Frequently asked questions

Not every project needs an architect. For small, permitted-development work (a simple porch, a standard loft conversion), a surveyor or design-and-build contractor may be sufficient. An architect adds the most value when a project needs planning permission, involves design complexity (a sensitive site, a tight brief, a listed building), or where the finished quality really matters. Most of our clients come to us because they want the finished result to be measurably better than "good enough".

Get in touch through our contact form or by email, or take the short Find your route quiz. We'll reply within one working day. Most clients start with a free 20-minute call; from there, a paid architect's review and report, site visit or feasibility study where it helps, and then a written fee proposal setting out scope, programme and fees.

We have studios on the Isle of Wight (Shanklin) and in London (Fitzrovia), and we work regularly across the South Coast: Hampshire, Dorset, the New Forest, Brighton and Chichester. We also take on projects further afield where a client or site warrants it.

Woods is best suited to projects where architecture, material quality and long-term value are central to the brief. Smaller commissions, or purely technical work, are often better served by a different kind of practice. Where that is the case, we will say so early and, where we can, point you towards the right people.

We charge fees in one of three ways: percentage of construction cost (most common, for full commissions), fixed lump sum (for well-defined pieces of work), or hourly rates (for advisory work). Fees are staged across the RIBA Plan of Work: you only pay as each stage is delivered. Full details are on our Fees page.

The first 20-minute call is free and without obligation: we talk through your brief, share our approach and decide together whether we're a good fit. Beyond that, an architect's review and report (a 45-minute session with Lewis, then a written report) is £180, and a site visit carries a £120 booking fee, refunded against your first invoice if you go ahead with us. Full details are on the Find your route page.

Construction costs vary widely by project type, location and specification. Rough benchmarks (2025 prices, UK averages): Whole-house renovation: £1,800 – £3,500 per m²; New build (standard): £2,200 – £3,500 per m²; New build (high specification): £3,500 – £6,000+ per m². We're happy to discuss realistic budget ranges at the feasibility stage: often the first thing clients want to know is "can my budget do what I want?"

It depends on your property, your proposal and where you live. In many cases, home extensions fall under permitted development rights and don't need planning permission, but there are lots of conditions and exceptions. You will almost certainly need planning permission if your property is: in a conservation area, listed, in an AONB or National Park, or subject to an Article 4 direction. We can advise at the first meeting whether your project is likely to need consent.

Standard householder planning applications are determined in 8 weeks by law. Larger applications take 13 weeks. Realistically, allow 3–4 months from engaging an architect to receiving a planning decision: it takes time to prepare drawings, consult officers and submit a complete application. Complex applications (listed buildings, major applications) can take 6 months or longer, especially if committee-level decisions are required.

First we'd understand why: is it a minor issue that can be addressed in a revised resubmission, or a fundamental objection? Most applications that are refused can be resubmitted once the reasons for refusal are addressed. If we think the decision is wrong on policy grounds, we can lodge a planning appeal. Appeals typically take 6–12 months but are free to submit. We advise frankly on the merits of appealing versus redesigning and resubmitting.

Yes, and we love them, though we are not a specialist heritage practice. Traditional buildings are a passion of the studio, and listed work needs care: Listed Building Consent, the right materials and the right craftspeople. Where a project needs a conservation specialist, we will say so at the first conversation and bring the right people in. Our listed building guide explains how consent works.

Rough rule of thumb for a full-service commission: Whole-house renovation: 18–24 months; New build: 24–36 months. The design and planning phase typically takes 4–6 months; construction itself typically takes 12 months or more for a new build. Complex sites and planning processes add time.

Senior involvement, throughout. Every commission is led by Lewis from first meeting to final handover, with a delivery team assembled around it to suit the project. The design intent set at the start is the standard held on site.

Yes. Design is a conversation. We encourage changes early in the design process when they're cheapest; we discourage them once construction has started when they're expensive. If changes arise during the build, we handle them through written instructions so cost and programme impacts are transparent before any decision is made.

Yes, if you'd like. We run a formal competitive tender with 2–4 contractors we know and trust. You receive detailed quotes from each, and we advise on which to appoint. You sign a contract with the contractor directly: we administer that contract on your behalf throughout the build.

Almost certainly yes. Whole-house transformations of period homes are a core part of our residential work. Some can be delivered under permitted development rights; others need planning. Conservation area locations add complexity but are regularly resolvable.

Possibly, but the hurdle is high. Development in AONB and National Park areas is tightly controlled. Successful new builds usually require replacement of an existing dwelling, exceptional design (paragraph 80 of the NPPF), or a very specific policy justification. We have experience designing in both the Isle of Wight AONB and the New Forest National Park. We'll advise at the first meeting on whether your site is likely to be approvable.

A short feasibility study before you commit is usually the best spend you'll make. Typically 2–4 weeks' work and 2–3 design options, with a preliminary cost range and planning risk assessment. It can save you from a bad plot purchase, or gave them confidence to proceed with the right one.

We inspect the works, issue a snagging list of items for the contractor to complete, and issue a practical completion certificate once you can occupy the building. There's typically a 12-month defects liability period during which the contractor must return to fix any defects that emerge. At the end of defects we issue a final certificate and hand over O&M documentation (manuals, warranties, drawings).

Responsibility depends on what went wrong. Defects in construction are the contractor's responsibility: through the defects liability period and any product warranties. Design defects are our responsibility, covered by our professional indemnity insurance. We carry full PI insurance and keep project records for this full period.