Going straight to a builder means you miss out on the important design stage. It sounds obvious but builders specialise in building things and architects specialise in designing spaces. By using Arki Design you will end up with a home that is right for you and that you’ll love living in. You will also ensure that your investment is maximised and the finished project adds value to your property – badly designed extensions or renovations can reduce the value of your property.

We are experienced in residential and modest commercial projects who are able to work across a range of designs and styles. Our key aim is to ensure that property owners get the designs they want rather than having an architect impose a style on them. All projects start with an initial consultation, from that initial platform onwards you will be heavily involved in the design process – your ideas and feedback will be encouraged to ensure the final designs are exactly what you want. To date Arki has worked on a wide range of client briefs and styles. Have a look at our projects to see the types of projects that we have worked on.

All architectural consultants/designers working for or on behalf of Arki have undergone strict selection, to identify a proven track record and good ethical grounding in their work. This way you can be certain you are getting expert advice from architectural consultants experienced in residential and commercial projects.

Yes, the objective of the initial consultation is to make sure you are fully informed and in the best position possible to make a decision and move forward, according to many factors, such as budget and planning/physical limitations. Arki will review all the options with you and discuss the implications of each option. We are available to answer any additional questions you may have.

We do not believe anything constructive can be achieved in a free sales orientated site visit. Our free initial consultation is designed to give you the relevant solid background to get your project going up and running in the right direction in the quickest possible time. What typically might take weeks of going back and forth between you and an architect can now be achieved more efficiently by a combination of our free initial consultation and our initial site survey visit (should you wish to proceed to attain further services from us). We aim to ensure you are fully involved in the process, in control and clear about what is happening at all stages of your project.

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 - you can find a description of these in the next section. 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 - Architect Your Home will be able to advise you of this during your initial visit.

For commercial properties planning consent includes further considerations such as change of use, and how the property will be used by the public, stringent safety and environmental issues, etc.

A common misconception is that because other houses in the street have, for instance, roof extensions, this will automatically mean that yours will be allowed. This is not always the case as planning policy does change over time. Arki will be able to give you advice relating to current planning policy that will help develop the design solution.

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 (in cubic meters) 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 and Arki can help you with this.

You can go to the planning portal website section on permitted development rights, and if you still need further clarifications and information specifically for your property contact us and we will try to assist you as best as possible.

Living in a conservation area usually means that changes to the external appearance of your building will be a particularly sensitive issue. You will probably need to complete an application for Conservation Area Consent. Again, it is advisable to check with your local planning department or ask Arki to do this for you.

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 Arki can help you with this.

For most Arki projects your design will need to be taken to the stage of scheme level drawings. Arki can help with the design, the proposal drawings and submit your planning application for you. As a guide it generally takes 8 weeks from submission of a planning application to a decision. Please note you will require a location plan (which we provide) and a statutory application fee to accompany your application.

More than likely. We keep our jobs within a local radius and know most of the London Boroughs and surrounding areas, but we also venture out for unique projects, where we keep a good relations with your local council right from the initial enquiries to attain the best information and results for you. If we believe that a more local architectural consultant to you would be favourable for your project then we will let you know from the outset.

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 regulation matters are usually handled by Building Control Officers in the Building Control Department of your local authority but increasingly private licensed inspectors are an alternative. Unlike planning, there is no committee and you should not have to endure a long wait for approvals.

2.What are the building regulations? There are two ways to apply for approval under the Building Regulations: the Full Plans method or the Building Notice method.

Building Notice Method: Most people find that a Building Notice is the simplest and most appropriate for alterations or extensions to domestic properties. You should not need specific drawings for this and your builder can look after the process on your behalf while undertaking the works. To do this the builder simply completes a Building Notice form and submits it to the Building Control Department - this has to be done at least 48 hours before work starts on site. Once again there is a fee to pay - check with your local authority.

Once the work starts, the Building Control Officer will visit the site and make arrangements with the builder to visit at specific points through the progress of the works to check that the works are up to the minimum standard that the regulations require. They may also request supplementary drawings and information. When the works are complete, you can ask the Building Control Officer to give you a certificate to confirm that everything has been done to the required level, commonly referred to as the completion certificate. It is important to have this as it could have severe legal implications down the line if wanting to lease or sell a property without the relevant paperwork to accompany the works.

Full Plans Method: The 'full plans' method of application is more involved as it requires the submission up-front of detailed drawings that show a great deal of information, such as the fire escape routes, ventilation capacities, for instance. Many people find this somewhat 'over the top' for a domestic project. However in certain circumstances the local Building control department may impose that a full plans application is a compulsory submission, especially on commercial related projects. Arki can produce the building control full plans for you in consultation with you, your builder, or other agent.

As soon as you have given Building Notice or submitted full plans, you can start work provided you give the local authority a Commencement Notice at least two clear days before commencing. However if you start work before the receipt of a decision of the full plans application (under the full plans method), you reduce your ability to seek a determination from the secretary of state if a dispute arises.

Neighbours to a proposed building project do not have the right to oppose a Building Regulations application. However, it is advisable to notify the neighbours. In each case, you should make sure that the building work does not encroach on their property as this could lead to a possible injunction for the removal of building work. It should be noted here that objections could be raised if the work is subject to approval under the Town and Country Planning Act etc., if for example you haven’t attained planning consent for the works.

Essentially structural calculations are requested by the building control department to accompany a building control application, to show that the structure that your propose to use in your extension/ development is appropriate and will do the job of keeping you and your property structurally sound and safe.

The most common types of builds that require the use of a Structural Engineer are;

o Steel beams and columns for loft conversions.
o Double storey extensions.
o Large single storey extensions.
o Open planning internal elements.
o Inserting new floors into existing building.
o Supporting a weak existing structure.
o New builds.

A fully qualified Structural Engineer appointed to carry out the calculations and structural drawings, and are usually put together to accompany the Building Regulation drawings which are reviewed by the Case/ Building control officer who will come on site at key stages of the build to inspect that what has been specified is actually being built to a satisfactory standard.

We can supply structural calculations for any steelwork required to meet the satisfaction of the Local Authority Building Control Service for any property related works, we liaise with a range of reputable and professional local Structural Engineering firms, who have extensive experience and have a proven track record of delivering. We allocate the work to different firms according to the nature of the work required to attain optimum value for you. We have a good ongoing working relationship with them, they are flexible especially when it comes to making amendments, and offer excellent value based on a job by job basis.

You or your builder may choose to use your own structural engineer, which we encourage if it means that flexibility is attained during the works without compromise to build quality and safety.

It is very common with alterations to domestic buildings (even for detached houses) that action under the Party Wall legislation will be necessary. Works that affect a wall, fence or any part of your neighbour's structure, within certain specified distances will require notification to adjoining owners in accordance with the Party Wall Act 1996. This notification can be a complicated procedure and can take a good deal of time. We recommend if you might have an issue with party wall legislation, read the information below and if you are still unsure, that you approach a Party Wall Surveyor who will be able to advise you and guide you through the process.

o When you want to build an extension over a garage, especially when the dividing wall between the properties are of single brick construction.
o When you want to do a loft conversion/extension.
o When you want to underpin a wall.
o When you want to cut into a wall to take bearing for steelwork beams.
o When you want to demolish and rebuild a Party wall.
o When you want to put flashing over to protect walls from a higher to a lower wall.

You must inform the adjoining owner in writing of your intentions. If you do not inform your neighbours in the proper manner they are legally entitled to stop the work and seek legal redress. You will probably lose any resulting court action.

A neighbour cannot stop you from working to a Party Wall provided you have given them proper notice and followed the terms of the Act. They can however influence how and when the work is done. If you are instigating the building works you must ensure they are done in a manner that causes the minimum inconvenience, with sufficient care to provide protection to the adjacent property and provide for compensation where any damage is caused to the neighbouring property.

The person or persons who lives in the adjacent property. In the case of tenants or leaseholders it will be necessary to inform the landlord as well.

If you do not have a professional advisor the best way is to wait until you have had your plans prepared for your extension or alteration and show them your plans for what you intend to do. Explain how you do not wish to cause them any inconvenience and how you will take measures to protect their property from any damage. Leave them a copy of the plans to look at in their own time.

You can then explain about how you have to give them notice under The Party Wall Act in writing and hopefully if you have already cleared up any possible snags they will readily give consent under the notice. As a helpful tip it may be a good idea to frame a response letter for them to sign with a section asking for their comments. If they are agreeable they then only have to sign the response.

Yes you can, below is the general format for the notice;

o Your own name, address and the date.
o The buildings address if different.
o A statement that you are serving Notice of intention to work on the Party Wall under the terms and conditions of The Party Wall Act 1996.
o A description of what you intend to do including a set of plans where appropriate.
o The date that you intend to start.

Once it is ready, attach it to some plans of the proposed works and a location plan for further clarification, and deliver it in the following ways;

o If you have talked to them in advance deliver in person and talk to them.
o By post otherwise.
o Where the adjacent premises are empty or the owner is not known you may serve notice addressed to "The Owner" and fix it to the front door.
o The Local Authority does not need a copy of this notice or any reply, but it is essential for your own protection that you keep your own copies.

Please note; The notice should be served at least 60 days before the planned starting date.

Hopefully if you have handled it carefully your neighbour will give their consent in writing. In which case provided you keep them informed you can proceed with the work when you are ready. Your neighbour may serve you with a counter notice within 14 days expressing concerns. If you receive a counter notice you must respond in writing within 14 days or a dispute is regarded to have arisen. If after 14 days you have received no reply from your neighbour a dispute is regarded to have arisen.

Try to settle it with your neighbour by friendly discussion. Provide them with a copy of the Government booklet on the Party Wall Act 1996 the full 25 page copy. Ensure that they have a copy of your plans.

If this fails you are left with two alternatives.

You can each jointly appoint an " agreed surveyor" to draw up an " award." The terms of the Act state that this should not be the person or company that you have used to prepare your plans.

Or alternatively if it is getting very difficult each of you can appoint your own surveyor to draw up an award together. Provided the surveyors are competent they should be able to agree an award but in the event of the surveyors disagreeing they will then jointly appoint a third surveyor to act as an arbiter.

All surveyors appointed under the disputes resolution procedures have a duty to act impartially and consider the interests of both parties. They are not there to argue the case for each side.

The scheme-level drawings will form the backbone of the information your builder will need. However you will need to go through the drawings with your builder and architect before works start to agree the appropriate level of detail. Many builders do not need full detail drawings in order to build standard building elements. If the design contains elements that are particularly complex or unusual, it is sensible to get Arki to prepare detail drawings of these elements. If you want more things added to the drawings or any additional help we are here to help you through the process.

When choosing a builder, 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, 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. If you want help with this process Arki would be able to handle this process for you.

For large or complex projects, a standard form of building contract that requires a contract administrator is definitely the recommended route to follow.

For many domestic and modest commercial projects however, people regard this approach as rather over the top and simply resort to working things out directly with the builder. If you follow this route, the drawings that Arki provide you with will help to define what it is the builder has agreed to build. Nonetheless, it is very important that before your builder starts work, you have a written agreement stating the work to be done, the price agreed and the time scale involved.

There is a very simple standard form of contract agreement now available that has been specifically designed for such circumstances called 'A contact for Minor works JCT', plain English edition can be found at or JCT CONTRACTS Website.

o hours of working: how many days a week, what time they start and finish
o use of facilities & services: toilet facilities, water supply, electricity, telephone etc.
o access and storage: agree where the builders can store their materials and how they should come in and out of the building, who holds keys etc.
o regular meetings: it is good to agree to meet formally to discuss progress every week or fortnight.
o foreman: agree whether you will have a full time foreman on your project from start to finish - this is generally a good thing but might make the price more expensive.
o additions and extras: agree how any additions or changes that you might want after work has started would be agreed and priced.
o over running: agree what happens if the work takes longer than the builder has indicated up front.
o payment schedule: the best way is to agree a timetable of payments that goes with the timetable of completed works

If you have any further queries on the best way to administer your project, please ask us for advise and we will try our upmost to find the best solution for you.

The cost of a building project is extremely difficult to predict particularly before it is fully designed. There is a myriad of factors that can affect the price including geographic location, size, scope and complexity of the work, amount of structural work involved and level of specification required, to name just a few. Arki will be in a better position to give you an idea of costs once you have discussed what you would like to achieve and we have seen what is involved.

o Understand your design clearly, and who is responsible for what exactly.
o Agree all the details up front.
o The more details that you can tie down the better. A set of detail drawings and/or specifications will illustrate these decisions in a way that can be quantified. This will leave less opportunity for unforeseen extra costs to creep in at a later date.
o Your choice of fittings and finishes; The cost of a luxury fit out can be five or even ten times the cost of a basic or budget fit out. Contrary to popular belief, the choice of fittings often is the most influential issue to affect the cost of a building project. Try not to change your mind as last minute design changes are a sure fire way of losing control over your budget.