Five stages. One architect. One clear fixed-fee agreement.
Design, planning and building regulations are handled in one place, so you know the full scope from the outset and are never coordinating separate consultants. You only ever commit to the next stage.
Feasibility
A site visit and a short written note on what the council is likely to accept, what permitted development allows, and rough cost. Fixed fee, credited against the next stage.
Concept design
Measured survey, two or three layout options, and the one we recommend. You see it in plan and 3D before anything goes to the council.
Planning
Drawings, design and access statement, any heritage or daylight reports, and the application itself. We handle the council's questions until decision.
Technical design
Construction drawings, structural coordination and the Building Regulations submission — the set your builder prices from.
On site
Optional contract administration: we visit, answer the builder's questions and certify payments so you are never the one in the middle.
The things nobody tells you about.
Council fees. The council charges its own fee for a householder application, a lawful development certificate or a prior approval notification. We list the current figures in your quotation so there are no surprises.
Surveys and reports. A measured survey is included in concept design. Structural engineering, party wall surveyors, daylight reports and arboricultural reports are quoted separately when needed — we tell you at feasibility which ones your project is likely to need.
Building Regulations. Either the council's building control team or an approved inspector; fees depend on the size of the work.