Frequently Asked Questions
Planning an architectural project can raise a lot of questions, particularly if it's your first time working with an architect. We've answered some of the questions we're most frequently asked about architectural design, planning permission, fees, Building Regulations and taking a project from first ideas through to construction.
Arkipad is a Cheltenham-based architectural practice working with homeowners across Gloucestershire, the Cotswolds and surrounding areas on house extensions, home remodelling, new-build homes, listed buildings and conservation projects.
Working With an Architect
What does an architect do?
An architect can help turn your ideas and requirements into a considered, buildable design. Our role can extend from early feasibility and concept design through planning permission, technical design, Building Regulations, tendering and construction.
We also coordinate with other consultants where required, helping to bring the different parts of a project together while maintaining the quality and intent of the architectural design.
Do I need an architect for my project?
Not every building project legally requires an architect, but professional architectural input can be valuable where you're extending, remodelling or significantly altering a home, building a new house, or working with a listed or historic property.
A good architectural design process considers the property as a whole rather than simply producing drawings for an individual alteration.
What areas do you work in?
Arkipad is based in Cheltenham and works on residential projects throughout Gloucestershire, the Cotswolds and surrounding areas.
Our work includes projects in Cheltenham and the wider region, from contemporary house extensions and remodelling to new-build homes and sensitive work to historic properties.
When should I appoint an architect?
Ideally, an architect should be involved from the earliest stages of a project. Early conversations allow us to understand what you want to achieve, assess the opportunities and constraints of the property or site, and help establish a realistic route forward before important decisions are made.
You don't need to have a fully developed brief before getting in touch, developing the brief is often an important part of the design process.
How much does an architect cost?
Architectural fees vary depending on the scale, complexity and scope of the project, as well as the level of service required. Some projects may only require support through design and planning, while others benefit from architectural involvement through technical design, tender and construction.
Once we understand your property and what you're hoping to achieve, we can provide a clear fee proposal setting out the services and associated costs.
What happens when I first contact an architect?
The first step is usually an informal conversation about your property, what you'd like to achieve and any particular opportunities or challenges you're aware of. This helps us understand the project and consider how we might be able to help.
From there, we can advise on the most appropriate next steps and, where suitable, arrange a visit to the property before preparing a clear proposal for our architectural services.
Do you submit the planning application for me?
Yes. Where planning permission is required, we can prepare and coordinate the architectural drawings and information needed for the application and submit it to the local planning authority on your behalf.
We can also liaise with the planning authority during the determination period and respond to queries relating to the architectural proposals.
What happens if planning permission is refused?
A refusal does not necessarily mean the end of a project. The first step is to understand the reasons for refusal and consider whether the proposal can be amended to address the concerns raised.
Depending on the circumstances, the appropriate route may be a revised application, further discussion with the planning authority or, in some cases, a planning appeal.
Can you tell me whether my project is likely to get planning permission?
No architect can guarantee planning permission, but we can assess the property, planning context and relevant policies before developing the design. Where a proposal raises particular planning issues, a pre-application enquiry may also be worthwhile.
Our approach is to identify potential constraints early and develop a design that responds intelligently to both the property and its planning context.
How long does planning permission take?
For many residential applications, the statutory determination period is eight weeks, although more complex proposals can take longer. Time should also be allowed beforehand to survey the property, develop the design and prepare the information required for submission.
We can advise on a realistic programme for your project once we understand its scope and the likely planning route.
Do I need planning permission for my project?
Whether planning permission is required depends on the type and scale of the work, the property and its location. Some alterations and extensions can fall within permitted development rights, while others require a planning application.
We can review your property and proposals at an early stage and advise on the most appropriate planning route before the design is developed further.
What is permitted development?
Permitted development rights allow certain types of building work to be carried out without making a conventional planning application, provided the proposal meets specific criteria and the relevant rights have not been restricted or removed.
The rules vary depending on the property and proposed work, so we recommend establishing the planning position before relying on permitted development.
Design & Planning Permission
Do internal alterations to a listed building need consent?
They can. Listing protection generally applies to the whole building, including its interior, and may also extend to attached structures and certain buildings within its curtilage. Alterations to layouts, staircases, fireplaces, panelling and other historic fabric can therefore require Listed Building Consent.
It is important to establish the significance of the affected fabric and the need for consent before carrying out works.
What can I change to a house in a conservation area?
Living in a conservation area does not mean that change is prohibited, but additional planning considerations can apply. Alterations, extensions, demolition and changes to features such as windows or external materials may require particular care, and permitted development rights can sometimes be restricted.
We consider the character of both the property and its wider setting when developing proposals within conservation areas.
What is a Heritage Statement?
A Heritage Statement explains the significance of a historic building or place and assesses how proposed works may affect that significance. It is commonly required to support applications involving listed buildings and other heritage assets.
The level of detail required will depend on the building and the nature of the proposals. We can prepare or coordinate appropriate heritage information alongside the architectural design.
Can contemporary design work with a historic building?
Absolutely. Contemporary architecture and historic buildings can work extremely well together when the relationship between old and new is carefully considered.
Rather than simply copying historic details, we look at proportion, scale, materials, views and the significance of the existing building to develop new interventions that are sympathetic while remaining legible as additions of their own time.
Can I extend a listed building?
Yes. Listed status does not prevent a building from being extended or adapted, but proposals need to respond carefully to its significance, historic fabric, setting and character.
In some cases a clearly contemporary addition can be more appropriate than attempting to imitate the historic building. The right approach will depend on the individual property and the significance of the part being altered.
Do I need Listed Building Consent?
Listed Building Consent is generally required for alterations that affect the special architectural or historic interest of a listed building. This can include internal alterations as well as changes to the exterior, and even relatively modest works may require consent.
We can help assess the significance of the building, advise on the likely consent requirements and develop proposals that respond sensitively to its historic character.
Listed Buildings & Conservation Areas
When can a builder price my project?
A builder can provide an early budget indication from relatively simple information, but reliable and comparable tender prices generally require a much more developed set of drawings and specifications.
Producing coordinated technical and tender information helps define the proposed works clearly, reduces assumptions within quotations and gives you a stronger basis for comparing contractors.
Do I need Building Regulations approval for an extension?
Most house extensions require Building Regulations approval, even where planning permission is not required. The regulations cover a wide range of technical requirements including structure, fire safety, energy efficiency, ventilation and drainage.
We can advise on the appropriate route and prepare the architectural information required as part of the Building Regulations process.
What other consultants might I need?
This depends on the project. In addition to a structural engineer, specialist input might be required from a planning consultant, heritage consultant, arboriculturalist, ecologist, energy assessor, drainage engineer, landscape designer or other professionals.
We can identify likely consultant requirements as the project develops and coordinate their information with the architectural design where appropriate.
Will I need a structural engineer?
Many extension, remodelling and new-build projects require input from a structural engineer, particularly where walls are being removed, new openings formed or new structural elements introduced.
We can coordinate the architectural design with the structural engineer's work so that the structure, construction and architectural intent are developed together.
What is the difference between planning permission and Building Regulations?
Planning permission and Building Regulations are separate processes. Planning is principally concerned with whether development is acceptable in its location, including matters such as appearance, scale, neighbouring properties and the wider context.
Building Regulations deal with how the project is designed and constructed, covering matters such as structure, fire safety, insulation, ventilation, drainage and accessibility. Many projects require approval under both systems.
Do you prepare Building Regulations drawings?
Yes. We can develop the approved or agreed design into a detailed package of architectural drawings and information suitable for Building Regulations approval and construction.
This stage considers how the building will actually be put together, including construction build-ups, junctions, insulation, ventilation, drainage and coordination with structural and other specialist information.
Building Regulations & Technical Design
Tender & Construction
Can you help us find a builder?
Yes. We can help identify suitable contractors for your project and advise on the process of inviting them to tender. The right contractor will depend on the scale, complexity, location and character of the work.
Where possible, we recommend approaching contractors with experience relevant to the particular type of project rather than selecting purely on the basis of the lowest initial price.
Can you help compare builders' quotations?
Yes. Contractors' quotations can vary considerably in both price and what they include. We can review tender returns, identify differences, exclusions or areas requiring clarification, and help you understand how the quotations compare.
Cost is important, but contractor experience, availability, approach and understanding of the project should also form part of the decision.
What does a Contract Administrator do?
Under an appropriate building contract, the Contract Administrator carries out a defined and impartial role between the client and contractor. This can include issuing instructions, assessing applications for payment, recording progress and administering matters such as variations, completion and defects in accordance with the contract.
We can advise whether contract administration is appropriate for your project and explain the role before construction begins.
What is a tender?
Tendering is the process of inviting contractors to price the proposed building work using a defined set of drawings, specifications and other project information.
Providing each contractor with the same information allows quotations to be compared more meaningfully and helps establish what is and isn't, included before a building contract is entered into.
Does the architect stay involved during construction?
An architect can remain involved once construction begins, helping to answer architectural queries, review the developing work and provide additional information where required.
The appropriate level of involvement depends on the project and the service agreed at the outset.
How long does an architectural project take?
Timescales vary significantly depending on the scale and complexity of the project, the approvals required, the level of technical design and the construction programme. A relatively modest extension will naturally follow a different programme to a new-build home or substantial alteration to a listed building.
We can establish an indicative programme at the outset and refine it as the design, approvals and construction strategy develop.
Still Have a Question?
Every project is different. If you're considering an architectural project and haven't found the answer you're looking for, we'd be happy to hear about your ideas and help you understand the next steps.