Who to hire when, understanding the roles of architects, builders and consultants.
Step 1 - Feasibility (Explore what’s possible)
Before any construction can begin, there is an early design stage where the feasibility of your project is explored. This answers important questions such as:
How will my extension or new home work?
What design will suit the site best?
What is likely to be approved by planning?
What is practical and cost-effective to build?
This is typically when you appoint an architect. Architects can offer ideas you may not have considered, refine your own ideas, and help you avoid common mistakes by drawing on experience from many projects.
Step 2 – Schematic Design
Once a design direction is agreed, your architect (or designer) develops the initial sketches into more detailed plans. These help you fully understand the layout, scale and feel of the space.
This stage may include 3D drawings or visualisations to help you make informed decisions before moving forward.
Step 3 - Planning Permission
If your project requires planning permission, an application is submitted to the local authority.
It’s important to understand that no professional - architect, technician, planning consultant or councillor - can guarantee approval. The best approach is to design carefully in line with national and local planning policies to reduce risk.
The planning authority may request additional specialist reports (for example ecology or heritage reports). It is also advisable to speak with your neighbours before submitting an application, as maintaining good relationships can help reduce objections.
Householder planning applications typically take around 8 weeks to determine. Once approved, planning permission usually lasts for three years.
Step 4 - Building Regulations
Planning approval does not mean you can start building immediately. Most projects require detailed technical drawings to demonstrate compliance with Building Regulations, covering:
structural safety
energy efficiency
fire protection
accessibility
An architect or technician typically prepares this information, often working with a structural engineer or other specialist consultants where required.
A Building Control Approver (either local authority or private) reviews the design and inspects the work during construction.
Step 5 - Construction
Once detailed drawings are complete, the project is usually priced by suitable contractors through a process called tendering. This allows you to compare builders based on experience, capacity and cost.
You may appoint:
a general contractor, who manages all trades and materials (simplest and lowest risk), or
manage individual trades yourself, which requires more time and experience.
Choosing the lowest price is not always the best option - quality and reliability are equally important.
Once a contractor is appointed and approvals are in place, work can begin on site.
During construction, your architect can remain involved to:
carry out site visits
answer technical queries
monitor quality
help resolve issues
Design changes at this stage can be costly and should be kept to a minimum.
Step 7 - Completion and Handover
When the project is finished, Building Control issues a completion certificate confirming compliance with regulations. You should keep all documentation for future reference or when selling your property.
Thinking About a Project?
With the right guidance and professional support, the design and construction process can be straightforward and rewarding. If you are considering an extension, renovation or new build, speaking to an architect early can help you make informed decisions and achieve the best outcome.
Get in touch today.