First you need to find a competent designer to put your thoughts down on paper. When looking for an architect, architectural technologist or building designer, there are some key points as to what you should be looking for, they are as follows:

1. Does the practice have a professional website that is easy to navigate.
2. Request some examples of past projects that the practice has undertaken, in the form of drawings, photos etc.
3. Has the practice been recommended by a personal friend or professional company e.g another practice, builders or engineers.

With the above you can now make a calculated decision to appoint a practice to carry out the design development of your project.

The practice of interest should provide a professional quote for all stages of the project, which will be sent over to you for your perusal. It should be broken down into stages that are easy to understand with all required fees clearly shown.

The 4 stages are as follows:

1. Design/planning process
2. Building regulations/structures
3. Tender/contract liaison
4. Site/construction

The chosen practice should take you through the following stages:

To arrange a convenient date to meet you on the site of the development, to assess how the project can progress. Your designer will now discuss the process with you.

If, for example, you were having a 2-storey extension and a loft conversion, a set of plans will need to be drawn. The reason for this is so they can be submitted to the local authority as a planning or a permitted development application. The difference between the two is that different planning policies are attached to both methods, covering massing, aesthetics, privacy issues, and many more. Your designer will be able to advise you on which method would be more appropriate for your project.

Other factors will need to be considered at this stage as well. For example, is your property in a conservation area? Are you in an area of outstanding natural beauty (AONB)? Is the property listed? Has the property/site been developed in the past? Your designer will be able to obtain this information at the beginning of the project and determine the best way to move the project forward.

The practice will then survey the existing property, ensuring all the information is collected to produce a set of existing plans and elevations, which is a mandatory requirement for submission of the application. The survey can take a few hours or possibly longer depending upon the size of the property. Your designer will then draw up the existing information, which will provide a base to start designing based on your brief.

A set of preliminary drawings will be produced, which are open for discussion. You can then arrange a meeting with your designer to discuss the layouts. At this stage, your designer will advise on what is possible with regard to the application, as it would be pointless submitting a design if it would only be refused. Once you are satisfied with the layout, the drawings can be finalized and prepared for submission.

A site location plan and a block plan will need to accompany the application. Your designer/architect will be able to provide these additional drawings. However, there may be a charge for this to obtain the OS map layout produced by various organizations. Additionally, your project may require a planning statement or a D & A statement (Design & Access), if, for example, your site is in a conservation area. Your designer/architect will also be able to provide these documents if necessary.

When the application is ready for submission, your designer/architect will submit the application either as paper copies of the drawings, documents, and completed application forms. Alternatively, the application can be submitted electronically via the Planning Portal online. The local authority will require a fee for the submission and assessment of the application. The standard cost for an extension for PD would be £103 (2023 fees), and a planning application would be £206. The application can be now submitted.

If the development is significantly larger, then the council will provide all information regarding fees. Once the application has been submitted, it will be validated and assigned to the relevant planning officer to determine the application. This process will take a minimum of 8 weeks. The officer will assess the proposal and then either recommend it for approval or refusal. The officer will then pass it over to their manager for final sign-off.

With planning, an application can never be 100% guaranteed to be approved. Your designer/architect will have designed your project in accordance with planning policy to give your project the best possible chance of a positive outcome. If necessary, your designer/architect can take the application to appeal, in the event that the submitted application was refused. The process of appeal can be lengthy and stressful; however, your designer/architect should be able to assist and advise you on the best route to take, e.g., if a planning consultant may be required to fight your case, which should be connected with your designer/architect.

Once the application has been approved, there may be some conditions as part of the approval; however, your designer/architect can advise you on this. You are now ready to move onto the next stage: Building regulations.

Building Regulations

At this stage, the focus is on producing a comprehensive package to determine how the project will be constructed while ensuring its safety. Your designer or architect will guide you on what’s necessary to satisfy the local authorities in compliance with current building regulations. These regulations encompass various aspects, including structural safety, fire precautions, thermal efficiency, electrical installations, and drainage. The full set of approved documents can be accessed on the planning portal website. Your designer or architect will create a set of drawings and documents for submission, either as a building regulations application or a building notice. The distinction lies in that a building regulations application is checked by Building Control to meet the regulations before being archived, while a building notice application isn’t assessed until the project begins on-site.

Various drawings and notes are required for submission. For instance, if the project involves a two-story extension and a loft conversion, the following drawings should be produced:

1. Foundation layout
2. Ground floor plan
3. First floor plan
4. Second floor plan
5. Roof plan
6. Elevations
7. Sections
8. Building regulations notes

Accompanying this information, structural calculations for elements like lintels and beams need to be prepared. Usually, your designer or architect collaborates with a structural engineer who provides calculations and drawings alongside the architectural package for the application. There might be a separate charge for this service, unless it was already included in the original quotation, although this is less common.

Submitting the structural information to the local authority doesn’t necessarily have to coincide with the architectural package submission for building regulations. Upon submitting the building regulations application, the local authority will require a plan charge fee, calculated based on the project’s size. Your designer or architect can help you determine this fee through the local authority’s website.

As the building regulations drawings and documents are being developed, your designer or architect will provide a preliminary set for your review. They will advise you on feasible internal modifications that won’t compromise the structural integrity of the development. Once finalized, the building regulations package is ready for submission to Building Control. This can be done in hard copy or electronically through the local authority’s website or other platforms like “submit-a-plan.” A plan charge fee is again required upon submission.

The application will be validated and assigned to a building control officer for assessment. Typically, the assessment period by building control is around 5 to 8 weeks, though it can sometimes be expedited to 3 weeks. During this process, Building Control might raise queries on specific matters that require clarification. Your designer or architect will address these queries and make necessary revisions to the package, which will then be sent back for review. Once all matters are resolved, the application will be approved, signaling your readiness to move on to the next stage: Tender.

The tender process will involve producing further detailed information to be sent out to prospective main contractors. Based upon the example of a 2-storey extension and loft conversion, the further drawings and documents required are as follows:

1. Ground floor services layout
2. First floor services layout
3. Second floor services layout
4. First floor joist layout
5. Second floor joist layout
6. Specification

The services layouts will provide a layout for lighting, heating systems, sockets, and switches, etc. The joist layouts will provide quantities for costing of timbers. The specification will provide detailed instructions for the entire construction phase. The specification based upon the example will be approximately 35 – 45 pages of A4, covering all elements of the build and processes involved in it. The reason for producing these drawings and documents is to send an accurate tender package to prospective contractors, eliminating as many hidden costs as possible and thereby reducing the likelihood of escalating costs once the project starts on site. The specification should also include standard legal clauses, contract period, and costing details, which can be modified to suit your budget if needed.

Your designer/architect should send the tender package and all approved drawings out to 3 – 5 contractors for pricing. Normally, your designer/architect will have a list of contractors they use regularly, which removes concerns about service quality and pricing. Upon receiving tenders from contractors, your designer/architect will advise you on the most suitable contractor for your project. Once you’ve chosen a contractor, a construction start date can be confirmed.

After setting a start date, it’s important to inform Building Control. Before construction begins, an inspection fee will be required by Building Control. This fee is determined by the project’s size and cost, and it needs to be paid before construction starts on site. While the example mentions the potential need for a Joint Contract Tribunal (JCT) for larger projects, it’s not essential for smaller projects. The next stage will be the on-site construction phase.

Site/Construction

Before the project starts on site your contractor should provide a program or schedule of works detailing elements of the build and dates for completion. Your designer/architect should provide a service which monitors the build process. The level of involvement will be subject to negotiation between yourself and your designer/architect. This can be on a weekly or monthly basis. Your designer/architect should produce a progress report for each visit and log any issues, which are to be rectified asap. The reports will give you piece of mind that your project is running as smoothly as possible. Payment methods can also be linked to this process for a number of reasons for example insurance of quality of work and bite sized payments to your contractor. At the end of the construction phase a final completion report should be produced raising any minor defects to be rectified before final payment to your contractor.

Throughout the whole process from inception to completion all professionals that you are to engage should have professional insurance policies, so that all work carried out is guaranteed. If you follow these basic guidelines your project will be ran without any major difficulty.

If you require any further information we are happy to help. Please do get in touch for a chat about your project.