Long answers to the six questions every client asks.

How much will the architect fee cost?

Our fees are set by project type, not as a percentage of the build cost. We are not VAT registered, so no VAT is added.

Planning drawings for a single storey rear extension of 3 to 4.5m are £450 to £550. The building control drawings for it, which come with the construction details and the structural design and calculations, are £900 to £1,100. A two storey side or rear extension is £720 to £880 for planning and £1,350 to £1,650 for building control. A loft conversion is £450 to £550 for planning and £720 to £880 for building control, or £1,125 to £1,375 on a detached house. Site visits are £45 to £55 locally and £90 to £165 further afield. Every project type is listed on our services page.

Each figure runs 10 percent either side of our standard fee for a typical project of that type. We confirm a fixed fee in writing after the first conversation, which is free. Listed buildings, four or more flats, larger new builds, and anything outside the schedule are quoted individually.

How long does planning take in West London?

For householder applications, the statutory determination period is 8 weeks. For full planning it is 13 weeks. Major applications run to 16 weeks.

Real-world timelines depend on whether your case officer requests amendments. A well-prepared application that aligns with the local plan typically lands within statutory timelines without amendments. An application that fights the local plan, or that triggers consultee responses from highways, conservation, or environmental health, often runs over.

We design with the case officer in mind, which materially reduces round-trips. Our recent loft and extension work in Ealing, Hounslow, and Hillingdon has determined within the statutory window in most cases.

What happens in the free initial consultation?

Thirty minutes. No obligation.

We will look at the property (in person if it is local, or via shared screen for further afield), review what you would like to do, and tell you honestly three things: whether the idea is buildable, what the planning likelihood looks like, and what the realistic build cost would be.

You leave with a clear next step. That step is sometimes "book a site visit so we can start your planning drawings." Sometimes it is "this is a permitted-development job, you can engage a builder directly and we are not the right firm." Sometimes it is "this needs a different specialist." We will tell you which.

Do you provide structural calculations and engineering?

Yes. We carry out civil and structural engineering for the projects we design, including steel-beam sizing, foundation design, and basement engineering.

For projects with larger frames, deep basements, or unusual structural conditions, we coordinate with a named structural engineer with the relevant specialism. The cost of any external engineering input is itemised in the fee proposal so there are no surprises.

Can I start work without planning permission?

For some projects, yes, under permitted development. For most extensions, loft conversions, and any work to a listed building or in a conservation area, the answer is no.

Permitted development rules cover certain rear extensions, certain loft conversions, certain side extensions, and certain ancillary buildings. The rules are tighter in conservation areas and Article 4 zones, both of which apply in parts of West London.

The fastest way to find out which category your project falls into is the free initial consultation. We tell you on the first call whether you can proceed without an application, whether you should obtain a Lawful Development Certificate to protect yourself, or whether full planning is required.

Do I need chartered architectural sign-off for my project?

If the project involves a planning application, a listed building, a conservation area, structural change, or any meaningful design decision, it benefits from chartered architectural input somewhere in the process.

If the project is internal redecoration, a kitchen refit with no structural work, or a like-for-like replacement, it does not. In those cases a competent contractor or designer is enough, and we will tell you so.

"Architect" is a title protected by the Architects Act 1997 and regulated by the Architects Registration Board (ARB). A chartered architect on the ARB register carries professional indemnity insurance, follows the ARB Code and RIBA professional standards, and can act as contract administrator, which is a real, checkable form of protection. We are an architectural design practice, and we arrange chartered sign-off for any stage of a project that needs it, so you get that protection on the stages where it matters. For projects over roughly £50,000 in build cost, that protection usually pays for itself in avoided risk.