A Planning Consultant Shares How the Right Architect Can Help Your Application

What’s the difference between an architect and ‘designer’?

So far, I have referred to architects and designers as if the terms were interchangeable. In practice, most people preparing plans for smaller projects are not architects at all, but draughtspeople or architectural designers. That is not necessarily a problem – many of them are excellent.

The title architect is protected and refers to someone who has completed years of training and is registered with the Architects Registration Board (ARB). There’s similar protection for chartered architectural technologists (CIAT). But as in any profession, there will always be those who are good, and those who are not-so-good – ultimately, formal qualifications are no guarantee of planning success.

For a simple home extension, a local designer with a strong track record of permissions can be the best choice. If you are looking to create something complicated, where design skills matter, a chartered pro is generally the right option.

Instead of engaging an external architect, Graham and Diane Roberts opted for a design-and-build package home from Welsh Oak Frame. Photo: Nikhilesh Haval

How can you find a good designer for your self build scheme?

For smaller projects, the best designers tend to be local. They understand the area, are known to planners and have a good sense of what type of proposal is usually acceptable. Every area has a handful of architectural practices who submit a large proportion applications. You can identify them easily by browsing your council’s planning website. Look up applications decided in the last month and focus on those similar to your project. You will often see the same names appearing. They are the ones to add to your shortlist.

Nicole and David Price appointed Archer + Braun Architects to transform their grade II listed property into a contemporary forever home. They chose an architect knowing conservation area stipulations would be restrictive and needed help creating a design they loved and that would be approved – both of which were achieved. Photo: French + Tye

What signs can point to a bad designer?

Once you have a shortlist, you need to separate the good designers from the swindlers. There are main four clues:

Low prices are a red flag

A sum of £500 or £800 cannot possibly cover a site visit, proper measurements, drawings, revisions and management of the application. Spending very little at this stage is a bad idea: you will end up with a weak scheme, errors in the drawings and a far lower chance of gaining permission. But a high price is not always a sign of quality either. Some expensive designers produce work riddled with mistakes and applications that rarely comply with policy. Price matters, but it is only the first clue.

Bad designers will tend to agree to whatever you ask for

Question whether you might get permission for a vast, multi-storey extension and they will suck thoughtfully on their pencil, nod sagely and say it is “worth a try.” A good designer should do the opposite. They ask what you are trying to achieve, challenge any unrealistic expectations and explain what the planners will and will not accept. They design a buildable home to fit your goals – rather than draw what you tell them to.

I regularly see clients come to me after their designer has encouraged them to submit something far too big and complex, knowing it would never pass. A designer who will submit whatever you want is one to avoid.

The drawings are bad

A designer’s drawings are their sales pitch to the council. They must be detailed, accurate and attractive. The worst examples are little more than stick figures with no variation in line weight, no shading, no scale bar and no labels. Such drawings create very little confidence and make it far less likely that your proposal will be approved.

Good drawings, by contrast, will show the building clearly and consistently. The elevations and floorplans should all correctly correspond to each other. Changes in ground levels are shown, materials are indicated and there is a landscape design. There needs to be thought, detail and a degree of complexity in your plans.

A poor knowledge of the key planning rules

A designer must have a strong understand of the planning process. They should know what local policies will apply to your scheme and how the case officer is likely to approach it. They must be able to explain how they will manage the whole application: liaising with the case officer, attending site visits, making any suggested changes and what their response will be if your application is refused. Their fee should cover more than just drawing up plans; they need to stick around until permission is granted.

Why is good design so important for a planning application?

Great design is about creating a building that sits comfortably in its surroundings. Whether you are extending an existing house or building a new home, planners will look first at how your proposal relates to the character, proportions and materials of the area around it.

Calum and Sally Land worked closely with Artel 31 to refine their self-build vision, gaining expert guidance that helped them confidently settle on a final design without spending too much time going back and forth. Photo: Peter Helme

Many clients prioritise size and internal space above all else. This is understandable, but it often leads to proposals that are far too large or awkwardly shaped. Instead, work with your carefully selected designer on how to make the most of space in creative ways that respect existing buildings and the wider area.

Remember that big isn’t always better: a smaller, cleverly considered scheme is often more effective. It will be cheaper to build, easier to live in and far more likely to be approved by the planners.

How long should you take to choose a designer for a self build?

Hiring the right architect or designer is the single most important decision you will make when building, extending or renovating your home. A good designer will save you money, avoid unnecessary planning refusals and help to create a home that genuinely works for you and your lifestyle. The wrong one will waste your time and energy, drain your budget and cause months of unnecessary frustration and stress. Make sure to invest enough time and energy upfront, to reap the rewards later.