Residential Architectural Design – New Build and Conversion of Historic Buildings for 21st Century Living
For clients looking for either conversion, extensions or new-build, we provide the expertise to guide you through the process and work with you to create new wonderful homes and workspaces.
Turning Your Vision into Reality…
Our key job is to understand your vision and help turn it into reality.
We methodically lay out a process for this decision-making so that it is done in a timely and effective manner.
We are also experts in listed building design projects. Our clients benefit from our wide range of knowledge and expertise, which helps deliver high-quality projects in a historically sensitive and sustainable manner.
Together, we will be designing a new chapter of our built heritage, to be enjoyed by you and future generations.
Our Road Maps Guides You Through the Process
You will be surprised at the number of choices and decisions you have to make when you build a new house, conversion or even a simple extension. This can be a seemingly overwhelming number of design decisions to be made and approvals required.
We provide each client with a ‘Road Map’ so they understand the stages of the build process. We ensure that we clearly understand your functional needs, aesthetic tastes and values. Things work out best when this is a partnership of ideas. You will have ideas and we will have ideas of other ways your desires may be fulfilled. We provide an initial range of concept ideas which you can then chose the design layout the works best for you. Understanding what you like and what you don’t like is an important part of this interative design process. The design will often evolve over time to one that achieves your desires within the limitation of the site, budget and likely approval processes.
Click here to contact us to arrange a site visit
Dr David Hickie was formerly Assistant Regional Director with English Heritage (now called Historic England) before setting up the Heritage Design Studio. He is an award-winning designer and a Full Member of the Institute of Historic Building Conservation (IHBC) and a Member of the Society of Architectural Historians of Great Britain.
“The reason why David’s company is so unbelievably busy must be that David’s mindset, contacts and skillset are those of a ‘problem-solver’ laterally thinking ‘outside of the box’. The difference is that unlike such usual people I’ve met in the past – David delivers – we were fortunate to have him.” Andrew McG, Gloucestershire
We can do any survey work required, prepare drawings for you, submit the application for you (normally electronically using the ‘Planning Portal’) and deal with any queries from the Planning and Conservation Officers. We can help from design to completion or just when you need us.
Knowing how the planning system works and having over 25 years’ experience of working on the inside for English Heritage, Local Planning Authorities and the Environment Agency means that we can help provide high-quality practical advice and design solutions for your development projects.
Heritage Design can provide a one-stop solution for you.
Click here to contact us to arrange a site visit
Phone: 01827 722153
Frequently asked questions…
How long does the whole process take?
You should probably allow at least 8 to 12 weeks for your design team to draw up concept plans and work through the design ideas until you have an agreed design layout. For more complex projects it could take much longer. Planning and listed building consent will take a minimum of 8 weeks once your application has been checked (‘validated’) as providing sufficient information for them to make a decision. A request for pre-application advice may add another 6 to 8 weeks to the process prior to the application stage. Then once you have approval you often have ‘pre-commencement’ planning conditions that have to be approved by the Council which can take another 8-12 weeks after you have permission. You then need to draw up detailed construction drawings for the builder to price-up and then use on site. These plans also have to be approved as part of the Building Regulation process. This can add another 8 to 12 weeks to the project. Your builder may be working on other projects and may need time to mobilise materials and a team to do the works. The lead-in time can be a minimum of 4 weeks. Works on-site can often take 6 to 12 months. Bad weather can stop work. Taking a roof off in the middle of winter is not a good idea normally. Waiting for bespoke materials can slow things down. This can add up to perhaps 100 weeks from start to finish – nearly two years – for a simple job. Obviously some projects can be delivered in a much shorter time period – but the stages you have to go through will be similar.
How much does it cost?
Costs depend on the scope of the work and complexity of the project. Build costs can vary between £1500 and £2500 per m2 plus your consultant’s fees (which can normally work out between 5% and 10% of total build costs – depending on the complexity and size of the project) and the application fees.
What team do we need?
You could design it yourself but by employing a specialist designer you can reduce the risks of project problems and get an overall design that works better for you.
Other specialists you may need could include: heritage consultant, planning consultant, structural engineer, tree expert, bat expert, ecologist, transport engineer, flooding and drainage expert, noise expert, contaminated ground expert, etc.
What permissions do I need?
You will need planning permission for most external changes of an existing building, change of use of a building (say shop or barn to residential) or land (perhaps field to garden), and for all new build – unless you have permitted development rights.
You will need listed building consent (LBC) if you change anything inside or outside of a listed building including within the curtilage (garden) with a few exceptions.
You will need building regulations approval if you are building an extension or a new-build to ensure that has been designed and built to safety standards. Building Regulations requirements do not normally apply to listed buildings but they should be used as a starting point in the design process for safety, comfort and environmental standards.
You may also need permission from a wide range of other organisations dependent on your project.
Do all planning applications and LBCs go to Planning Committee for approval?
No – the majority of decision are made by senior planning officers by a delegated approval process and only controversial ones normally go to the planning committee.
What plans and documents do I have to submit with a planning application?
We need to submit a Site location plan, site block plan, existing plans and elevations, proposed plans and elevation, design and access statement, and possibly heritage statement (if you have a listed building or there is one nearby, or you are in a conservation area), ecology assessment report, bat report, tree report, waste management strategy, flood risk assessment (FRA), travel plan, noise and/or air quality assessment, contaminated ground assessment and possibly others.
Should I submit a ‘Pre-application’ advice request before applying for planning permission?
It is always good practice to discuss your development ideas before committing great expense and getting plans drawn up, and reports prepared, without knowing what the planners think. Some Local Planning Authorities have a good system for you obtaining pre-application advice. Some charge and some don’t. Some refuse to give such advice for ‘homeowner’ applications. Occasionally, if you need permission quickly, you may decide to submit the planning application without seeking pre-application advice.
What can I build?
The Local Authority Planning Policies provide guidance as to what is and what is not acceptable in most circumstances. However, finding out what applies to your situation can be very time-consuming. A planning consultant or designer should be able to provide you with guidance as to what may or may not be possible?
Can I convert my barn into residential accommodation?
There are special circumstances where you may have permitted development rights to convert without normal planning permission. In most circumstances, you will need to apply for planning permission for both change of use and the changes to the building.
Do I have permitted development rights if I have a listed building?
No – listed buildings and their curtilages have no permitted development rights. Some areas of Conservation Areas also can have such rights removed (known as an Article 4 direction).
If I get refused – can I appeal?
Yes – you can appeal to the independent Planning Inspectorate. This process, unlike the planning application system, is free to apply. There are three types of appeal. These are a) Written Representations (used for small development projects and you or your expert just submit your appeal in writing and the Planning Inspector visits the site then goes away to make a decision); b) Informal Hearings (for larger or more controversial development projects – where you submit your appeal in writing and then at a later date sit around a table with the Planning Inspector who discuses the issues with you and the Council Planners and then makes a decision); or, a Planning Inquiry (for large projects such as new roads or housing estates – where normally your experts submit your appeal in writing and then at a later date your experts provide the Planning Inspector with expert witness evidence and are formally cross-examined by barristers. The Planning Inspector hears the evidence and then goes away to make a decision. There is often a formal site visit on the last day of the inquiry). When you apply for an appeal, you can request any of the three appeal processes but the Planning Inspectorate has the final say as to which is the most appropriate for your appeal. The appeal process normally takes a minimum of 3 months and sometimes up to 9 months, before you get a decision.
What happens if I build something that is not in accordance with the approved plans?
The Local Planning Authority can take legal enforcement action and require you to remove any elements of your building that have not been approved. They will give you a time deadline by which you should have undertaken the restoration works. You do have a right to appeal such enforcement action but you normally will need an expert to help you. If you do not undertake the works by the deadline, they can then take you to court and if found guilty, you will be fined and required to make good the works by a certain deadline. If failed to get listed building consent the enforcement action will result in criminal action against you and if found guilty you will have a criminal record.
The Heritage Design Studio – the one-stop solution for historic buildings.