Stage 1: Design Development

This is where your project takes shape. We begin by understanding your home and your brief, then explore what’s possible and develop a design that reflects how you want to live. We’ll guide you through layout options, refine the design together, and prepare everything needed to submit a planning application.

For a typical renovation of a Victorian terraced house with a rear extension and loft conversion, this stage usually takes around 3 to 4 months, from initial survey to planning submission. This can vary depending on the complexity of the project and how quickly decisions are made along the way.

Throughout this stage, you’ll receive clear drawings and regular feedback, so you can make informed decisions and feel confident about the direction your project is taking.

Measured Survey of the Existing Property

We arrange a full dimensional survey of your home, taking accurate measurements of all internal and external elements — including walls, windows, ceiling heights, staircases, and roof slopes. Based on this, we prepare a full set of existing drawings, which typically includes:

– Floor plans of each level
– Elevations (front, rear, and side if relevant)
– Sections
– Roof plan

These drawings form an accurate record of the existing layout and become the basis for all design work that follows.
We also assess the location of key plumbing elements, such as soil pipes and drainage. This helps determine where new bathrooms or utilities can be added.

Planning Policy and Feasibility Review

Before we begin designing, we review the planning context of your home and the surrounding area. This includes checking relevant local planning policies and recent planning decisions in your area to assess what is likely to be supported by the planning department.

We also consider any site-specific factors, such as neighbouring extensions, overlooking, or trees that might affect what can be built.

This early feasibility review ensures that the design options we propose are not just creative, but also realistic and achievable within the planning framework.

Concept Design Options

We explore different ways your space could be transformed, based on your brief, priorities, and budget. We prepare up to three layout options — each one meaningfully different — to help you understand the range of possibilities. These might explore different extension strategies, room layouts, or internal reconfigurations, all designed to meet your goals in slightly different ways.

Each layout includes clear furniture arrangements so you can get a true sense of how the space would work day to day. In our first design meeting, we present these different options, explaining how each layout works and what it offers. We also share design references to help you visualise how the spaces could feel once built.

Clients often respond to different aspects of each layout, and your feedback guides which proposal will be refined and taken forward as the basis for the final design.

Design Development and Refinement

Using your feedback on the initial options, we bring together the elements that resonate most and develop a single, cohesive design. We may test one or two small layout variations to fine-tune proportions, improve flow, or align with your priorities.

In our second design meeting, we begin exploring how the project will look externally — including early ideas for materials, window arrangements, and overall appearance. This is also when we start looking at the elevations and how the project sits within its context.

In the third meeting, we refine and confirm the final design in detail. This includes reviewing internal layout adjustments, finalising window and door positions, and ensuring all key decisions are agreed before preparing the planning drawings.

Planning Drawings and Documentation

Once the design is agreed, we prepare a full set of planning drawings and documents required to support your application. These typically include:

Existing and proposed floor plans

Existing and proposed elevations

Existing and proposed Sections

Existing and proposed Roof plan

Site location and block plans

A Design and Access Statement

What You’ll Get at the End of Stage 1:

Full set of existing drawings (plans, elevations, sections)
Clear layout options to compare different design approaches
Final proposed design based on your preferences
Design presentations and feedback meetings
Planning submission pack ready to go
Submission of the Householder Planning Application on your behalf (if applicable)

Stage 2: Technical Design Development

This stage transforms your approved design into coordinated technical information that a contractor can use to price the build. We’ll develop a full set of architectural drawings, coordinate with the structural engineer, and begin defining interior elements like finishes, fittings, and bathroom layouts.

This is also when we ensure the project complies with Building Regulations. You’ll receive a complete set of drawings and documents needed for Building Control and contractor tendering.

For a typical renovation of a Victorian home with a rear extension and loft conversion, Stage 2 can take between 6 to 10 weeks, depending on the complexity of the design and how quickly decisions are made.

Technical Drawings

We prepare a coordinated set of architectural drawings that describe the project in detail and are used by contractors to prepare their quotes. These include demolition plans, floor plans, sections, elevations, and setting-out for services such as electrical, plumbing, and heating.

We prepare bathroom floor plans and elevations showing the layout of fittings and sanitaryware, and proposed kitchen plans and elevations to define the overall layout. These drawings are suitable for obtaining initial quotes from kitchen suppliers.

Over the course of three meetings, we review and refine the design together. We also share reference images to support decisions and help you visualise the materials, finishes, and overall feel of the space.

Building Control Compliance

We prepare all the drawings and typical construction details needed to demonstrate compliance with Building Regulations. These cover areas such as insulation, ventilation, and fire safety, and are submitted to Building Control before construction begins.

If the fire strategy is more complex — for example, if a suppression system or extended escape route is required — we may recommend involving a fire consultant or liaising directly with a specialist supplier. This ensures that all technical requirements, such as space for machinery or ventilation routes, are integrated into the design before pricing.

These drawings are also used by the contractor to price the relevant works and plan how they’ll be carried out on site.

Liaising with the Structural Engineer

If structural input is required, we work collaboratively with the structural engineer to ensure their proposals align with the overall design and layout of the project.

This is an interactive process — not just overlaying structural drawings onto plans, but working together to find coordinated solutions that respond to both the technical and architectural requirements.

Once the engineer’s design is finalised, we integrate it into the architectural drawings, so everything is clearly shown and ready for contractor pricing.

Schedule of Works and Tender Package

We prepare a Schedule of Works — a detailed document that lists all the elements required to build your project. It includes descriptions of materials, finishes, fixtures, and fittings, along with how and where they’re to be used. You can think of it as a combination of a shopping list and a recipe — it helps the contractor understand exactly what needs to be delivered and installed, and how it all comes together.

This document is issued alongside the technical drawings as part of a tender package. Contractors use this to prepare their quotes, and we’re on hand to clarify any questions during that process.

Once the quotes are received, we review them with you, identify any key differences or gaps, and help you make an informed decision about which contractor to appoint for the project.

Interior Design and Finishes

We help you define the look and feel of your home by selecting materials, finishes, and fittings that are both practical and cohesive.

You’ll be presented with 2–3 curated options for each element — from flooring and tiles to sanitaryware, taps, radiators, and ironmongery — tailored to your preferences and budget. We’ll create a moodboard that brings everything together visually, so you can see how the different components work as a whole.

This part of the process is covered in one or two dedicated meetings, where we review samples, discuss ideas, and make decisions that align with the overall design.

What You’ll Get at the End of Stage 2:

Full Set of Tender Drawings (Plans, Sections, Elevations, and Setting-out Information)
Bathroom and Kitchen Layouts (Plans and Elevations for Initial Supplier Quotes)
Integrated Structural Information within Architectural Drawings
Drawings for Building Control (Typical Details to Support Compliance)
Interior Design Selections (2–3 Options per Room + Moodboards)
Schedule of Works (Itemised List of Works Required to Price the Project)
Tender Pack Ready to Send to Contractors

Stage 3: Construction Phase

During this stage, we support you throughout the entire build — from signing the building contract to completion. We begin by preparing the final contract documents and coordinating any remaining approvals needed to start on site, such as Building Control and Party Wall Agreements.

Once construction is underway, we carry out regular site inspections to ensure the project is built as designed. We work closely with the contractor to resolve any issues on site and provide updated drawings with precise dimensions to follow and construction details as needed. Our role is to actively protect the integrity of the design, developing every aspect in detail and adapting where required to suit on-site conditions.

We also act as contract administrator under the JCT contract — this includes reviewing valuations, certifying payments, issuing instructions if needed, and advising you on the implications of any proposed changes. Monthly site meetings and ongoing support via email, phone, or video call are included.

Pre-Construction Setup and Legal Requirements

We prepare the contract documents using the agreed quote and programme, and suggest suitable terms for the building contract. We’ll help you review the content before signing and liaise with the contractor to finalise the details.

We also arrange for a private Approved Inspector to oversee Building Control compliance and submit the necessary drawings and information on your behalf. At this stage, we also check that any pre-commencement planning conditions or Party Wall matters are in hand, so nothing delays the start on site.

This part of the process ensures everything is in place — legally and practically — before construction begins.

Construction Drawings and Details

We develop comprehensive, technically detailed drawings that serve as the “assembly instructions” for your build — think of them as the IKEA manual for your project. These construction drawings are evolved versions of the technical set, complete with precise dimensions, notes, and specifications to guide the contractor in building exactly as designed.

Drawings are updated as needed to reflect conditions on site, preferred construction methods, or any necessary adjustments. We also provide detailed tile layouts for bathrooms and other rooms, and help coordinate the placement of lighting, sockets, and built-in elements where required.

By offering this level of clarity, we help protect the design integrity throughout construction, giving you peace of mind that the build will reflect what was carefully developed and agreed.

Site Visits and Ongoing Support

We carry out weekly site visits to monitor progress, resolve issues, and make sure the project is built in line with the design. These visits allow us to spot any issues early, to check key details as the work unfolds, and to speak directly with the contractor to provide clarifications on site.

Outside of visits, we stay closely involved — replying to queries via text, email, or phone to support the contractor with any questions that arise day to day. We also keep you updated regularly, so you know what’s happening on site and what decisions are coming up.

Monthly site meetings are held with you and the contractor to review progress, flag any decisions that need attention, and keep everyone aligned on the programme and priorities.

This ongoing involvement means the build moves forward smoothly, and both you and the contractor have the guidance needed at every step

Principal Designer Role under the Building Regs

The updated Building Regulations create statutory duties for clients, designers, and contractors to make sure buildings comply with the relevant requirements of the Building Regulations.

Domestic clients must appoint competent people and ensure suitable arrangements are in place and maintained throughout the life of the project.

As Principal Designer, we coordinate the design work to support compliance with the current Building Regulations. This includes planning, managing, and monitoring the design work, ensuring it is properly coordinated, and liaising with the contractor. The contractor is responsible for carrying out the work on site correctly.

At completion, the client, contractor, and Principal Designer all sign the statement of compliance, which is submitted to Building Control.

Contract Administration

We act as contract administrator under the JCT contract, managing the formal aspects of the agreement between you and the contractor. This includes reviewing valuations, certifying payments, and issuing instructions when required.

If changes to the design or scope arise during construction, we request a cost from the contractor and issue a formal variation only after you’ve approved the price and are happy to proceed.

We also monitor whether the contractor is meeting the terms of the contract and advise you if adjustments to the timing, cost, or scope are proposed.

By overseeing this process, we help ensure everything is documented, fair, and transparent — giving you confidence and clarity throughout construction.

Interior Design, Kitchen and Joinery Coordination

We continue supporting your interior design decisions during construction — including any finishes, fittings, or materials still to be finalised. We place and check orders, coordinate with suppliers, and work closely with the contractor to arrange deliveries based on the site programme and installation sequence.

For bespoke joinery, we prepare intent drawings and liaise with your chosen joiner. We review their technical drawings, ensure they align with the agreed design, and act as the point of contact between you and the joiner to keep things moving smoothly.

The kitchen design is finalised during this stage. We help you decide on finishes and internal details, and review the manufacturer’s technical drawings to make sure they match the layout and design intent. We also coordinate with the contractor to ensure the kitchen is installed correctly and integrates seamlessly into the build.

What You’ll Get at the End of Stage 3:

Building contract facilitation and contractor appointment support
Weekly site visits and monthly site meetings
Ongoing design support and updated construction drawings
Construction details, tile layouts, and setting-out where needed
Principal Designer Duties: Coordination of design to support compliance with Building Regulations
Reviewed kitchen and joinery drawings
Interior design coordination: procurement of finishes and fittings
Formal contract administration — issuing instructions, reviewing progress, and certifying payments