Why Choose an Architect?

A good architect will save you money, manage your project professionally, and will guide you through the entire design and construction process, including the following key stages.

  • The Brief: Records your aspirations and expectations.
  • Scheme Design: A bespoke design solution to meet the brief.
  • The Planning Application: Submit a planning application where required.
  • Tender: Produce tender drawings and a Specification to ensure the selection of an appropriate builder.
  • Contract administration: Prepare and administer a Contract between Client and Builder.
  • Project management: Inspect the works during construction and arrange Site Meetings – typically every 2 weeks.
  • Final Account: Agree the final account between client and contractor.

What does it cost to appoint an Architect?

Typically, an Architects Fees are expressed as a percentage of the projected Construction Cost. For a Full Professional Service from the start of a project until post construction on a£100,000 project the fee percentage for an architect’s services may be 15% which equates to £15,000. Please note Contractors quotes exclude VAT and therefore you will need to allow an extra £20,000 for VAT on the Construction Estimate. On larger projects, the percentage applicable is reduced to reflect the higher Construction Cost.

See the Fees section on our website for further information.

An Initial 1-hour Site Consultation can be arranged at an inclusive cost of £100.00

Chris Roche is the Author of a guide book to the development process which explains the process of appointing an architect in greater detail and cautions against instructing whatcould appear to be a “cheaper” architect.

The Property Developer’s Handbook’ instead of showing the actual amazon link


Will I need Planning Permission and Building Regulation Approval?

Not all projects will require Planning Permission, as some small projects outside Conservation Areas may qualify as Permitted Development. It is essential that Permitted Development Rights are established before commencing construction as Local Authorities have the powers to stop works or insist on them being taken down if not compliant.

Working with an architect will reduce the risk associated with the planning process.A local architect will have local market intelligence to ensure compliance with local planning policy.

An architects experience and knowledge will help in obtaining statutory approvals from the local authority. Planning and Building Regulations Approvals are legal requirements without which you may not be able to sell your property. In addition, an Architect can

  • Prepare Pre-application Planning Consultations with Local Authority
  • Provide useful knowledge of local planning precedents
  • Submit a well-designed Planning Application (Planning Drawings)
  • Consult Neighbours and Neighbourhood Amenity Groups
  • Submit a Building Regulations Application (Construction Drawings)

How long does it take to obtain Planning Permission?

The Government sets a target period of 8 weeks from a Local Authority validating an application until giving a decision – either an approval or refusal. In practice, however most Local Authorities struggle to come to a decision within 8 weeks and will often delay the validation, or seek to extend the period for considering an application. This can be due to technical or political issues, but generally it is simply that Local Authorities are under resourced. An Architect is unable to influence the time taken by Local Authorities, although 11.04 are skilled in bringing pressure to bear to ensure applications are processed in a timely manner.


Can an Architect assist with the management of the Process?

For many clients, undertaking a construction project is likely to be the biggest, most expensive, and most challenging process they will experience. Managing the process is time-consuming and can be very stressful without the essential experience and knowledge of the construction industry. An experienced architect can solve problems,save money, and optimise the use of resources – including time.

Project management services include:

  • help with selecting suitable builders/contractors – the tender process
  • selecting appropriate contractual agreements – the contract
  • inspecting the construction phase – site meetings
  • agreeing the final account – cost management
  • co-ordination of Construction Design Management issues – Health & Safety
  • co-ordination of Party-Wall issues (where applicable)

What governs an architect’s responsibility to their clients?

Architects are professionals not trades people and are governed by Codes of professional conduct stipulated by the Architects Registration Board. Anyone calling themselves an “Architect” whose is not registered with ARB is committing a criminal offence. An “Architectural Designer” is not an Architect and is unlikely to have undergone the 7 years rigorous university and professional training required of an Architect. It is a professional obligation to have a written fee agreement with a Client before commencing services.

In addition, 11.04 Architects have the following internal policies in place:

Equal Opportunity Policy

11.04 operate an equal opportunity policy to ensure everyone is treated equally and fairly

Fair Trade Policy

11.04 specify products and materials which correspond to fair trade guidelines whenever possible.

Environmental Policy

11.04 are committed to sustainable design, integral to which is a responsibility to use the Earth’s natural resources intelligently, and to minimise waste.

Privacy Policy

11.04 will treat client’s projects and personal data as private, and where appropriate confidential. Data will never be passed to third parties, companies, or organisations for commercial purposes.


Where can I find additional Information?

Chris Roche has written a practical, step by step guide to the Development process which has been published by Haynes, and is available to download from Amazon:

“Property Developer’s Handbook”. It gives useful insights into each stage of the process and is designed to reduce risk and save money.