FAQs for those embarking on a residential new build, conversion or extension project.
Our lead designer and founder, Billy Walker offers his latest advice on the processes and timescales involved in getting your project idea built in 2024.
Questions:
- I have an idea, how do I get started?
- Do I need Planning Permission?
- Do I need Building Regulations?
- How long does is all take?
- What fees can I expect to pay?
- How do I find a contractor?
- I have an idea, how do I get started?
So, you have an idea for an extension, loft conversion or new build home which you’ve been pondering for weeks, and now you’re finally ready to kick off the design process. Architecture firms are your first point of contact when deciding to proceed with an idea.
What Walker Design offers:
- Site Visit and Assessment:
We schedule a site visit to the location where the project will be built. During this visit, we evaluate the site’s topography, orientation, existing structures, and any unique features. - Budget and Timeline Discussion:
We discuss the client’s budget constraints and desired project timeline. This ensures that our design aligns with their financial capacity and time frame. - Planning and Regulatory Considerations:
We explore local planning law considerations, and any other legal requirements related to the project. - Design Inspiration and References:
Clients often bring inspiration images or references. We discuss these to gain insights into their taste and style. - Communication and Transparency:
We emphasize open communication. Clients can ask questions, express concerns, and share feedback during this consultation. Transparency about our process and fees is essential.
2. Do I need Planning Permission?
In the UK, there are several different application types and processes, suited to different projects. From applying for pre-app advice to gauge the Councils mood on a potential scheme, to submitting outline planning, to going for a full planning application. It all depends on what you are building and where.
Walker Design can guide you through the planning process, simplifying it, and presenting your options in a coherent manner. Let us deal with the technical side to planning.
Certain developments don’t require planning permission at all, and can be carried out under what’s called ‘permitted development’. We can quickly determine whether your project falls within these rights.
3. Do I need Building Regulations?
Building regulations compliance is essential for ensuring that building work undertaken meets safety and quality standards. Building Inspectors are required to inspect the works at critical times during the build, and offer a compliance check service on all technical drawings ahead of the build start.
There are some projects that do not need approval under building regulations. These include most repairs, replacements, and maintenance work (except for heating systems, oil tanks, fuse boxes, and glazing units), as well as new power and lighting points or changes to existing circuits (except around baths and showers). Like-for-like replacements of baths, toilets, basins, and sinks are also exempt.
If you’re adding an extension to your home, you’ll need approval. From single storey, single room extensions, to large two-storey wrap around extensions and loft conversions.
Remember, even if your project doesn’t require formal approval, meeting safety and energy efficiency standards is crucial. Walker Design are on hand to recommend approved inspectors and tradespeople.
4. How long does it all take?
Here we provide you with a brief breakdown of timescales for each stage of the design process. Please note that every project is different. The following timescales are relevant to domestic extensions / loft conversions.
Full Measured Survey & Existing Drawings – 1 week to produce following acceptance of fee quote.
Concept Design Options – 1 week to come up with ideas in 2D and 3D suited to your design brief. Walker design offer unlimited amendments until a final design is reached and locked in.
Planning Stage – 2 weeks to produce all planning drawings & documents, and prepare the application ready for submission.
Planning Application – The Council typically needs 8-12 weeks to reach a decision. Sometimes they will request an extension of time if they think they will miss the deadline, or require more information.
Building Regulations Stage – 2 weeks to produce the building regulations drawings, structural design, and specification document. These are fully compliant with building control, and enable a builder to accurately price your project.
Construction Stage – Now you have everything you need to get started on site. Walker Design can look at a construction programme for you in-line with the builder’s availability and capacity. We will be on hand to carry out site inspections and answer any queries throughout the build.
5. What fees can I expect to pay?
Here is a breakdown of the typical fees you can expect to pay for a domestic project.
Architectural Designer’s fee – Walker Design can provide a competitive quotation, with a breakdown of fee payments into stages.
Structural Engineer’s fee – We work with several trusted and skilled engineers who we can pass onto you. We also offer a combined service where all design services (architectural & structural) are packaged into one fee quote.
Planning Application fee – This is around £330 for a standard house extension application. For new builds the fee is calculated based on the gross internal floor area of the home. It can be significantly more.
Building Control/Inspector’s fee – This fee is dependant on the complexity of the project and amount of visits required by the Inspector. We always recommend going private.
Building Contractor’s fee for the works – In 2024 builders are quoting at around £2500-2750 per square meter for extensions and conversions. You can use this as a rough guide when planning your build.
6. How do I find a Contractor?
Walker Design have a list of trusted builders on hand who we have completed previous projects with. We have various options depending on your location. We always recommend going out for 2-3 quotes before deciding on one to carry out the build.
