FAQ

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. We'll reply within one working day and suggest an initial conversation — phone, video, or in person — which is always free and without obligation.

If we seem like a good fit, we'll follow up with a written fee proposal setting out scope, programme and cost. You commit to nothing until you've seen that proposal and signed our standard terms.

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've also completed projects further afield where a client or site warrants it.

Our portfolio ranges from modest residential extensions (£80k construction) to whole-house renovations, new builds and commercial schemes (£2M+). We don't turn away small projects if they're a good fit — some of our favourite work has been small, well-resolved pieces.

As a rough guide, our full-service commissions typically start from around £100k construction cost. For smaller work, we offer feasibility studies and planning-only services.

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 small advisory tasks).

Fees are staged across the RIBA Plan of Work — you only pay as each stage is delivered. Full details and a fee matrix are on our Fees page.

As an indicative guide: a £180k rear extension on a standard planning consent typically attracts architect's fees of around £20,000 (~12%) for a full service — concept through planning, technical design and site supervision.

Smaller projects sit at the higher end of the fee range; larger and simpler projects at the lower end. A planning-only service typically costs 4–6% of construction cost.

Yes. An initial conversation — phone, video or in person — is always free and without obligation. The purpose is to understand your brief, share our approach and decide together if we're a good fit. You only pay us once you've received and agreed a written fee proposal.

Construction costs vary widely by project type, location and specification. Rough benchmarks (2025 prices, UK averages):

• Extension: £2,500 – £4,000 per m²
• 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 honestly on the merits of appealing versus redesigning and resubmitting.

Yes. We have significant experience with Listed Building Consent across Grade II and II* properties — extensions, alterations, restoration and change of use. Listed work needs specialist skill: lime mortars, traditional details, Historic England consultations. We'll be honest about what's achievable and what's likely to be refused.

Rough rule of thumb for a full-service commission:

• Small extension: 9–12 months from first meeting to moving back in
• Whole-house renovation: 18–24 months
• New build: 24–36 months

The design and planning phase typically takes 4–6 months; construction itself varies from 4 months (simple extension) to 12+ months (new build). Complex sites and planning processes add time.

Your architect is your architect — throughout. Our commissions are led by a named architect from first meeting to final handover. You don't pass between designers, account managers or project runners. The architect who shapes the design is the one on site answering the contractor's questions.

Of course — 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. Side returns, rear extensions, loft conversions and whole-house reconfigurations are the bulk 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 honestly 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. Clients regularly tell us this has saved them 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). The building is then yours to enjoy.

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.

Under the Limitation Act 1980, claims can generally be brought for up to 12 years after completion. We carry full PI insurance and keep project records for this full period.