Architects have a professional qualification and a minimum of seven years of training. We offer a holistic design service and we aim to add value at every stage of your building project.

As architects, they are skilled in seeking solutions for every aspect of a project and the processes involved.

Because we look at projects from a holistic point of view we are well placed to manage the complexities of both the design and the build process acting in our clients’ best interests.

We always aim to be competitive with other Architects.

We advise you to carefully check the level of service on offer from architectural technicians or designers and bear in mind we have an experienced and qualified team to work on your project.

We have an office for meetings and ensure our team is kept fully trained in the latest building practices and legislation through the continuing professional development program we run for our team as part of our membership of the Royal Institute of British Architects.

We also are obliged to carry professional indemnity insurance.

The ARB is the legal body by which Architects are legally entitled to practice with the protected title of ‘Architect’.

Membership is only obtained by compliance with a high level of professionalism, a code of conduct, and the provision of professional indemnity insurance.

The RIBA is the professional body that represents Architects and promotes architecture in the UK. The RIBA also expects its members to follow a strict code of conduct and high levels of professionalism.

Our Membership Number is: 20013184

As a registered architectural practice we are legally obliged to carry Professional Indemnity Insurance, which protects you as the customer against professional negligence.

You should be aware not all designers/draughtsmen/technicians carry any Professional Indemnity Insurance.

A chartered practice is obliged by the RIBA to meet high levels of quality management, health and safety, continuing professional development (CPD), and an environmental management policy.

A percentage fee is based on all contracted and sub-contracted work.

If the contract cost changes then fees based on a percentage will change also.

We prefer to work to a set fee as each project is different and requires a specific approach.

This means everyone is aware of exactly what is due and there is an incentive to get the work finished within the allocated fee.

However, changes in scope will incur an hourly rate where these are not included in the original fee.

We find that this fee structure tends to work in everyone's favour, whereas percentage fees often don't.

We would be delighted to put you in touch with our current and former clients.

A large proportion of our work comes from repeat clients or referrals.

We work with a number of Structural Engineers, M&E Consultants, Project Managers, Lighting Designers, Party Wall Surveyors, Garden Designers etc.

We put forward suggestions of suitable consultants and would expect you to appoint them directly.

It is common for the Architect to be a design team leader.

We certainly have strong design principles, but each project is led by a combination of client tastes, constraints on the existing building/site, its context and following planning legislation, practical considerations, whilst respecting our client’s budget.

We don’t believe in plagiarism or a slavish copy of a style.

We take a holistic view of the design process.

Exterior, interior, structure, services, finishes, etc. are all intrinsically linked and should be fully thought through to deliver the best end results.

Yes, if appointed we assign a design team to work on your project, led by an architectural coordinator, aided by our team of architect assistants or technicians.

The first point of contact will typically be your architectural coordinator.

This information will be provided upon RIBA Work Stage 1: Preparation and Brief.

Working all hours at the office to pay for the project is understandable, but you must also put time aside to review the information and make important decisions.

You will need to allocate time for studio meetings, typically during working hours.

You will also need to spend time at weekends and evenings making decisions on design layouts, fixtures, fittings, and finishes.

We will of course guide you through this process and a collaborative approach usually brings the best results.

We find that if you put in the effort it will be rewarded in the end product with a sense of ownership.

We kindly ask that all project discussions take place through pre-booked appointments only.

This ensures that a member of the Projects Team is fully prepared and available to discuss your project in detail, with the attention it deserves.

All meetings with Architecture North Ltd are held by pre-booked appointment only.

To speak with a member of our Projects Team or to discuss your project in more detail, please Call Us: 07835 595 341 to schedule an appointment at a time that suits you.

Yes. Architecture North Ltd offers the option for unlimited design revisions during RIBA Work Stage 2: Concept Design only if a fee equal to 30% of the overall Stage 2 fee is paid.

This ensures that your design can evolve freely until you are fully satisfied before proceeding to technical stages.

The unlimited design revision fee applies for a maximum of 6 months from the commencement of RIBA Work Stage 2: Concept Design.

If the Concept Design stage extends beyond 6 months, an additional renewal fee will be required to continue accessing unlimited design revisions.

We work with a number of builders on a regular basis on different sizes of projects and would put forward 3-4 of these for tender, on the basis that one may drop out.

We recommend you follow up your own references and credit checks.

To an extent, we have some experience in all these areas, but if it is more involved than the standard service we offer, we would always recommend you employ specialist consultants.

We are always happy to recommend these if you need us to.

This is a question for the local estate agents and we can assist you in estimating the costs to add additional floor space.

We always aim to bring a return on our client’s investments.

Unfortunately not.

Although most councils publish guidance on what is approvable, it is open to interpretation and subjective judgments.

Local and recent precedents may be a guide, but each submission is judged on its own merits and often requires some negotiation.

We use our experience of working with the councils to give you the best chance of success at planning.

Yes. We handle the full planning submission process, liaising directly with your Local Planning Authority and any required third-party consultants (such as structural engineers or ecologists).

If Architecture North Ltd is appointed for planning management, please note that while planning validation is typically received within five working days, this timeline depends entirely on the Local Planning Authority’s internal processes.

If validation is delayed, Architecture North Ltd will chase up the relevant authority; however, please be aware that this delay is outside our control, especially if additional reports or supporting documentation are requested by the authority.

This is work that can be carried out without requiring planning consent.

You can obtain a certificate of lawful development to demonstrate that your work falls under this permitted development.

It is a good idea to obtain this for the future sale of the property, as the solicitors will often ask for this.

You will need to make a building control application of your proposed permitted development.

No, you must submit one scheme per application.

You can however submit multiple planning applications, which will run simultaneously.

This is a meeting of the council's elected councilors to determine a planning application.

These are lay people, politically minded but working in their own time and unpaid.

They will make subjective personal design decisions, often very traditional and conservative in taste and they will not always go with the planners’ recommendations.

This is an appeal to the Planning Inspectorate to appeal the decision of a planning application. There is no charge, but there is a time limit from the decision date, and can take 6 months to determine.

This is an application made to the planning department to give advice before a full application is made. They can take as long or longer than a full planning application.

The result is not binding on the council, so often unless the full planning fee is high, full planning is a better option and even if refused gives you a binding option from all parties.

Not necessarily. Their objection will be judged in planning terms and if relevant the impact will be considered and can influence a planner.

If there are several objections, the matter will be referred to the planning committee for a design decision.

The planners will be warier of alterations and will want to retain the architectural character of the building and street.

In principle, any proposals should seek to enhance the area.

The key point is that the work should not just be detrimental to the area, but also positively enhance it.

Possibly, but every application is judged on its own merits and the application may have been made previous to change in planning policy.

We would recommend you also commission full construction drawings, integrating structural information and services.

They will also detail construction details at all parts of the works and provide better certainty of the expected end product.

Planning drawings do not contain sufficient information to price and build from accurately.

As a building owner, you should liaise with your freeholder and we can provide drawings and assistance as required.

With your authority and outside the standard appointment, we can act as your agent in these matters.

Buildings of historic or of architectural merit are awarded a listing, which gives it an extra layer of protection.

Consent to alter these buildings requires listed building consent as well as planning, which is usually more onerous and restrictive.

If you carry out works to a party wall, or close to it, you may legally have to serve notice on the adjoining owner.

This will set out in advance of the works; the detail of the proposals, and a schedule of condition of any affected areas.

This work will be carried out by a surveyor to form the “Award”. Different works require different notices.

You should allow a minimum of two months to organise a party wall Award.

We use a number of methods, including area rates, comparable projects, elemental breakdown and budget quotes from builders. Most certainty of costs is after a full tender stage.

If you require exact costs before tender a quantity surveyor can be employed.

We are by nature optimists and would generally recommend getting cost for all you want and removing items rather than adding in later.

The more comprehensive your tender documents, the less provisional sums and prime costs there are, the more cost certain the returns.

Unfortunately, most building projects take longer than the gestation period of a child. We recommend not trying to combine both simultaneously!

That said, the first few months of a baby’s life are very static and it is much easier than waiting until they are toddlers. A baby sleeping through building work will be able to sleep anywhere for the rest of its life, what a gift.

You require building control to conform to building regulations, which is a legal requirement and separate application from planning permission.

No we will source and specify the items, the contractor then would order the items and may get trade prices with discounts, which may be passed on.

They will charge for items at cost plus overhead and profit.

These are either contained within their tender price or if we don’t have a full specification, we put in a budget figure called a prime cost, which is then appropriate for the item.

They are usually invoiced through the main contractor who is then responsible for quantity, delivery, and programming. If a supplier is paid directly by the employer then they become responsible for their delivery and any delays to the contract.

A provisional sum is for the supply and fit of an item. A prime cost is the supply cost only. Both are subject to attendance costs from a contractor.

If you know the builder and trust that the price will be competitive, or if quality and confidence in your chosen builder are more of a priority than price, then by all means.

The three-week period is an industry standard and allows builders to collate their supplier and sub-contractor prices.

We recommend you don’t shorten this, as you run the risk of builders providing an incomplete tender.

On larger projects a longer period may be appropriate, you want to be sure they get it right.

If, during the tendering process, no quotations are received or fewer quotations than expected are returned, Architecture North Ltd cannot be held responsible.

We have no control over the response times or willingness of third-party consultants to submit quotations.

However, we will always follow up and chase consultants to encourage submission and keep the client informed throughout the process.

Although you may save costs on certain items, as employer you then become responsible for delivery of items to site and are then liable for any delay to the contract.

A contractor’s cost has built into it a management fee of suppliers and sub-contractors and a good builder will be skilful and experienced at managing this process.

If you wish to take on this role, do not underestimate the time and work you will need to commit to your project.

Ultimately it may not save you much money and it will certainly add to the stress of the project.

A quote may be subject to variation until an order has been placed and a Pro-forma is an actual invoice that will be due.

A contract is a simple matter, in that agreed works will happen for an agreed cost. If builders were that simple that would be it.

However, the contract sets out how either party will behave on timing, extras, bad weather, and bankruptcy; any of the events that can happen during building work.

A contract protects both parties, Client and Contractor and we recommend you always enter into one, even on small jobs. The implications of not having one if a job goes wrong are enormous.

Some builders ask for mobilisation payments.

Assuming that the builders are reputable this should not be a problem, but generally you should not pay more than the work carried out at any time.

As contract administrators we would only certify the works that have been built on site.

This is an organisation, which promotes best practice, and quality workmanship and builders require references to be included.

This is an allowance (typically 5% of overall certified value) that the employer retains until practical completion.

It is there to encourage the contractor to make good any defects, or if they fail to do so it is a sum to allow the works to be remedied by someone else.

If you use one of the JCT contracts, then you will need to appoint an independent contract administrator to oversee it, and issue instructions, certificates, etc. and mediate between employer and contractor.

Tax evasion is not something that we recommend and we suggest you don’t enter into an agreement with a contractor on this basis.

Not necessarily, if a builder’s turnover is under a certain threshold he is not liable to pay the VAT.

Building works are inherently messy and disruptive and if possible we would advise you to live elsewhere for the duration of the works. It may cost you more, but you will be much healthier and saner for it!

On localised work sometimes it is possible to separate the working area, even set up a temporary kitchen.

On these works programming and protection need to be discussed at the tender stage.

There is no guarantee the works will complete on time.

Even with the best will in the world and an experienced contractor, building work is complicated and subject to inherent risk, and often takes longer than planned.

You should aim to minimise this risk and build in contingencies if the contract overruns.

There are also LADs (see below), which can compensate you for a delay to a project in certain circumstances.

Inserted into a contract is a sum, that is agreed in advance, that should compensate you for any financial loss if the project overruns.

At the employer’s discretion, these can be deducted from the contract.

They are to cover extra professional fees, or rental of a property, or loss of income.

They should not be viewed as a penalty clause.

The risk is usually one of delay and additional costs.

As contract administrators we can attend site on a regular basis, typically every month or two weeks.

We will check the works, ensure they are building to the drawings and specification and report on their progress against a program.

We will issue a certificate for payment and answer any queries. We are not there to project manage the builders on a daily basis – ultimately it is their duty to manage themselves.

Under contract the builder has legal responsibility for the site and his insurance must be in place.

You are the employer so you can speak to your builder on site.

We recommend you do not issue any instructions directly to the builder as there may be cost and time implications to the contract that are not immediately apparent.

It is always better to have one point of contact – normally the Architect – and instructions to come from them only.

Any deviation has a potential knock on effect. It does depend on the instruction and the point in the contract.

Generally if the item is minor or issued early on in the program, then the builder can adjust his work schedule and complete within the specified contract period.

By the very nature of being unexpected, we can never predict what the future will bring.

We can however advise on the potential risks and likely costs associated with your building project and help you to manage any risks and how to react when the unexpected happens.

We advise taking more time to plan a project in the initial stages, as this will reduce the overall risk of unexpected extras.

Any deviation has a potential knock on effect. It does depend on the instruction and the point in the contract.

Generally if the item is minor or issued early on in the program, then the builder can adjust his work schedule and complete within the specified contract period.

If you are on a fixed contract, then in theory the overall costs should not change.

There may however be extra preliminaries costs (this is the cost of setting up and maintaining the site) passed onto you if the contract has been extended by a relevant event and awarded as such by the contract administrator.

You would also need to budget for extra professional fees and storage costs.

In an ideal situation you should wait until after practical completion, however if the builder is allowed to work unimpeded or you understand the potential delay to the project by you doing so, then occupation of part of the works can often be agreed with the builder.

However ownership of the site will remain with the contractor until practical completion.

This is in essence the point at which the works are fit for its practical purpose.

Fit for purpose does not mean complete in every detail, nor all imperfections are put right.

The key point is this is the point at which the insurance and ownership of the site reverts to the owner, and the defects period commences.

Final payment of all money is made to the contractor less allowances know as ‘retention’, which is typically 2.5% of the contract sum.

In practice most builders will return to make good if it is a hidden (patent) defect that has come to light, but you should not expect them to return to make good general wear and tear on the building.

The builder has a duty of care beyond the building contract on workmanship.

No. Architecture North Ltd does not offer refunds on services once work has commenced or deliverables have been issued, as all work undertaken is bespoke and tailored to the client’s project.

If you would like to raise a complaint regarding our services or a member of the Architecture North Ltd team, please use our online complaints form by clicking the link below:

• Complaints Form: https://www.architecturenorth.co.uk/terms-of-business/digital-contracts/complaints

All complaints are reviewed internally and handled in accordance with our company’s Complaints Policy and RIBA Code of Conduct.