Advice

<p class="font_8">One of the first things we’re often asked is, “What’s it going to cost?” And while the answer depends on lots of factors, from your finish level to where you live, we can offer a realistic starting point.</p>
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<p class="font_8">This article will help you understand what makes up the cost of an extension, where budgets often go off track, and how to shape your project around what you can afford.</p>
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<p class="font_8"><strong>BUILD COSTS: THE BASICS</strong></p>
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<p class="font_8">The most useful place to start is the cost per square metre. This gives a broad idea of what your main building shell will cost before you start adding kitchens, bathrooms, or specialist finishes.</p>
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<p class="font_8">As a rough guide for 2025:</p>
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<p class="font_8">• £1,700–£2,200/m² – Cost-effective local builder, simpler finishes, minimal complexity<br>
• £2,200–£2,600/m² – Mid-range finish with some bespoke elements<br>
• £2,600–£3,000+/m² – High-end detailing, larger glazing, or more complex construction</p>
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<p class="font_8">This assumes you're working with a competent builder, using standard materials, and building to current regulations. It doesn’t include VAT (if your builder is VAT registered), professional fees, or any reconfiguration to the rest of your home.</p>
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<p class="font_8"><strong>WHAT ELSE ADDS TO THE COST?</strong></p>
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<p class="font_8">Build cost is just the beginning. Here are other common elements to allow for:</p>
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<p class="font_8">• Kitchen fit-out: £15,000 – £30,000+<br>
• Bathroom fit-out: £3,000 – £6,000+<br>
• Glazed doors (bifold/sliding): £1,500+ per metre (installed)<br>
• Rooflights: £500 – £2,000+ each<br>
• Built-in joinery & finishes: Varies widely – bespoke units, panelling, lighting, flooring<br>
• Landscaping: Often overlooked but can make a huge difference<br>
• Professional & application fees: 10–18% of build cost (including architectural, structural, planning and Building Regs fees)</p>
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<p class="font_8">Also consider things like waste removal, temporary roofing, utility upgrades, or new drainage — they can all add to the total.</p>
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<p class="font_8"><strong>WHERE COSTS START TO CLIMB</strong></p>
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<p class="font_8">Some of the most common budget pitfalls we see:</p>
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<p class="font_8">• Choosing layout before knowing your budget – Design decisions should be guided by what you can afford, not just what you dream of<br>
• Changing the spec mid-project – Switching to high-end finishes late on is one of the easiest ways to blow your budget<br>
• Not allowing a contingency – We recommend 10–15% extra for unexpected costs, especially on older properties<br>
• Skipping early professional advice – Making the wrong assumptions about planning, structure, or materials can lead to costly redesigns<br>
• Choosing the wrong Architect – We often pick up the pieces where clients have had false starts with other design practices</p>
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<p class="font_8">One client we worked with originally planned a 50m² extension at £1,800/m². Once they added bespoke kitchen joinery, large format glazing, and zinc roofing, the cost rose closer to £2,800/m². A smart redesign helped trim costs without compromising the space they needed.</p>
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<p class="font_8"><strong>WAYS TO STAY IN CONTROL</strong></p>
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<p class="font_8">• Start with a realistic ballpark – It’s much easier to scale back than to stretch too thin<br>
• Be clear on your priorities – Are you investing in space, finishes, or long-term flexibility?<br>
• Work with your architect – We’ll help you spot what’s driving cost and where to adjust<br>
• Use a fixed-fee design process – This keeps professional costs transparent and manageable<br>
• Get early builder input – We often recommend a cost review at concept stage, especially for larger or more ambitious projects</p>
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<p class="font_8"><strong>SHOULD I PHASE THE WORK?</strong></p>
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<p class="font_8">In some cases, yes — especially if your budget won’t stretch to everything in one go.</p>
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<p class="font_8">For example, we might:</p>
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<p class="font_8">• Design a kitchen extension now, with future provision for a loft conversion<br>
• Focus on key living spaces first, leaving finishes or landscaping for later<br>
• Build structural openings now and complete internal layouts in stages</p>
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<p class="font_8">But phasing only works well with good planning. Poorly sequenced works can end up costing more.</p>
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<p class="font_8"><strong>CLOSING THOUGHTS</strong></p>
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<p class="font_8">Knowing what your extension might cost isn’t about locking yourself into fixed numbers — it’s about designing with your eyes open. With the right guidance and clear priorities, most budgets can be made to work.</p>
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<p class="font_8">If you’re thinking about extending and want early cost advice, get in touch for a free consultation or see our Getting Started Guide for more details on how we help clients plan smarter.</p>

How Much Will My Extension Cost?

Understand the real costs of a home extension in 2025, from build rates to hidden extras, and learn how to plan your budget to avoid common pitfalls.

<p class="font_8">If you’re planning a home extension, one of the first questions that comes up is: “Do I need planning permission for this?” The answer is... it depends.</p>
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<p class="font_8">In this article, we’ll walk you through what does and doesn’t need permission, what Permitted Development actually means, and the one document we always recommend applying for, even if full planning isn’t required.</p>
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<p class="font_8"><strong>UNDERSTANDING PERMITTED DEVELOPMENT</strong></p>
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<p class="font_8">Some smaller home extensions don’t need planning permission because they fall under Permitted Development Rights. These are national rules that allow certain types of work without the need for a full planning application.</p>
<p class="font_8">To qualify, your project needs to meet very specific limits and conditions. These cover things like:</p>
<p class="font_8">• The overall size and height of the extension<br>
• Where it sits in relation to your existing home<br>
• The distance from boundaries<br>
• How much garden space is retained<br>
• The materials used</p>
<p class="font_8">For example: A single-storey rear extension on a typical semi-detached house might not need planning, as long as it doesn’t project more than 3 metres from the rear wall and stays within height limits.</p>
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<p class="font_8"><strong>WHEN PERMITTED DEVELOPMENT DOESN’T APPLY</strong></p>
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<p class="font_8">Even if your extension is quite modest, you’ll still need Householder Planning Permission if:</p>
<p class="font_8">• Your home is in a Conservation Area, National Park, or Area of Outstanding Natural Beauty (AONB)<br>
• You’re extending to the side, adding height, or wrapping around corners<br>
• You’re planning a two-storey extension, large loft conversion, or significant alterations to the roof<br>
• You want to build a new annexe, detached structure, or change the use of the space</p>
<p class="font_8">And if your property has already been extended in the past, you may have used up some of your Permitted Development rights.</p>
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<p class="font_8"><strong>WHAT IS A CERTIFICATE OF LAWFULNESS?</strong></p>
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<p class="font_8">Even if your project qualifies as Permitted Development, we strongly recommend applying for a Certificate of Lawfulness before you begin.</p>
<p class="font_8">This is a formal document from the council confirming that your extension meets the rules. It’s not the same as planning permission, but it gives you legal certainty – and it can be a lifesaver when selling your home.</p>
<p class="font_8">We’ve seen cases where a project was technically permitted, but the lack of a certificate caused delays and triggered legal wrangling during a house sale. It’s not worth the risk.</p>
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<p class="font_8"><strong>THE PLANNING ROUTE WE RECOMMEND MOST</strong></p>
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<p class="font_8">As a practice, we always start with a site-specific review to advise whether full permission is needed. If there’s any doubt, we’ll often suggest a Certificate of Lawfulness application as the safest way forward.</p>
<p class="font_8">In many cases, we’ll draw up your extension plans to meet PD rules where possible, but we’ll also talk through the trade-offs. Sometimes the flexibility and long-term value of a full planning application are worth the extra time and fee.</p>
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<p class="font_8"><strong>REAL-WORLD EXAMPLES</strong></p>
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<p class="font_8">A recent client in a Conservation Area wanted to extend 2.5 metres to the rear. Even though the size was modest, we needed to go through a Householder Planning Application because the area had additional restrictions.</p>
<p class="font_8">Another client had a detached 1970s bungalow outside any designated area. We were able to add a generous rear extension with rooflights and large glazed doors – all under Permitted Development, with a Certificate of Lawfulness to back it up.</p>
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<p class="font_8"><strong>COMMON PLANNING MISCONCEPTIONS</strong></p>
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<p class="font_8">• “It’s at the back of the house, so it’s fine.”<br>
Not always. Rear extensions still need to meet size, height, and boundary limits.</p>
<p class="font_8">• “My neighbour did something similar, so I can too.”<br>
Maybe – but every house has a unique planning history. Rights can differ between properties.</p>
<p class="font_8">• “If it’s internal work, I don’t need permission.”<br>
Internal layout changes don’t need planning, but they may still need Building Regulations approval.</p>
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<p class="font_8"><strong>CLOSING THOUGHTS</strong></p>
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<p class="font_8">Planning rules can be surprisingly complex, but with the right advice, they don’t need to be stressful. Whether your project needs planning permission or qualifies as Permitted Development, we’ll guide you through it step by step.</p>
<p class="font_8">If you’re unsure what approvals your extension needs, get in touch and we’ll help you make a clear, confident start.</p>
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<p class="font_8"><a href="https://www.angusdesign.co.uk/contact-9"><u>→ Contact us to arrange an initial consultation</u></a></p>

Do I Need Planning Permission for My Extension?

Not all extensions need planning permission. Learn how Permitted Development works, when you’ll need full permission, and why a Certificate of Lawfulness is worth getting.

<p class="font_8">Thinking about extending your home? Whether you need more space, want to rework your layout, or simply feel your house no longer fits how you live, starting a home extension project can be exciting, but also a little overwhelming.</p>
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<p class="font_8">Here’s a warm, practical guide to help you get started on the right foot.</p>
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<p class="font_8"><strong>STEP ONE: GET CLEAR ON WHY YOU'RE DOING THIS</strong></p>
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<p class="font_8">Before diving into design ideas or calling builders for quotes, take a moment to ask yourself: What’s the real reason I want to extend?</p>
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<p class="font_8">• Do you need more space because of a growing family?<br>
• Are you craving better flow and light in your kitchen/living area?<br>
• Do you want to stay put but make your home feel “new”?</p>
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<p class="font_8">Understanding your core motivation helps you stay grounded through all the decisions that come later. A great design starts with knowing what matters most.</p>
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<p class="font_8"><strong>STEP TWO: THINK FUNCTION FIRST, STYLE SECOND</strong></p>
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<p class="font_8">Pinterest and Instagram are full of stunning spaces, but your home needs to work for you. Before you get caught up in rooflines, window shapes or paint colours, focus on how the space should function.</p>
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<p class="font_8">Some good prompts:</p>
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<p class="font_8">• What’s currently not working in your home?<br>
• When do you feel frustrated by the layout or flow?<br>
• Where do you need more light, warmth, or storage?</p>
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<p class="font_8">A skilled architectural designer will translate these insights into a layout that works beautifully and feels good to live in. Style will follow naturally once the bones are right.</p>
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<p class="font_8"><strong>STEP THREE: BE REALISTIC ABOUT BUDGET</strong></p>
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<p class="font_8">A lot of disappointment in extension projects comes from mismatched expectations around cost. It’s much better to work with a rough budget early on, even if it changes later.</p>
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<p class="font_8">Typical 2025 ballpark figures:</p>
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<p class="font_8">• Build cost: £1,700 – £3,000 per m² (depending on spec)<br>
• Kitchen fit-out: £15,000 – £30,000+<br>
• Professional fees and approvals: 10–18% of build cost</p>
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<p class="font_8">Don’t forget to allow for things like glazing, bathrooms, landscaping, and finishes – not just bricks and mortar.</p>
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<p class="font_8">Tip: If you don’t know your budget, try working backwards. How much would you feel comfortable investing overall?</p>
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<p class="font_8"><strong>STEP FOUR: DON’T WORRY IF YOU DON’T HAVE ALL THE ANSWERS YET</strong></p>
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<p class="font_8">Lots of clients feel unsure about when to get in touch. They might say:</p>
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<p class="font_8">• “We’re not ready yet, we haven’t figured it all out.”<br>
• “We don’t want to waste anyone’s time.”<br>
• “We just need a builder really, don’t we?”</p>
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<p class="font_8">Here’s the truth: The earlier you speak to an architect or architectural designer, the better. We’ll help you shape your brief, clarify your goals, and avoid design decisions that could cost you more later.</p>
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<p class="font_8"><strong>STEP FIVE: UNDERSTAND WHAT COMES FIRST</strong></p>
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<p class="font_8">Every extension project has its own route, but here’s a typical early-stage journey:</p>
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<li><p class="font_8">Initial chat and consultation – We listen to your ideas and give honest early advice</p></li>
<li><p class="font_8">Briefing and quote – We shape a scope of work and provide a fixed-fee quote</p></li>
<li><p class="font_8">Survey and design – We measure up, develop concepts, and work with you on the layout</p></li>
<li><p class="font_8">Planning or permitted development checks – We advise on what permissions are needed</p></li>
<li><p class="font_8">Technical design and regulations – This stage comes later, once the layout is locked in</p></li>
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<p class="font_8">Not sure if you need planning permission? We’ll advise you, and we often apply for Certificates of Lawfulness even when formal planning isn’t required.</p>
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<p class="font_8"><strong>COMMON EARLY PITFALLS TO AVOID</strong></p>
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<p class="font_8">• Jumping straight to a builder without clear plans or approvals<br>
• Not sharing your budget because you’re worried it’ll limit creativity (it won’t – it helps)<br>
• Overthinking the final look before working out how the space should work<br>
• Assuming it’s all about square metres – great design is about flow, light and feel, not just size</p>
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<p class="font_8"><strong>FINAL THOUGHTS: START WITH CONVERSATION, NOT COMMITMENT</strong></p>
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<p class="font_8">A good first step is simply having a conversation. At Angus Design, we offer friendly, no-pressure consultations to help you understand what’s possible, what it might cost, and what to expect from the process.</p>
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<p class="font_8">If you’re thinking about a home extension, even if you’re just gathering ideas, we’d love to hear from you. It’s never too early to get professional advice.</p>
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<p class="font_8"><a href="https://www.angusdesign.co.uk/contact-9"><u>→ Contact us to arrange an initial consultation</u></a></p>

Where to Start with Your Home Extension

Starting a home extension can feel exciting but overwhelming. Here’s a simple, practical guide to help you plan with clarity, avoid early mistakes, and set your project up for success.

<p class="font_8">When you’re planning a home extension or renovation, it can be hard to know exactly what an architectural designer does, and how much of the process they’ll support you with.</p>
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<p class="font_8">Is it just about drawing up plans? Are they the same as an architect? Do you really need one?</p>
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<p class="font_8">This article clears up the confusion and shows what we actually do, from first conversations to helping you get a builder on board.</p>
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<p class="font_8"><strong>WE START WITH YOUR BRIEF, EVEN IF IT’S STILL A BIT FOGGY</strong></p>
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<p class="font_8">Most clients don’t come to us with a fixed plan. They come with a need – more space, better flow, warmer rooms, or a future-proofed home – but they’re not quite sure how to get there.</p>
<p class="font_8">Our first job is to help you define your brief. That means:</p>
<p class="font_8">• Listening carefully to what’s not working in your home<br>
• Helping you prioritise your needs and wishes<br>
• Exploring layout options, design ideas, and long-term thinking<br>
• Talking honestly about budget, approvals, and practicality</p>
<p class="font_8">Good design starts by asking the right questions. That’s why we take time early on to understand your family, your site, and your future plans.</p>
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<p class="font_8"><strong>WE TRANSLATE YOUR IDEAS INTO A BUILDABLE DESIGN</strong></p>
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<p class="font_8">Once your brief is clear, we turn it into something concrete, usually starting with concept designs in 2D and 3D.</p>
<p class="font_8">Our design process includes:</p>
<p class="font_8">• Exploring different layouts and massing options<br>
• Working with your site’s constraints (light, views, access, levels)<br>
• Thinking about material choices and sustainability<br>
• Preparing clear drawings that you can understand and comment on</p>
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<p class="font_8">This isn’t just about making things look nice. It’s about making sure the space works for you, your family, and your builder.</p>
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<p class="font_8"><strong>WE GUIDE YOU THROUGH PLANNING PERMISSION OR PERMITTED DEVELOPMENT</strong></p>
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<p class="font_8">Once a design is agreed, we advise on what planning route is needed. This might include:</p>
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<p class="font_8">• Householder Planning Permission<br>
• Certificate of Lawfulness (for Permitted Development)<br>
• Pre-application advice from the local authority<br>
• Design and Access Statements or Heritage Statements</p>
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<p class="font_8">We’ll manage the planning submission, liaise with the local authority, and keep you updated along the way.</p>
<p class="font_8">Planning can be a minefield. We’re here to make sure you go in well prepared and come out with the permissions you need.</p>
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<p class="font_8"><strong>WE PRODUCE TECHNICAL DRAWINGS FOR BUILDING REGULATIONS AND BUILDERS</strong></p>
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<p class="font_8">After planning, the next stage is technical design – detailed drawings and specifications that your builder and inspector will rely on.</p>
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<p class="font_8">We produce:</p>
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<p class="font_8">• Building Regulations drawings and notes<br>
• Coordination with your structural engineer<br>
• Details for insulation, ventilation, drainage, and structure<br>
• Clear information for contractors to price and build from</p>
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<p class="font_8"><strong>WE HELP YOU MOVE TOWARD CONSTRUCTION</strong></p>
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<p class="font_8">Most of our clients go on to work with a local builder or a design and build company to carry out the work.</p>
<p class="font_8">While we don’t usually manage the quoting process directly, we can point you in the right direction and provide clear drawings and documentation that builders can use to price the job accurately.</p>
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<p class="font_8">If questions come up during the build, we’re happy to support where needed.</p>
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<p class="font_8"><strong>WE’RE YOUR GUIDE THROUGH THE WHOLE PROCESS</strong></p>
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<p class="font_8">From early feasibility through to final drawings, an architectural designer is there to:</p>
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<p class="font_8">• Turn your brief into a workable design<br>
• Help you make decisions with clarity and confidence<br>
• Liaise with planners, engineers, and inspectors<br>
• Set realistic expectations and keep things moving forward</p>
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<p class="font_8"><strong>HOW ARE WE DIFFERENT TO AN ARCHITECT?</strong></p>
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<p class="font_8">The short answer is: not much.</p>
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<p class="font_8">As a Chartered Architectural Technologist, I am fully qualified and insured to offer design services for domestic projects of all sizes. While the title 'architect' is protected by law, it doesn’t mean that architects are more experienced or capable.</p>
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<p class="font_8">We have over 20 years of experience delivering extensions, conversions, and new homes across a wide range of property types. Our knowledge of construction, building regulations, and planning policy means you can trust us to deliver safe, buildable, and beautiful designs.</p>
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<p class="font_8"><strong>CLOSING THOUGHTS</strong></p>
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<p class="font_8">An architectural designer isn’t just someone who draws what you ask for. We’re here to challenge, clarify, and shape your ideas into something better than you imagined, while helping you manage risk, cost, and approvals along the way.</p>
<p class="font_8">If you’re thinking about extending or improving your home and want friendly, professional guidance, get in touch.</p>
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<p class="font_8"><a href="https://www.angusdesign.co.uk/contact-9"><u>→ Contact us to arrange an initial consultation</u></a></p>

What Does an Architectural Designer Actually Do?

If you’re planning a home extension or renovation, understanding what an architectural designer does can save you stress, time, and money. Here’s how we guide you from first ideas through to build-ready plans.