a comprehensive structural design, so that costly mistakes with the building structure are avoided.
Often party wall consent will be required if you are bearing steel beams into the party walls, or if your loft conversion requires the party walls to be raised. We will include this information on our building regulations drawings to help you gain this consent.
Construction costs for average dormer loft conversions are circa £50,000, so this needs to be considered when deciding upon the size of your loft conversion. We can ensure your design is within budget and can refer you to a quantity surveyor for a more accurate budget breakdown.
FAQ
Do I need a RIBA or ARB registered architecture firm?
It is not mandatory by law for architecture firms to be RIBA or ARB registered to supply architectural services. The costs of registration and associated red tape will inevitably be passed onto the client, and while this is justified for large complex projects, it is generally not for simpler domestic projects. Registration is also no guarantee of competency or experience, so it is better to look for a local architecture firm with a track record which can be proven by a long history of verifiable positive reviews and having numerous similar completed projects under their belt.
What areas do you cover?
We cover Greater London and the surrounding commuter belt.
Are you insured?
We carry professional indemnity insurance of £1,000,000.
How do you charge?
We typically charge in instalments and on receipt of the relevant drawings. We welcome card or transfer payments.
What other fees do I need to consider?
Apart from our fees, you will usually need to budget for structural engineer fees, building regulation application fees and planning application fees. If you neighbours insist, you may also have to budget for party wall surveyor fees.
Can also use your plans to build from?
You can use our building regulations drawings in conjunction with a structural engineer’s drawings to build from.
How long do your plans take?
We can normally book in a measured survey within a week of formal instruction by you, and turn around the drawings ready for submission within one or two weeks thereafter.
How many drawing revisions are included?
We include as many amendments to the drawings as you like provided the scope of the project does not change and the amendments are done altogether at the same time. We also include unlimited amendments if required by the planning department your other consultants.
Do you recommend pre-application advice from the council?
As planning policy for extensions and loft conversions is quite clear, and councils charge for non-binding advice, often from inexperienced junior officers, with no statutory deadline, we have found pre-application advice for these types of projects to be not worthwhile.
Do you submit applications for me?
We submit the necessary applications to the planning department on your behalf and act as your agent tso you don’t have to stress with the complicated forms, validation requirements and queries from the planning officer. For building regulations approval, we recommend using a private approved inspector, who is more amenable than council building control, and who will submit the building regulations application on your behalf.
What other application documents may I need?
Depending on the complexity of your project, or any special designation of the area in which you live, there can be extra reports or statements required in addition to the planning drawings. We can advise on the requirements and refer you to specialist providers.
How long does planning permission take?
Both planning applications and lawful certificate applications for permitted development take up to 8 weeks for the planning department to issue a decision, though prior approval for larger permitted development extensions take only 40 days.
What happens if my application is refused?
In the unlikely event your application is refused, we will assess the report provided by the planning officer and advise how to overcome the reasons for refusal in a subsequent application. We can usually amend the existing drawings and resubmit for a nominal time-based fee. If the description of the development is unchanged, then you will likely not have to pay a second application fee for planning permission.
Can you refer me to structural engineers and builders?
We have built up a network of trusted suppliers over the years and can happily refer you. You do not have to pay us a fee for this, however we will charge them a nominal commission fee, upon completion of their services, to help cover our marketing costs.
Can you manage the construction phase of my project?
As most of our clients are happy to save money and liaise directly with their builder and building control officer, we don’t offer project management services, though we can help with any queries which may arise during the build.