New-build family home
Northiam Road
Woodside Park, North Finchley N12
Architectural design in North London
Architectural Design & Planning
Feasibility, concept design, planning applications and Building Regulations drawings, priced with construction in mind.
Architectural design is the work that decides what a project will be before anyone builds it: the survey, the options, the plans and elevations, the planning application, and the technical drawings and calculations that building control approves and the site team builds from. Get it right and construction is predictable; get it wrong and the cost is discovered on site.
Our design team provides this service for Milkov & Son's own design-and-build projects and as a stand-alone service for homeowners in North London who want drawings prepared by people who also build. If your project is later built by us, the design stage folds into one contract; if not, the drawings are yours.
Who this suits
- Homeowners at the start of an extension, loft, basement, renovation or new-build project
- Owners who want the planning position established before committing to a builder
- Projects in conservation areas or Article 4 streets where the application needs care
- Anyone who has a builder's quote but no drawings, and needs the scheme drawn and approved
Design stages and what you receive
| Stage | What we do | You receive |
|---|---|---|
| 1. Measured survey and feasibility | Site visit, measured survey, review of planning history and constraints, two or three layout options with indicative costs | Existing drawings, option sketches, budget and planning note |
| 2. Concept and planning design | Developed plans, elevations, sections and 3D views of the chosen option; materials; consultation with the council where useful | Planning drawing set, design statement, application submitted and managed |
| 3. Technical design | Building Regulations drawings, structural engineer's calculations, drainage, thermal and ventilation design, specification and schedules | Full plans submission, approved drawings, a specification a builder can price accurately |
| 4. Construction support | Site queries, detail drawings, building control and inspector liaison | Drawings kept current; as-built set at completion |
Choosing the planning route
Most domestic projects follow one of four routes, and choosing the right one early saves months:
- Permitted development with a Lawful Development Certificate (£129) — for schemes within the GPDO limits; the certificate is formal proof for lenders and buyers.
- Prior approval — for larger single-storey rear extensions (6 m / 8 m), with a 21-day neighbour consultation.
- Householder planning application (£258) — for everything else on a house: wraparounds, double storeys, mansards, most work in conservation areas; eight weeks from validation.
- Full planning application — for new dwellings and flats.
Barnet, Harrow, Enfield, Haringey, Camden, Brent and Hertsmere each apply national policy through their own local plans, design guides and conservation-area appraisals. Knowing how each borough reads a rear dormer or a side extension is most of the skill in getting approval first time.
Structural engineering and Building Regulations
We work with structural engineers on every project — beam sizes, foundation design in clay and near trees, underpinning sequences, roof structures — and prepare the Building Regulations drawings that go with the calculations: thermal elements, fire strategy for three-storey houses, stairs, drainage, ventilation, electrics. A full plans application means approval before work starts; a building notice is faster but leaves compliance to be checked on site, which we avoid for anything structural.
Why have drawings prepared by a company that builds
Because the drawings are then produced by people who know what a detail costs and how it goes together. A beam a metre further along, a rooflight over the island instead of the hob, a floor level set so the terrace works — these are the decisions that show up in the finished house. Our drawings are priced as they are drawn, so there is never a beautiful scheme that cannot be afforded. And if we build it, the design and construction are one contract and one responsibility. Note that "architect" is a title protected by the Architects Registration Board; our design team provides architectural design services and works with chartered architects and engineers where a project calls for them.
Cost guide · figures current as of September 2026
What architectural design & planning cost in North London
| Item | Typical range | Notes |
|---|---|---|
| Measured survey and feasibility options | £900 – £2,500 | |
| Planning drawings and application management (extension or loft) | £2,000 – £4,500 | |
| Building Regulations drawings and specification | £2,000 – £5,000 | |
| Structural engineer's calculations | £900 – £2,500 | |
| Council fees: householder application / Lawful Development Certificate | £258 / £129 | England, from April 2025 |
| Whole design package as a share of build cost | 8 – 12% |
Fixed fees are agreed per stage in advance. Fees for new-build and basement projects are quoted after the feasibility visit.
What could your architectural design project cost?
Use our project calculatorSources: Planning Portal — Application fees, England; Planning Portal — Lawful Development Certificates. Market guides only — not a Milkov & Son quotation.
How long it takes
- 01Survey and feasibility2–3 weeks
- 02Concept and planning drawings3–5 weeks
- 03Council decision8 weeks (householder) / 13 weeks (major)
- 04Technical design and Building Regulations3–6 weeks
Stages overlap where they can. We agree a programme in writing before work starts — see how a project runs.
Frequently asked questions
Do I need an architect for an extension?
You need drawings prepared by someone competent: for planning, Building Regulations and for the builder to price. That can be a chartered architect, an architectural technologist or a design-and-build company's design team. Our guide 'Do I need an architect for a home extension or renovation?' sets out when an independent architect adds value.
Can you prepare drawings if another builder will do the work?
Yes. Design stages are charged at fixed fees and the drawings are yours. Many clients ask us to price the build as well, but there is no obligation.
How long does planning permission take?
Eight weeks from the date the council validates a householder application, plus the time to prepare the drawings (three to five weeks). Prior approval takes 42 days; a Lawful Development Certificate eight weeks.
What is a Lawful Development Certificate and do I need one?
A certificate from the council confirming that a permitted-development scheme is lawful. It is not compulsory, but solicitors and lenders ask for it when you sell or remortgage, so we recommend it for every PD extension or loft.
Do you provide 3D visuals?
Yes, where they help decisions — typically for kitchen extensions, new-build elevations and anything where the client wants to see the space before committing.
Read before you build
Design & Architecture
Do I Need an Architect for a Home Extension or Renovation?
You need competent drawings for planning, Building Regulations and pricing — from a chartered architect, an architectural technologist or a design-and-build team. When an independent architect is worth the fee, and when integrated design serves you better.
16 October 2025 · 6 min read
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When people plan a renovation, architectural design is often thought of as drawings, layouts, and aesthetics. In reality, architectural design quietly…
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Why Good Architectural Design Solves Problems Before Construction
When people think about architectural design, they often picture drawings, layouts, and planning applications. What is less visible is the role good…
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Architectural Design & Planning across North London
Based in Hendon, we work across North London and the Hertfordshire border. Each area page covers the local housing stock, planning context and the kind of work we do there.
All areasRelated services
Design & Build
Feasibility, design, approvals and construction under one contract, with one person accountable for the result.
House Extensions
Rear, side return, wraparound, double storey and kitchen extensions — designed, approved and built by one team.
Loft Conversions
Dormer, hip-to-gable, L-shaped and mansard conversions that add a bedroom and bathroom without touching the garden.
New Build Homes
Bespoke houses and knock-down-and-rebuild projects, designed and built from the ground up by one team.
Discuss your project
Discuss a architectural design project
Send a few details about the property, what you want to achieve and your approximate budget. Stoyan reads every enquiry and replies within one working day.
What happens next: a short call, a site visit if it is a good fit, then a written proposal. No charge, no obligation.