Frequently Asked Questions
About Working with Forma Architecture
Do I need a fully qualified architect, or can an architectural designer do the same job?
For most residential projects — extensions, renovations, barn conversions, and new builds — an architectural designer can provide everything you need: concept design, planning drawings, Design and Access Statements, and full planning application support. In the UK, the title "architect" is legally protected and requires ARB registration, but there is no legal requirement to use a registered architect for planning permission or building regulations applications. Architectural designers work to the same RIBA stages and produce the same quality of drawings. The main difference is cost — architectural designers typically charge less, without any compromise in design quality or service.
How do I know if I need planning permission for my project?
It depends on the size, type, and location of your project — and your property's specific constraints. Many smaller home extensions fall under Permitted Development Rights and don't require a formal planning application. However, if your home is Listed, in a Conservation Area, in an Area of Outstanding Natural Beauty (such as the Cornwall AONB), or if the extension exceeds certain size thresholds, you will likely need full planning permission. The safest way to find out is to speak with an architectural designer early — we can usually advise quickly based on your address, property type, and what you're hoping to build. We offer a free 30-minute consultation for exactly this reason.
What is a Lawful Development Certificate, and do I need one?
A Lawful Development Certificate (LDC) is a formal confirmation from your local planning authority that your proposed project is lawful under Permitted Development Rights. It's not always required, but it's strongly recommended if your project falls under Permitted Development — particularly if you plan to sell your home in the future. Without one, a buyer's solicitor may raise questions about whether the work was lawful. An LDC provides legal certainty and is relatively straightforward to obtain.
How much do your services cost?
Fees are tailored to the scale and complexity of each project, so we don't publish a fixed price list. As a general guide, for a typical residential home extension, planning-stage services (concept design through to planning application submission) typically range from £1,500 to £4,000. More complex projects — such as new builds, barn conversions, or Listed Building applications — are priced accordingly. We're always transparent about fees from the outset, and we'll provide a clear written quote before any work begins. Get in touch for a no-obligation conversation.
What areas do you work in?
We're based in Cornwall and work with clients across the UK — from the South West to Scotland, Cumbria, and beyond. We also take on international projects, particularly at concept and early design stages. Much of our work is conducted remotely, so location is rarely a barrier.
The Design & Planning Process
How long does planning permission take?
Once a planning application is submitted, Cornwall Council (and most other local planning authorities in the UK) has a statutory target of 8 weeks to make a decision on a standard householder application. More complex applications — such as those involving Listed Buildings, Environmental Impact Assessments, or significant objections — can take longer, sometimes 13 weeks or more.
Before reaching that point, allow time for the design and drawing process: typically 4–8 weeks depending on project complexity. In total, from first conversation to planning decision, most projects take between 3 and 6 months.
What is concept design, and why does it matter?
Concept design is the early stage where ideas are explored, options are tested, and the overall direction of the project is established — before any technical drawings are produced. It's the most important stage of any project because it's where the fundamental decisions are made: how the extension sits in relation to the existing house, how spaces connect and flow, how light enters, and how the building relates to its setting.
Skipping or rushing concept design is one of the most common reasons projects end up disappointing, over budget, or refused at planning. Taking time at this stage costs far less than making changes later.
What drawings do I need for a planning application?
A standard planning application for a home extension typically requires: a location plan, a site plan, existing and proposed floor plans, and existing and proposed elevations. Depending on the project, you may also need sections, a Design and Access Statement, and supporting documents such as a Heritage Statement or Biodiversity Net Gain assessment. We prepare all of these as part of our planning application service.
Do I need Building Regulations approval as well as planning permission?
Yes — these are two separate processes. Planning permission is about whether you're allowed to build something (its size, appearance, and impact). Building Regulations approval is about how it's built (structural safety, fire safety, insulation, drainage, and so on). Most extensions and renovations require both. We can prepare Building Regulations drawings as an optional add-on to our planning service.
What happens after planning permission is granted?
Once planning permission is approved, you have 3 years to begin work (in most cases). Before building can start, you'll typically need Building Regulations approval and a structural engineer's input. You'll also need to appoint a builder and obtain accurate quotes — our construction-ready drawings make this process straightforward for contractors. We can support you through these stages if needed.
Can you help if my planning application has been refused?
Yes. If your application has been refused, you have two options: appeal the decision, or amend the design to address the reasons for refusal and resubmit. We can review the refusal notice with you, advise on the best route forward, and prepare a revised application if needed. Many projects are successfully approved on a second submission once the specific planning concerns are understood and addressed.
Specific Project Types
Can you design a home extension in a Conservation Area or AONB?
Yes — and we have experience doing so. Projects in sensitive locations require more careful design and a well-prepared planning application, but they are absolutely achievable. The key is to design an extension that responds thoughtfully to the character of the existing building and its setting, using appropriate materials and a form that feels considered rather than incongruous. We're familiar with the additional requirements these applications involve, including Heritage Statements and the need to engage with local planning policies.
Can you help with a barn conversion?
Yes. Barn conversions are one of our specialisms. We have completed barn conversion projects in Cornwall, Scotland, and Cumbria. These projects typically require full planning permission (Permitted Development doesn't usually apply), and often involve specific policies around the use of rural buildings. Getting the design right — balancing the character of the original structure with the needs of a modern home — is something we particularly enjoy.
Do you work on new build homes?
Yes, at any scale. We work on new builds from initial feasibility and concept design through to planning permission and construction drawings. Whether you have a plot of land and a rough idea, or a more developed brief, we can help you shape and progress the project.
Can you help with a project outside the UK?
Yes — we take on international projects, particularly at concept and early design stages. We have worked on projects in the United States (California and Texas) and Europe. If you have an interesting project and want to explore working together, we'd love to hear from you.
Can you work on commercial or non-residential projects?
We're primarily a residential practice, but we do consider interesting commercial or educational projects on a case-by-case basis. Our portfolio includes a primary school design in Leicestershire. If you have a project you'd like to discuss, feel free to get in touch.
Getting Started
How do I get started?
The simplest first step is to book a free 30-minute consultation. This gives us a chance to hear about your project, understand your goals, and give you an honest early steer on feasibility, planning requirements, and next steps — with no obligation. You can book directly using the link below, or drop us an email at hello@formaarchitecture.co.uk.
What information should I have ready before our first conversation?
Don't worry about having everything prepared — that's what the early stages of our process are for. It helps to have a rough idea of what you're hoping to achieve (even if it's just "more space" or "better connection to the garden"), a sense of your budget, and some basic information about your property (address, whether it's Listed or in a Conservation Area, and whether you own it outright or have a mortgage lender to consider). Everything else we can work through together.
Have a question that isn't answered here? Get in touch at hello@formaarchitecture.co.uk or book a free 30-minute consultation.