Architect fees vary for several reasons, but as of 2023 you can expect to pay an architect anything between 3% to 15% of your total construction costs.

Conceptual & Developed Design + Planning

You should factor in around 2-4% of your construction cost to cover this stage.

Tender Pack (GAs) Technical Design + Building Regulations

You should factor in around 5-7% of your construction cost to cover this stage.

Project Planning Assistance and on-site inspection

You should factor in around 3-5% of your construction cost to cover this stage.

Every project will take a different amount of time depending on many variables - however, you should be looking to allow 3 - 6 months from start to finish.

Again, every project and council is different, as well as other factors like holidays etc., and Pandemics!

But as a rough indicator, planning permission can take from 4 to 12 weeks to come back - but you also need to remember, it may come back with considerations or refusal that will need to be attended to.

If planning permission is refused there will be a reason specified which would be the starting point for coming to a solution.

In the last few years, permitted development rights have expanded to encompass a wide range of projects. But, you’ll need to be sure your project meets the rules. If it veers beyond what is permitted, you will have to apply for full planning permission.

Not every home can benefit from the above permitted development rights. Notable exclusions include…

Flats

Maisonettes

Listed buildings

If you live in a flat, maisonette or listed property, you’ll need to check with your Local Planning Authority whether permitted development rights apply. They may have been removed by what are known as Article 4 directions.

Homes in conservation areas will also find their rights limited or even suspended, and there might be restrictions on what can be done with certain new build developments.

If you live in a leasehold property you’ll need to get your leaseholders permission for major alterations.

The rules for permitted development vary depending on what you are looking to do. Generally it is always best to check on your local planning authority website for all the associated rules.

A Lawful Development Certificate is a way to be certain that the existing use of a building is lawful, or that your proposal does not require planning permission. A Lawful Development Certificate is not compulsory, but it can be useful to have.