Architectural Services for Residential Extensions, New Builds and Commercial Projects

The law places responsibility on you, as the client, to ensure that building work complies with the Building Regulations.

You must appoint a competent designer and a competent builder, both with the appropriate skills, experience and relevant professional insurance.

If work is carried out incorrectly or does not comply, liability does not rest solely with the contractor. Clients can be exposed to civil liability for up to:

• 15 years for extensions and works to existing buildings
• 30 years for new build projects

These duties arise under the Building Safety Act 2022 and Part 2A of the Building Regulations.

Concept design is where ideas are explored before any formal applications are made or construction begins.

For domestic clients, this stage is about testing options — looking at different layouts, extensions or alterations to ensure the design genuinely fits your needs, lifestyle and budget, and responds properly to the site.

For commercial projects, concept design establishes the overall strategy, scale and spatial arrangement before moving into detailed development.

Importantly, this is also where we consider buildability and likely costs — ensuring the design is realistic and deliverable, not just visually appealing.

During this stage we may produce:

• Sketch proposals and layout options
• Measured survey drawings
• Planning-ready drawings
• Photorealistic 3D visuals
• Video walkthroughs where required

The purpose of concept design is not simply to create something visually appealing, but to ensure the project is right — functionally, spatially and commercially — before progressing further.

Most forms of development require planning permission, and even where works may fall under Permitted Development rights, it is important to confirm that the proposal is lawful before proceeding.

Planning is not simply about submitting drawings. It involves understanding local planning policy, site constraints, neighbour impact and how a proposal will be assessed by the local authority.

We advise at an early stage on the likelihood of approval and the most appropriate route forward. Where required, we prepare and manage the full planning application process, including:

• Planning drawings and supporting information
• Design justification where necessary
• Submission and coordination with the local authority
• Responding to planning officer feedback

By addressing planning considerations properly from the outset, we aim to minimise the risk of refusal, delay and unnecessary redesign.

Planning approval does not mean you can start building.

Building Regulations deal with how a project is constructed — including structure, fire safety, insulation, ventilation, drainage and overall compliance with current standards.

This stage requires detailed technical drawings and coordinated information that clearly demonstrate how the design will be built safely and correctly.

We prepare comprehensive Building Regulation packages, which may include:

• Detailed construction drawings
• Structural coordination with engineers
• Insulation and energy compliance strategy
• Fire compliance strategy and detailing
• Technical specifications where required

The more detailed and accurate the technical information, the more reliable contractor pricing becomes. Clear drawings reduce ambiguity, support stronger contractual control and help limit the risk of unexpected cost increases during construction.

Tendering is the process of obtaining formal prices from contractors based on a detailed set of technical drawings and information.

Without clear drawings, contractors are forced to make assumptions — and assumptions lead to inconsistent pricing.

We typically recommend approaching more than one contractor to obtain comparable quotations. Each contractor is asked to provide a detailed breakdown so that we can clearly understand what has been included, what has been excluded and how costs are distributed across the project.

This allows us to:

• Cross-check pricing against the technical drawings
• Identify inconsistencies or omissions
• Review contractor suitability and availability
• Compare previous project experience and references

In the current market, contractor pricing can vary significantly. A structured tender process helps provide clarity and transparency before entering into a contract.

Where necessary, we can also review pricing in detail and advise on adjustments to scope or specification in order to align the project more closely with the intended budget.

A controlled tender process strengthens your contractual position and reduces the risk of unexpected cost escalation once works are underway.

Once a contractor has been appointed, the project moves into construction. At this stage, a clear contract and structured oversight become critical.

For domestic projects, we typically recommend a JCT Homeowner Contract. For commercial projects, the form of contract will depend on project size and complexity.

We can prepare and formalise the building contract between you and the contractor, ensuring that the agreed scope, drawings and pricing are properly documented before work begins.

During construction, we act on your behalf to:

• Monitor progress against the agreed drawings and specification
• Carry out site inspections at key stages
• Assess and certify staged payments
• Review and manage variations
• Issue practical completion and final certification

Under a structured contract, payments are certified against work properly completed — not paid in advance. A retention (typically 5%) is held back until the end of the project to allow for any defects to be rectified before final release.

This structured approach helps protect clients from overspend, ensures that payments reflect actual progress on site and provides a clear mechanism for managing changes during construction

Under Part 2A of the Building Regulations, projects must have clearly appointed dutyholders, including a Principal Designer and Principal Contractor.

At the completion of a project, Building Control will require formal confirmation from the relevant dutyholders that the works comply with the Building Regulations.

Where appointed as Principal Designer, we are responsible for ensuring that the design complies with the Regulations and that compliance has been properly considered throughout the project.

In order to provide that confirmation, we must have been appropriately involved during both the design and construction stages, including inspection of the works at key stages on site.

It is important that compliance confirmation is provided by a suitably competent and insured designer. If this responsibility is not clearly structured, the client may remain exposed to liability for non-compliant work for up to 15 years on extensions and 30 years on new builds, as outlined above.

Formal appointment as Principal Designer must be agreed in writing at the outset of the project.