Q & A

Do you manage projects from inception to completion?

Yes. Phoenix Architecture can support your project from initial inception right through to completion.

That typically includes:

• Early feasibility and options appraisal
• Planning strategy and planning applications (including statements and supporting documents)
• Detailed technical design and Building Regulations packages
• Tender information and assistance with selecting a contractor
• Contract Administration and technical support during the build
• Close-out and final sign-off support, including input to as-built information and certification where required

You can appoint us for the full journey, or for specific stages only – but our standard offer is a clear, stage-based service that can genuinely run from first ideas to completion on site.

What will I actually receive from you?

The exact deliverables depend on your project and the services you appoint us for, but may include:

• Feasibility sketches and options
• Planning drawings, Design & Access Statements and supporting documents
• Detailed technical drawings, schedules and specifications for Building Regulations and tender
• Coordination information for structural engineers and other consultants
• Ongoing design support, site visits and Contract Administration during construction

We will always clarify at the outset what you can expect to receive at each stage.

Will I need planning permission?

It depends on the type and scale of work and the planning history of your property. Some smaller works may fall under Permitted Development rights, while others will require a full householder application or more complex planning route.

As part of our early involvement, we will:

• Review your property and proposals
• Advise whether planning permission is likely to be needed
• Outline the planning strategy and any potential risks or constraints
• Prepare and submit planning applications on your behalf where appointed to do so

What is “Permitted Development”?

Permitted Development (PD) allows certain minor works to be carried out without a full planning application, provided they meet strict rules on size, position, height and impact.

We can assess whether all or part of your project might fall under PD and, where appropriate, help you obtain a Lawful Development Certificate to confirm this with the local authority.

Do you handle Building Regulations as well?

Yes. In addition to planning, we prepare detailed technical information to support Building Regulations approval, working either with the local authority Building Control team or an Approved Inspector.

Our Building Regulations packages typically cover:

• Plans, sections and elevations with construction details
• Fire, structure, access and thermal performance information (co-ordinated with specialist consultants as required)
• Coordination with structural engineers and other designers

How do your fees work?

Our fees are tailored to each project and are typically structured in stages aligned with the RIBA Plan of Work. This means you can:

• See what is included at each stage
• Decide how far you wish to proceed at any point
• Understand the cost implications of adding or reducing scope

For many domestic projects we can provide a clear, itemised fee proposal broken down into planning, technical design and construction-related services.

Do you charge for an initial consultation?

We’re happy to have an initial conversation by phone, email and first site visit at no charge to understand your project, discuss what you’re trying to achieve and outline a suitable route forward.

When are fees paid?

Fees are normally invoiced at key milestones or monthly, depending on the scale and duration of the project. 

This might include:

• After completion of initial feasibility work
• On submission of a planning application
• On completion of Building Regulations / technical design information
• During construction, where ongoing support or Contract Administration is provided

The payment structure will be clearly set out in our Terms of Engagement before any work starts.

How long does the design and approvals process take?

Timescales vary depending on:

• The complexity of the project
• The planning route and local authority workloads
• How quickly decisions can be made and information provided

As a broad guide, modest domestic projects may take a few weeks to develop initial designs, around 8–12 weeks for a planning decision (once submitted), and a further period for detailed technical design and Building Regulations approval. Larger or more complex projects will take longer.

At the start of the project we will outline realistic timescales based on your specific scheme.

Will you manage the builder for us?

We can provide varying levels of support during construction, from being available on an ad-hoc basis for technical queries, through to a more formal Contract Administration role.

In a Contract Administration role we would typically:

• Assist with tendering and reviewing contractor proposals
• Administer a suitable building contract between you and the contractor
• Carry out periodic site visits to review progress against drawings and specifications
• Issue appropriate contract certificates and instructions as required

This is part of how we support clients through to completion, rather than stopping at Building Regulations or tender.

Can you recommend builders or other consultants?

Where requested, we can suggest contractors and other consultants (such as structural engineers, energy assessors, heritage specialists and surveyors) that we feel may be suitable, based on experience and availability.

However, the final choice of contractor and consultants always remains with you as the client, and we encourage you to undertake your own due diligence and comparisons.

How technical are your drawings and specifications?

We provide some of the most detailed and technically robust drawing and specification sets in our sector, developed from a dual-chartered background in Architectural Technology and Building Engineering. Our information is structured to minimise ambiguity, coordinate structure, fabric and services, and clearly describe how the building should be put together.

The aim is simple: to ensure contractors are as well-prepared as possible when they attend site, with few unknowns, fewer assumptions and a much lower risk of costly surprises during construction.

Can you help with low-energy or PassivHaus-aligned design?

Yes. We have a strong focus on fabric-first, low-energy design and can incorporate PassivHaus and EnerPHit principles into both new builds and refurbishments. This includes:

• Envelope design and insulation strategies
• Airtightness and thermal bridge reduction
• Appropriate ventilation strategies, including MVHR coordination
• Coordination with energy assessors for SAP/PHPP and related modelling

Whether or not full certification is pursued, we combine careful detailing with robust specifications to significantly improve energy performance compared to standard approaches, while keeping buildability and cost firmly in view.

Do you work on listed buildings and in conservation areas?

Yes. We regularly work on heritage-sensitive schemes, including listed buildings and properties within conservation areas.

This often involves:

• Understanding the significance of the building and its setting
• Developing proposals that respect and enhance that significance
• Preparing Heritage Impact Statements and supporting documentation where required
• Coordinating with conservation officers, heritage consultants and structural engineers
• Detailing junctions between old and new fabric to manage moisture, breathability and long-term performance

Are you insured and regulated?

Phoenix Architecture is a CIAT Chartered Practice and operates under the CIAT Code of Conduct. The practice holds appropriate Professional Indemnity and Public Liability insurance for the services we provide.

We are committed to maintaining high professional standards, ongoing CPD and robust quality processes throughout our work.

What do you love most about your job?

At heart, it’s seeing ideas become real , taking a client’s brief, constraints and aspirations, and turning them into spaces that genuinely improve day-to-day life.

We particularly enjoy:

• Unlocking tricky sites, layouts and existing buildings
• Solving complex technical and coordination challenges
• Guiding clients and contractors through the whole journey from inception to completion
• Seeing the moment when a finished space “clicks” for the people who will live or work there

Architecture and building engineering sit at the intersection of creativity and problem-solving, and that’s exactly where Phoenix Architecture is most at home.

What if my question isn’t answered here?

If you have a query that isn’t covered above, or if you’d like to talk through a specific project, please get in touch.

You can email office@phoenix-architecture.co.uk, call 07495 524 445, or use the contact form on the website, and we’ll come back to you with clear, straightforward advice on what’s involved and how we can help from inception to completion.