Extending: Four Key Stages a Homeowner Should Know.

Stage 1: Measured Survey & Preparing Existing Drawings.

Stage 2: Design Proposals.

Stage 3: Planning Application.

Stage 4: Building Control Application.

When contemplating a home extension attic or garage conversion, meticulous planning is essential. These projects can enhance your living space, increase your property's value, and improve your quality of life.

Please contact me for a complimentary, no-obligation consultation to discuss your ideas. Together, we can explore design options, budget considerations, and potential challenges. With my expertise and guidance, you will be equipped to make informed decisions to realise your dream home.

I am committed to supporting my clients throughout the process.

Please feel free to reach out to me, and we can embark on this exciting journey together.

To gain an initial understanding of your home and explore potential improvements, please provide the following information.

This will facilitate a more effective discussion of your project, after which I will send you a detailed fee proposal for my architectural services.

• Confirm your name and full address, including postcode.

• Provide your phone number and email address.

• Offer a brief summary of your objectives.

• Specify your maximum budget for extending and enhancing your home.

• Important: Confirm whether you have any existing plans or elevations of your home. These can be highly beneficial and save time. Do you have sketch plans from an estate agent? Building Control or the Planning Service might have drawings on file; please check with them early on and let me know.

ARCHITECTURAL FEE PROPOSAL

Upon gaining a comprehensive understanding of your project and goals, I will furnish you with a formal Fee Proposal. This document will detail my fees, the distinct stages of the project, and any additional costs or expenses that may arise.

Additional costs vary on each project and may include the following:

• Builder's estimate (provided at no charge) or Quantity Surveyor's estimate (£150 - £300). A construction cost estimate from the design drawings may be required before advancing to the next stage.

• Structural Engineer's Fee (payable to an Engineer if structural calculations are necessary).

• Planning Application Fee (payable to your local Council, £347.00).

• Building Control Plan and Inspection Fees, payable to your local Council. Fees vary, and I will confirm later. Allow £300 - £400 for an extension.

• SAP Energy Calculations, payable to others, approximately £150. Building Control rarely request this for extensions.

• Large Scale Vector from Ordnance Survey (£65.00) used to prepare the site location and site plans required by both the Planning Service and Building Control.

• Interior 3D Visualisation design drawings of your space. Optional to you and payable to others.

• Landscaping Designs including planting and paving. Optional to you and payable to others.

Extending: Four Key Stages a Homeowner Should Know

STAGE 1: MEASURED SURVEY / EXISTING DRAWINGS

Upon acceptance of my written Architectural Fee Proposal, I will conduct a comprehensive measured survey of your home, typically requiring 2-3 hours.

Subsequently, I will generate existing plans and elevations utilising the latest CAD software. During the survey, I will also capture numerous photographs to aid in the creation of the existing drawings and the subsequent development of the project.

STAGE 2: DESIGN PROPOSALS

This stage involves defining your objectives for extending and enhancing your home.

• Please email your wish list, ensuring that you include your maximum budget. This helps me assess what might be accomplished.

• Differentiate between your Essential and Non-Essential items.

  
  

Your wish list will serve as a foundational inspiration for developing the initial Design Proposals, and we will begin our discussions.

🧩 Turning Your Wish List Into a Clear Design Direction

Your wish list is a bit like handing me jigsaw pieces without the picture. I can see the shapes, colours, and clues to what you’re hoping for, and my job is to start assembling those pieces into a coherent first design proposal. Sometimes everything fits together neatly. Other times, a few pieces simply don’t belong in the same puzzle — and that’s completely normal. When that happens, we explore a second option, reshaping the pieces until the overall picture feels right for you and your home.

There can be numerous ways to extend a home, but these will depend on your specific needs and preferences. I will carefully consider your wish list and prepare the initial Design Proposals (Option 1) based on my experience for your review and feedback. This is your opportunity to express what you like and dislike about the initial proposals. This is part of the process and helps me better understand your preferences.

You might like Option 1 but request adjustments. If it doesn't match your vision, we can explore additional options. Rest assured, options are drawings and can be modified or replaced according to your individual needs and preferences.

Don't worry, as I am here to assist you and I recognise that every homeowner has unique desires and circumstances. We can work closely through various options to find the perfect solution for you and your home.

STAGE 3: PLANNING APPLICATION

There are two methods to obtain formal written approval from the Planning Service.

I recommend securing either Full Planning Permission or a Certificate of Lawful Development to ensure peace of mind. This will also confirm compliance with your neighbours and satisfy any requirements from a solicitor should you or your family decide to sell the property in the future.

A Certificate of Lawful Development is generally applicable for small extensions that fall within permitted development rights. Although this application requires the same preparation time, it imposes several limitations on permissible actions and, in my experience, can be restrictive.

On your behalf, I will prepare all necessary planning application documents, including:

• Application Form

• Site Location Plan

• Existing and Proposed Floor Plans & Elevations.

• Existing and Proposed Block Plans.

• Householder's Design Statement (If required by your Planning Authority)

I will submit and manage your planning application, maintaining communication with the Planning Service throughout the process and keep you updated.

Typically, a planning application for an extension takes approximately 2 to 3 months for Planning to reach a decision. I cannot guarantee approval; however, I can recommend the best approach for your home based on my extensive experience.

STAGE 4: BUILDING CONTROL APPLICATION

This stage entails the creation of comprehensive construction drawings and a detailed specification booklet, both of which must comply with strict Building Control Regulations here in Northern Ireland.

Additionally, it often includes the Structural Engineer's Design and Calculations.

I will oversee the entire Building Regulations Application process on your behalf, coordinating with Building Control and supplying any additional information they may require to secure your Notice of Approval.

These approved drawings and specifications will also serve as a pricing package for a builder. Upon finalising construction costs, these documents will also constitute the contract between you and the builder.

Summary:

Many clients are often unfamiliar with the steps involved in home extensions, loft or garage conversions, which can lead to feeling overwhelmed by the process.

To facilitate this process, homeowners should concentrate on four primary stages:

Stage 1: Measured Survey & Preparing Existing Drawings.

Stage 2: Design Proposals.

Stage 3: Planning Application.

Stage 4: Building Control Application.

This guide aims to provide clarity and confidence in navigating these steps.

If you have any questions or would like to discuss collaboration on your extension, please contact me.

I look forward to working with you and helping you to achieve your dream home.

Thank you, Glenn.

1. No obligation introductory call to discuss your project.

2. Written Fee Proposal outlining all fees and stages.  

3. Measured survey of your home. 

4. Preparation of Design Proposals for approval by you.

5. Planning Application. 

6. Building Control Application.