Solway Architectural Services Ltd can cater for small and medium scale projects. But regardless of size, we treat all of our clients jobs with the same professionalism and importance.

At an initial consultation we will visit your property and meet with you to discuss in detail your requirements. We take time to understand the brief that you have in terms of space requirements, the style of design and what you are trying to achieve. The more information you can give us, the better we can understand your brief.

Following the consultation we will collate the information gathered and provide you with a detailed quotation to include all architectural services to deliver your design.

This depends on the size and complexity of the project. However, for most small, staightforward domestic projects we allow around 3 weeks to produce a design in close consultation with you.

The package will comprise of:

• Existing and proposed plans and elevations at a scale of 1:100
• Location plans at a scale of 1:1250
• Existing and proposed block plans at a scale of 1:200 or 500.
• Design and Access statement (new builds only)
• Sections at a scale of 1:50, and
• Construction details to satisfy the Building Regulations Part A to Part R.

For domestic properties, planning consent relates to changes in the appearance or use of buildings such as an extension to a house, or a conversion of a house into flats.

Planning should not be confused with the building regulations that are entirely separate. Planning can be one of the main hurdles to clear when thinking about making changes to your home and needs to be given consideration from the start. It may be possible that your project can be done within permitted development – we will be able to advise you of this during our initial consultation/visit.

Once the design and plans have been finalised, Solway Architectural Services Ltd will prepare a full planning application and submit all documentation on your behalf, leaving you with fully approved plans ready for Building Regulations.

Typically, planning consent takes 8 – 11 weeks including our time to prepare drawings and application.

Please note you will require a statutory application fee to accompany your planning application.

Once planning has been approved we would look to move forward with a Building Regulations submission so we can develop your approved design into a detailed proposal.

For small extensions and alterations, your proposals may fall within your Permitted Development Rights which means that planning permission will not be necessary.

There are a number of limits on height, volume etc. that your proposals need to be within for permitted development to apply.

If your project is eligible for permitted development we would recommend that you apply for a Certificate of Lawful Development to confirm this. The application needs to be supported by suitable drawings and calculations which we can help with.

Buildings of particular architectural interest are often officially Listed and thereby protected.

Many residential buildings are listed Grade 2 which means that all alterations (not just those to the outside or original parts) have to be approved under Listed Building Consent. Making a Listed Building Consent application is similar to making a planning application – but with a few differences.

The process may be handled by a conservation officer within your local planning department or might be referred to English Heritage and there is no application fee.

As with standard planning permissions, Solway Architectural Services Ltd has lots of experience in making listed building consent applications.

Living in a conservation area usually means that changes to the external appearance of your building will be a particularly sensitive issue.

You may well need to complete an application for Conservation Area Consent as well as a Planning Application (and some times even when a Planning Application is not required).

Again, it is advisable to check with your local planning department or we can do this for you.

Not to be confused with planning, the building regulations are there to ensure that buildings are made to a minimum quality standard for such things as structure, fire escape, drainage, ventilation, insulation and so on.

The regulations can often seem unreasonable, but they are all there for good reasons. Building regulations matters are usually handled by building control officers in the Building Control Department of your local authority but increasingly private licenced inspectors are an alterantive. Unlike planning, there is no committee and you should not have to endure a long wait for approvals.

When choosing a builder yourself, make sure that you can check the company out. A good starting point is to ask friends, neighbours or other homeowners who have recently had work done close to where you live, to see if there is anybody they can recommend.

Once you have chosen some possible builders, contact them for a list of references and follow these up even if they came highly recommended.

We have good working relationships with local builders so we can connect you with someone professional and trustworthy to carry out your construction work if required.