Architect — drawings, planning permission and extensions
A good architect works in clear RIBA stages: preparation and brief, concept design, developed design, planning drawings and, on larger jobs, technical design for building regulations and tender. Fees usually run 8–15% of build cost on a residential project taken through to completion, or a fixed fee on a bounded scope — typically £1,500–6,000 for planning drawings on a house extension.
Architect is a title protected by law: only someone on the Architects Registration Board register may use it, and ARB registration is searchable online. RIBA Chartered status is an additional quality marker but not a licence. Anyone may design a building in England and Wales, so if the person isn't ARB-registered they are a designer or technologist, not an architect.
On Marketit you'll find architects and design practices that are manually vetted and well rated. Tell us in the chat what the project is and where it is, and you'll get proposals to compare portfolios and fees.
Price level
8–14% of build cost on full assignments. Planning drawings for a house SEK 15,000–45,000. Sketch work SEK 1,200–2,200/hr excl. VAT.
When should you hire a architect?
For new builds, extensions, loft and garage conversions, structural remodelling that changes the layout, or when you own a plot and want to know what can realistically get permission. Bring an architect in early, before buying materials or lining up builders.
Common mistakes to avoid
- Hiring the cheapest draughtsman without checking the portfolio. A weak drawing set creates site problems that cost many times the saving.
- Submitting a planning application without a pre-application enquiry with the local authority. It costs a few hundred pounds and saves weeks.
- Assuming permitted development covers it. Conservation areas, listed buildings, flats and Article 4 directions all remove those rights.
- Confusing planning permission with building regulations approval. You need both, and they are separate applications.
- Underestimating the timeline. Concept to approved permission typically takes three to six months on a house.
Checklist before you hire
- Check the ARB register before signing anything, and look for RIBA Chartered practice status
- Ask for a portfolio of similar projects — housing and commercial are different skill sets
- Agree which RIBA stages the fee covers, and whether planning and building regulations are both included
- Ask for professional indemnity insurance, normally £1m or more for residential work
- Clarify copyright and the licence to use the drawings
- Agree how extra work is billed — responding to planning officer comments is the classic overrun
Frequently asked questions
Do I always need an ARB-registered architect?
No. Anyone may design a building in England and Wales, and many extensions are drawn up by architectural technologists or designers. Only ARB-registered professionals may call themselves architects. For listed buildings, conservation areas, complex sites or anything where design quality decides the planning outcome, the extra cost is usually repaid.
What's the difference between an architect and a structural engineer?
The architect handles form, space, light, planning strategy and the project as a whole. The structural engineer sizes beams, foundations and connections, and produces the calculations building control needs. Most extensions need both, and many practices will appoint the engineer for you.
Can I reuse the drawings on another project?
No. Drawings are protected under the Copyright, Designs and Patents Act 1988, and the architect retains copyright unless the contract says otherwise. You buy a licence to build the design once on a specific site. Reuse or resale needs a new agreement and usually another fee.
How long does planning permission take?
Householder applications have an eight-week statutory target, and larger schemes thirteen weeks, but expect two to four months of design first. Building regulations approval runs alongside and is a separate submission. Listed building consent, conservation areas and neighbour objections all add time — allow six months from first sketch to breaking ground.
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