Our Services
Homes / Domestic
Architecture for homeowners who want clarity, not chaos
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Experience that protects your budget, not just your design
Having worked on construction projects from every side of the fence – as an investor, developer, designer, homeowner, and alongside builders on site – we understand where projects succeed… and where they quietly unravel.
That experience allows us to create clear, buildable design and detailing packages that help you achieve more without drifting over budget, regardless of your experience level in the industry.
We always start with the end in mind, working backwards to ensure every key element – from layout and structure through to fixtures and finishes – is properly thought through. This approach helps your build team provide a thorough, transparent price, reducing uncertainty, variations, and stress during construction.
In short, our role is to create clarity and peace of mind throughout one of the largest financial decisions you’re likely to make.
How we help homeowners:
Planning strategy before design, so there are no nasty surprises
Clear fees, clear stages, clear responsibilities
Experience across extensions, renovations, and complex sites
Honest advice, even when the answer isn’t what you hoped for
This is for you if:
You’re considering an extension or renovation and don’t know where to start
You want to understand planning risk before spending money
You care about design but also budgets and buildability
You want an architect who speaks plainly, not in riddles
What we typically help with:
Rear and side extensions that actually get approved
Renovations that unlock layout, light, and long-term value
Planning strategies for tricky sites and neighbours
Technical drawings builders can price properly
Flexible support, tailored to you
We also recognise that not everyone wants – or needs – to commit significant time and cost upfront.
That’s why we’ve structured our services to suit different budgets, experience levels, and project types, allowing you to take as much or as little support as you need at each stage.
This might be:
A Permitted Development extension, extending ground-floor living and entertaining space by up to 3m
A more complex scheme requiring planning strategy and negotiation
Or the addition of an entire storey through a loft conversion, creating a generous master suite or additional bedrooms
Every project is unique and tailored to your preferences, property, and priorities.
The guide pricing below is provided to help you decide whether working with our team feels like the right fit for your project – before you invest time in the next steps.
Thinking about improving your home?
We’re happy to sanity-check ideas, talk through planning risk, and explain next steps.
You don’t need drawings or a full brief to start the conversation.
info@81northarchitecture.com
(01325) 238 839
Core
Residential Extensions (from £2,500)
Our CORE package is designed for those working within a budget, those who have carried out these types of building works a few times before, or someone who trusts & repeatedly works with their build team on schemes. They get you Planning or Permitted Developments decisions, leading on to basic Building Control approval.
This package includes all the essential elements needed to complete your project efficiently and effectively.
01 - Preparation, Analysis & Survey:
Dimensional Survey & Existing Plans and Elevations
02 - Concept Design:
Design Appraisal & External Consultant Appointment
03 - Planning Submission:
Develop Proposed Drawing Suite
Design & Access Statement
Manage Planning Submission (if required)
Liaise with Council & Consultants Throughout Process
04 - Building Regulations / Construction:
General Layouts & Technical Details
Demolition Plans
Electrical Layouts
Drainage Plans
Submission Monitoring
Premium
Residential Extensions (from £3,250)
Our PREMIUM design package takes our CORE scheme and enhances the involvement to really capture your requirements, delivering a design package including inspiration boards, coloured imagery, and added details during Stage 04 to achieve more accurate & comprehensive construction pricing.
We have found with these schemes that the more decision making that is done while the designs are on the drawing board, the quicker and more cost-effectively the schemes progress on site.
Everything detailed in CORE, plus:
01 - Preparation, Analysis & Survey:
Detailed Design Consultation
02 - Concept Design:
Mood Board Inspiration & Design
03 - Planning Submission:
Coloured Imagery & Elevations
04 - Building Regulations / Construction:
Fixed Finishes Schedules (Floors, Walls & Doors)
Ultimate
Residential Extensions (from £5,000)
Our ULTIMATE package really is that. Everything you could want to ensure every stakeholder in the process knows exactly what they are setting out to achieve from the design & construction processes, right from the very start. This is the best way to fix your build costs and limit those costly variations, but it isn’t just about what we produce… We use our experience & expertise to tease out of you every specification needed to complete a comprehensive set of plans & details, itemising & spec’ing things like the taps, socket types, tile designs, kitchen designs to ensure your build team understands your vision from the get go. Everyone has everything needed to complete “like for like” prices when tendering, and a complete set of documents ready for exchanging contracts.
Everything in the CORE + PREMIUM packages, plus:
01 - Preparation, Analysis & Survey:
Feasibility Study
02 - Concept Design:
External CGI Imagery
03 - Planning Submission:
Internal CGI Imagery
04 - Building Regulations / Construction:
Liaise with QS for Pre-Tender Estimate*
Interior Specification Document (Decorative & Fittings)
Our involvement doesn’t need to end here though… Do you need help staging your newly created properties for sale? Do you need that “ready to move in” experience when creating your new dream home?
Why not chat to our interior designers about providing everything you need once the builders move out. The furniture, soft furnishings, crockery, cutlery, electricals, etc, etc… All the things you need to completely finish your project.
We can offer a truly “hands-off” experience for any scheme, meaning you need only show up once cleaned, staged, and ready for those glossy Instagram photos, or crack open the bubbly for the housewarming party.
Please send a message to one of the team to discuss any individual requirements you may have.
