It depends on size, position and your property type - many single-storey rear extensions fall under permitted development, but we confirm this for your specific property before design starts. Additionally, some lofts with dormer conversions may need planning permission.

Planning permission deals with whether a project is allowed in principle (size, appearance, impact on neighbours); a building warrant deals with whether it's built safely and to Scottish Building Standards. Most projects need both, but the routes are separate.

Most councils aim to determine a standard planning application within two months, though this can run longer depending on the local authority's workload and whether neighbour objections are raised.

This varies by council, but plan for several weeks to a few months depending on the complexity of the structural information submitted.

For anything involving a new opening, wall removal, extension roof or new build, yes - we coordinate this as part of our service.

An SER is the structural engineer's calculations and assessment confirming a proposed structural change is sound, submitted alongside building warrant drawings.

A completion certificate confirms the completed work meets the terms of the building warrant. You need one before a warranted project is signed off, and often before selling the property.

Some extensions qualify under permitted development, but this depends on your property's history, size limits and whether those rights have been removed - we check this before design starts.

Often not, if permitted development applies, but a building warrant is almost always required since the space becomes habitable.

Fees depend on project size and complexity. We provide a fixed-fee quote after an initial consultation, so costs are clear before you commit.

Yes, we offer a free initial consultation to discuss your project and give you an idea of design fees and next steps. Measured surveys are billable once a client agreement is in place.

We're based in Kilmarnock and cover East, North and South Ayrshire, Glasgow, Renfrewshire and Lanarkshire, including East Kilbride and Newton Mearns.

Yes, this is one of our core services, covering plot appraisal through to warrant approval.

We primarily work as architectural designers / technicians, which covers the vast majority of residential extension, conversion and new build design work without needing a registered architect. On occasion, we use consultancy Architect input for larger domestic & commercial projects.

Yes, we coordinate the structural engineering and building warrant needed to remove or alter load-bearing walls safely.

As much or as little as you'd like - most clients review concept options with us, then we handle the planning and warrant detail directly.

We review the reasons for refusal and, in most cases, can amend the design and resubmit, or advise on an appeal where appropriate. It should be noted that planning refusal rarely happens.

Yes, though these carry extra planning considerations - we flag this early if your property falls into either category.

Yes, we stay available through the build to issue any warrant amendments contractors need on site.

Get in touch by phone, WhatsApp or the contact form for a free consultation, and we'll talk through your project and next steps.