Step 3
Detailed Design Service

What happens at this stage?
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The main objective of our Detailed Design Service is to obtain planning permission and building regulations approval for your proposed works. ​ These are two completely separate approvals and most projects require both prior to commencing building works.

​Planning permission deals with the overall look of the building and environmental issues such as loss of light or privacy to your neighbours.
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​The building regulations are technical performance standards and ensure that the building is designed to meet  current regulations for aspects such as fire protection, thermal insulation and structural stability.

As part of our detailed design service, we will also assist you with obtaining additional approvals you may require such as listed building consent and a build over agreement if you have a public sewer.

How does it work?

This service follows on from the Initial Design Service and  the first step is to develop the ideas suggested at that stage into a final design for your approval before any applications are made.

​​We generally recommend that planning permission is obtained first as there may be some need to alter the plans during the planning approval process which can affect the ​more detailed building regulations drawings.

​Some projects do not require planning permission and, for these, we will obtain a Certificate of Lawfulness from the planning department to avoid any issues when selling the property in the future.

Once planning permission has been obtained, we will hold a specification meeting with you (usually on-line) to go through the  fixtures and fittings and details of the project such as doors, windows, finishes, heating, electrics, plumbing, etc. Following this meeting, we will prepare  and submit the building regulations drawings for approval. We will also liaise with any consultants required such as structural and thermal engineers and prepare  a  Specification of Works.

​The final documents produced are used to obtain builders quotations for the works and we will be happy to clarify any design issues from builders at this stage if required.

​Once the building regulations approval has been obtained and any other issues such as party wall agreements resolved, you are able to commence works on your project with your chosen builder.
"We have now finished the works on our house. We are proud and pleased with the design and would like to thank you all for your help in producing the final product!".....Mr and Mrs Drew, Harpenden 
Building Regulations drawings are often referred to as the working drawings and are used by the builders when constructing the project.

This service includes:

  • Development of initial design ideas into final scheme proposal and preparation of planning drawings.
  • Submission for planning permission or Lawful Development Certificate.
  • Liaison with planning office during application process.
  • Once planning permission has been obtained, we hold a design meeting with you (usually on-line) to agree the specification of the works (i.e. electrics, plumbing and heating, doors and windows, etc.) and prepare a written Specification of Works.
  • Preparation of building regulations drawings which will be sent to you for your approval
  • Liaison with structural engineer and thermal engineer if required (N.B. their costs are excluded form our fee and will be advised separately as required).
  • Completing any amendments requested by you prior to submission for building regulations approval.
  • Completion of building regulations application to your appointed Building Inspector.
  • Submission of any support documentation such as structural calculations, thermal calculations, radon reports, etc.
  • Monitoring application and dealing with any amendments required by Building Inspector.

How much does this cost?

​The cost of this service varies depending on the size of the project. Click on the link button below to view our design fees.

How long does this take?

​The overall time of this service is governed largely by the time taken to obtain planning permission as this is usually around a ten week process. We recommend that approx 18-20 weeks is allowed for the entire detailed design service.

Samples

Click below to view some recently completed projects.