FAQs
Frequently asked questions
Clear answers to the questions London homeowners and leaseholders ask most about architecture, planning, building regulations, heritage and fees.
General
Do I need an architect for a London house extension?
Not always legally, but most London extensions benefit from design and drawing expertise: testing what the property and planning context allow, preparing planning and building regulations drawings, coordinating the structural engineer, and producing information a party wall surveyor and builder can work from. A simple permitted-development scheme may only need a technician; a conservation-area, leasehold or contested scheme usually needs fuller design input.
Do all extensions need planning permission?
No. Some house extensions may fall under permitted development rights, but this depends on the property and restrictions. Flats, maisonettes, listed buildings, conservation areas, Article 4 directions and planning conditions can change the position. The safest first step is to check the property and proposed works before assuming permission is or is not needed. Our free planning checker and address review help you confirm the likely route before you spend on full drawings.
What is the difference between planning drawings and building regulations drawings?
Planning drawings show the proposed design for planning assessment — existing and proposed plans, elevations and sections that explain scale, appearance and neighbour impact. Building regulations drawings provide technical information for building control and construction: structure, fire safety, insulation, ventilation, drainage and weatherproofing. Most projects that need planning also need the technical package before a builder can price and build safely.
Can you help with a flat Licence to Alter?
Yes. We prepare or coordinate the drawings freeholders and managing agents typically request for leaseholder alterations — layouts, structural openings, acoustic and fire-stopping notes, and wet-area waterproofing intent. Structural, fire, acoustic or surveying input may also be needed depending on the works. Licence to Alter is separate from planning permission; many flat projects need both.
Can you help after planning permission is granted?
Yes — and that is when many projects stall if technical work is left late. After permission we prepare building regulations drawings, coordinate structural engineering, support tender information and help with contractor queries so the approved design can be priced and built without redesign. Pre-commencement planning conditions and freeholder consent still need sequencing before site start.
How much do your fixed-fee packages cost?
We publish fixed-fee packages rather than open-ended hourly rates. Many owners start with a £395 route review, credited in full if you proceed, which confirms the drawings and approval path for your property. Planning drawings packages and fuller householder packages are listed on our packages page with what each includes; specialist fees, council charges and build cost sit outside those design fees.
What should I send for a first response?
Address, property type (house or flat), a short description of the works, photos if you have them, and any previous drawings or planning decisions. Lease or freeholder notes help if the building is multi-unit. With that we can usually confirm the likely approval route and which drawing package you need before you commit to a full fee.
Which areas of London do you cover?
We focus on north, northwest and central London, including Hampstead, Highgate, Belsize Park, Primrose Hill, St John’s Wood, Maida Vale, Marylebone, and central areas including Mayfair, Belgravia, Knightsbridge and Kensington — with local service pages for the main project types in those areas.
Planning & consents
Do I need planning permission for my project?
It depends on the property and works. Some house projects may fall under permitted development, but conservation areas, Article 4 directions, listed buildings, flats and existing planning conditions frequently require a planning application. We assess your specific property rather than assuming.
How long does a planning decision take?
A householder application has a statutory target of around eight weeks, though it can take longer for sensitive or contested proposals or where an extension of time is agreed. Listed building and larger applications can take longer.
What is pre-application advice and should I use it?
Pre-application advice is a paid service from the local authority that tests the principle of a proposal before a full submission. It is most valuable for larger, heritage-sensitive or borderline schemes where the cost of a refusal is significant.
What is a lawful development certificate?
A formal confirmation from the local authority that proposed works would be lawful as permitted development, or that existing works are lawful. It provides certainty, which is valuable for peace of mind and for a future sale or refinance.
Building regulations & technical
What is the difference between planning and building regulations drawings?
Planning drawings show the proposed design for assessment; building regulations drawings provide the technical detail — structure, fire safety, insulation, ventilation, drainage, stairs and waterproofing — needed for building control and construction.
Can my builder price from planning drawings?
Not accurately. Planning drawings lack the technical detail to price or build from. A coordinated building regulations and tender package gives contractors consistent information so quotes are comparable and there are fewer variations.
Do you provide structural calculations?
Structural calculations are produced by a structural engineer. We coordinate the engineer and incorporate the structural design into our drawing package so the information is consistent.
Conservation & heritage
Can I extend a home in a conservation area?
Often yes, but with greater design scrutiny and frequently without the permitted development rights a home elsewhere would enjoy. Proposals must respond carefully to character, materials and neighbours.
Do internal alterations to a listed building need consent?
Often yes. Listing protects the interior as well as the exterior, so internal works such as removing walls, altering staircases or changing historic features can require listed building consent. Carrying out unauthorised works is a criminal offence.
Do you prepare heritage statements?
Yes. We prepare heritage statements in-house, and for the most complex or highly graded heritage assets we can involve specialist heritage consultants where that adds value.
Flats & leasehold
Do I need freeholder consent to alter my flat?
Most significant or structural alterations to a leasehold flat require the freeholder’s consent through a Licence to Alter, supported by drawings. Cosmetic works often do not, but it depends on your lease.
Can I move a kitchen or bathroom in a flat?
Often yes, but relocating wet areas is closely scrutinised for waterproofing, drainage, acoustic and fire implications for neighbouring flats, and usually needs consent.
Fees & process
How do architect fees work?
Fees are usually structured as a fixed fee for defined stages (such as a planning package), a percentage of construction cost for full-service appointments, or time-based fees for early advice. We set out fees clearly in writing before work begins.
Do you offer a full architectural service?
Yes. We can take a project from first brief to completion following the RIBA Plan of Work, or provide focused appointments such as planning-only or building regulations packages.
Will you guarantee planning permission?
No. The decision rests with the local planning authority. We design to give a proposal the best reasonable prospect and advise honestly on the risks, but approval cannot be guaranteed.
Still have a question?
If your question is not answered here, send us the property details and a short description of the work. We will advise on the likely drawings, approvals and consultant input your project may need.