FAQs - Monocromo

FAQs

Frequently Asked Questions

What kind of projects do you take on?

I focus on small-scale residential projects in and around London: house extensions, internal reconfigurations, refurbishments, retrofits, lofts, and interior design. Most of my work is on Victorian and 20th-century houses, plus some flats where the freeholder and structure allow meaningful improvements. I also work with small residential developers on one-off houses, flat conversions and refurbishment-led schemes where design quality, planning strategy and energy performance are important. In all cases, the priority is to improve liveability, comfort and long-term value, not just add square metres.

Where do you work?

I am based in London and most projects are within the M25. That keeps travel and site-visit time reasonable and means I stay familiar with how local London boroughs handle planning and building control. For design-only or advisory work I can sometimes work further afield or remotely; for full-service projects with site visits I normally stay within Greater London and close surrounding areas.

Who is Monocromo for?

My typical clients are:

Homeowners in London who want to extend, reconfigure or upgrade their existing home instead of moving
Small landlords who want to improve their properties for better comfort, energy performance and long-term value
Small residential developers working on one-off houses, flat conversions or small blocks (typically 1–5 units) who want clear design, planning support and robust technical information rather than volume-housebuilder solutions

Common situations include:

Families who have outgrown their home and need better layouts, more daylight and storage
Owners of cold, draughty houses who want to cut bills and improve comfort through retrofit and better building fabric
Small developers who are buying, extending or refurbishing a single property or small site and need a design and planning strategy that works on London’s tight plots, with realistic cost and programme assumptions

If you are unsure whether your project is the right scale, send a brief description – even a modest refurbishment or a small development can benefit from a clear design and planning strategy.

Are you a registered architect?

I work as an architectural designer and Passive House consultant. In the UK, the job title “architect” is legally protected and can only be used by people registered on Architects Registration Board (ARB) register. I am not currently on the ARB register, so I do not use the protected title. For most small residential and small development projects this does not limit what I can design or submit for planning. If your project specifically requires an ARB-registered architect (for example certain public-sector or overseas projects), I can collaborate with a registered architect where needed.

How is your approach different from a design-and-build company or a big practice?

Design-and-build firms often lead with a builder’s priorities and margins. Larger practices can be excellent but may not always be set up for very hands-on involvement with small domestic or one-off development projects. I run a small studio and stay closely involved in every step, from early sketches to coordination with engineers and builders. I put strong emphasis on:

Carefully improving the layout and storage
Daylight and views
Energy performance (insulation, airtightness, heating systems)
Long-term durability and simple, calm materials
For small developers: schemes that are buildable, attractive to buyers/tenants and likely to perform well at planning

If you already have a builder or a main contractor, I can work independently as your designer and client-side advisor.

When should I contact you?

As early as possible. For homeowners and landlords, as soon as you are serious about changing or extending your home or property, even if you have no drawings yet. Early input helps set a realistic brief, budget and timescale before you speak to builders. For small developers, ideally before you exchange on a purchase or as early in the acquisition process as possible. I can review agents’ plans, carry out quick feasibility studies, test unit layouts, daylight, access and services, and flag planning risks so you can refine your appraisal.

What happens in the first call or meeting?

The first step is usually a short, no-obligation call or video meeting. I will:

Ask about your home or site, address, photos and what is not working or what you want to achieve
Discuss rough budgets and timings so we can sanity-check your ideas
Flag likely permissions (planning, permitted development, freeholder consent, building control, party wall, lease issues if applicable)
For developers: discuss your exit strategy (sale vs rental), unit mix, EPC and sustainability targets, and the level of information you or your funders will expect
Suggest which service level might suit you (for example planning-only, planning plus building regulations, or full support through construction)

After that, I can send a written proposal describing the scope, stages, fees and next steps.

What are the main stages of a typical project with you?

A simplified outline (which we will adapt to your project) looks like this:

Feasibility and concept design – survey, options, early layouts and massing. For developers this often includes test fits, outline schedules of accommodation, basic area schedules and an initial look at planning risk.
Developed design for planning or permitted development certificate – refining the preferred option, preparing drawings and documents for submission.
Technical design for building regulations and construction details – coordinating structure and services, preparing technical drawings and specifications.
Tender and builder selection – supporting you in obtaining comparable prices from suitable contractors.
Construction phase support – site visits, checking information and responding to queries.

How long does the design and planning stage usually take?

It depends on the scale and complexity of the project, and how quickly decisions are made, but typical ranges are:

Feasibility and concept design: around 3–6 weeks from appointment to agreeing a preferred option, assuming we can get access for a survey and you are available to review options.
Planning or Lawful Development Certificate application preparation: around 3–6 weeks to prepare drawings and documents ready for submission, depending on the level of detail, heritage or site constraints.
Planning decision period (after submission): councils are expected to decide most householder applications within 8 weeks from validation. In practice it is wise to allow around 10–12 weeks from submission to decision to allow for queries or small revisions. Small development schemes can take longer, especially if pre-application discussions are involved.

These timescales are indicative: some simple projects move faster, more complex sites and sensitive locations can take longer.

How long do building regulations and technical drawings take?

For a typical domestic project, once planning permission or a Lawful Development Certificate is in place, a realistic range is:

4–8 weeks to prepare building regulations and technical drawings, coordinate with a structural engineer and any other key consultants, and submit to building control.

For larger refurbishments and small developments, especially where there are more units, more complex services or tighter fire and acoustic requirements, technical design can take longer. The advantage of this stage is that good technical information reduces risk and helps contractors price the project more accurately.

How long will construction take?

Construction time depends heavily on the scope of work, access and the condition of the existing building, but as a rough guide:

A straightforward single-storey rear extension with some internal alterations often takes around 10–16 weeks on site.
A larger wrap-around extension and substantial ground-floor reconfiguration can take around 4–6 months.
A full-house refurbishment with significant structural changes and retrofit measures can take around 6–9 months or more.
Small development schemes with multiple units can range from around 6–12 months on site depending on size, logistics and procurement route.

These are broad ranges only. When a preferred design is developed and a contractor is selected, we can set a more specific programme with clear milestones.

Can you help with only one part of the process, such as planning drawings?

Yes. Some clients ask me to prepare concept and planning drawings, then work directly with a builder. Others want more support: technical drawings, specification, tender help and contract administration during construction. Small developers often use me for feasibility, planning and technical stages, then manage the build through their own construction team. My proposal will clearly set out which stages are included so you can choose the level of help that suits your budget, experience and risk profile.

Do you offer remote or online-only services?

For early advice, feasibility and energy-focused discussions I can work entirely online using plans, estate agent drawings, photos and video walkthroughs. For most projects I will still need at least one measured survey or reliable survey by a third party, and for construction-phase services I prefer to visit site periodically.

Will I need planning permission for my project?

It depends on the type and size of the work, and where you live. Some smaller extensions, loft conversions and alterations can be done under “permitted development” (PD), which is a national set of planning rights for houses. Others need a full householder planning application. In London, PD rights are often restricted by conservation areas or special controls, and flats do not benefit from householder PD at all. For small developments, change of use, new units or more substantial extensions will almost always require a planning application. For every project I will check your property or site’s planning history, constraints and local policies and then advise whether we should apply under PD, for a certificate of lawfulness, or for full planning permission.

What is permitted development and can I rely on it in London?

Permitted development rights are a form of “automatic” planning permission granted by national legislation for certain types of work on houses, subject to strict limits on height, volume, position and appearance. In London, PD rights can be limited by:

Conservation areas and other designated land
Article 4 Directions removing specific PD rights
Past extensions that have already used up your PD allowance

Where PD is available, we would normally apply for a Lawful Development Certificate to have written confirmation from the council before you build. For small developers, PD may be part of a strategy (for example prior approval or certain changes of use), but most new units or intensification will rely on full planning rather than PD alone.

How long does planning permission take in London?

For a typical householder application (extensions, lofts, alterations) councils are expected to make a decision within 8 weeks after the application is validated. In practice, you should allow extra time for pre-application questions or design revisions, delays if the planning officer’s workload is high, and possible resubmission if the first scheme is refused. For small development schemes with multiple units or more complex issues, it is sensible to allow longer, and often to build in time for pre-application discussions. A common rule of thumb is 3–4 months from starting the planning drawings to decision for straightforward schemes, and longer for more complex or sensitive sites.

What is the difference between planning permission and building regulations approval?

Planning permission is about what you are allowed to build in terms of size, use and appearance in the eyes of the local planning authority. Building regulations are technical rules that ensure the work is structurally safe, energy-efficient, fire-safe and accessible. Many small internal alterations do not need planning permission but still require building regulations approval. Almost all structural work, most extensions, new units and anything affecting fire safety, drainage or thermal performance will involve building control.

Who handles the planning and building control applications?

As part of my service I can prepare and submit your planning application or Lawful Development Certificate application, and coordinate the drawings, forms and design statements. For building regulations, I usually prepare the technical drawings and specifications, coordinate with a structural engineer and submit to either your local authority building control or an approved inspector, depending on what we agree. For small developers, I can also coordinate with your wider team (for example M&E engineer, energy assessor, fire consultant or QS) so that information is consistent across the package.

What if my home or site is in a conservation area or is listed?

Conservation areas, listed buildings and other designated areas are subject to extra planning controls. Many PD rights are removed or limited, and small changes to roofs, windows or front elevations can require permission or listed building consent. The flip side is that councils will often respond positively to well-considered, contextual design. If your property or development site is listed or in a conservation area, we will take extra care with heritage impact and materials and will usually expect a full planning and/or listed building consent process, sometimes with additional supporting reports.

Do I need a Party Wall agreement with my neighbours?

If your works affect a shared wall, boundary or nearby foundations, the Party Wall etc. Act 1996 may apply. Typical triggers include loft conversions with steel beams into party walls, rear extensions near the boundary and basement works. For small developments, working in tight urban sites often involves party wall procedures. I can flag likely party wall issues early and recommend specialist party wall surveyors, but I do not act as the party wall surveyor myself.

How do you charge for your services?

For extensions, retrofits and refurbishments for homeowners and small landlords I work on a fixed price for the whole project, not on separate stage fees. For projects under £1250 the full amount is due in advance. For projects above that amount 50% is due as a deposit at the start and the remaining 50% is paid when all the designs are approved by you and all the documents are ready. The planning submission and final drawings will be provided only after all due payments are cleared. For new houses and larger refurbishment or small development and conversion projects of around 1–5 units, the overall fee is often in the range of around 8–12% of the construction cost for full services from concept to completion, depending on scope and risk. On some developer-led projects I may work to a combination of fixed project fees and agreed hourly rates for additional work. The exact fee will always be set out in writing before we start, and you only pay for the work you instruct.

Do you charge for the initial meeting?

A short introductory call is free. If you would like a longer on-site or on-site-plus-desk review with rough sketches and more detailed advice, I may propose a paid “diagnostic” visit or feasibility study which can often be credited against later design fees if you proceed.

What other professional costs should I allow for?

Beyond my design fees, a typical London project may need:

Planning application or Lawful Development Certificate fees
Building control application and inspection fees
Structural engineer
Party wall surveyor(s), where required
Specialist surveys (for example measured survey, drainage CCTV, asbestos, tree, ecology or heritage reports, depending on the site)

For small developers there may also be:

Energy assessments (SAP/EPC, overheating analysis)
Sometimes daylight/sunlight studies, transport or other planning reports depending on the scale and location
Quantity surveyor or cost consultant if you want more detailed cost planning

I will highlight likely third-party costs as early as possible so you can build them into your budget or appraisal.

What is a realistic construction budget for a London extension, refurbishment or small development?

Costs vary widely, but recent London guides suggest that a well-built single-storey extension often falls somewhere between roughly £2,500 and £4,000 per square metre of new space before VAT and professional fees, with more complex side-return, wrap-around or high-spec projects at the upper end or beyond. The provided fees can change at any times, please double check with your own resources to be sure they are up to date.  A full-house refurbishment, especially with significant retrofit upgrades, can reach similar or higher figures depending on the level of finish and services upgrades.  For small developers, build costs will depend heavily on level of specification, site constraints, structure and the number of units, and should be stress-tested with current market data or a QS, not just generic rates.   *These are broad ballpark figures only; I will always help test your brief or development plan against current market costs and advise when scope needs adjusting.

Can you work to a fixed overall budget or appraisal?

Yes, but it requires discipline. At the start we will agree a target construction budget (for homeowners/landlords) or build cost range (for developers), design to that number as far as market conditions allow, warn you when choices are likely to push costs up, and recommend keeping a contingency (often 10–15% or more) for unknowns and inflation. No designer or builder can promise a final cost at day one, but good information and realistic allowances reduce surprises and make development appraisals more robust.

How do you help me keep costs under control?

I focus on clarity and early decisions: establish a clear brief and priorities, rationalise structure and services instead of unnecessary complexity, prepare enough detail for builders to price fairly and comparably, and review quotes with you and query obviously missing or inflated items. During construction I can help manage changes and variations so you understand cost implications before agreeing anything.

What do you mean by “retrofit”?

Retrofit means upgrading an existing building to improve energy performance, comfort and sometimes health. Typical measures include better insulation, airtightness, high-performance windows, improved ventilation (ideally with heat recovery), efficient heating systems such as heat pumps and integration of solar PV and, sometimes, batteries. Done well, retrofit can cut energy bills significantly and make a London terrace, semi or small block feel more comfortable year-round. For small developers, better energy performance and EPC ratings can also improve rental or sale prospects and future-proof the asset.

Do I have to retrofit everything at once?

No. In an ideal world, a deep retrofit would be planned and delivered in one go, but that is not always realistic. I often help clients plan a “whole-house” or “whole-building” retrofit strategy and then deliver it in phases: for example, first a rear extension and roof upgrade, later a heating and hot water overhaul, and finally windows and ventilation. The key is to avoid short-term choices that make future improvements harder or more expensive. For small developers, phasing is often dictated by the project itself, but it still makes sense to coordinate fabric, services and future maintenance from the start.

Can you help with heat pumps, solar panels and batteries?

Yes. I can help you decide whether a heat pump, solar PV and battery storage make sense for your home or small development and work with MCS-certified installers and engineers to integrate them into the design. I focus on the fabric-first principles (insulation, airtightness, ventilation) so that any low-carbon systems we add are properly sized and effective, rather than just bolted on.

Are there any grants or incentives in London for retrofit?

Various schemes come and go, often targeted at owner-occupiers or certain income bands. Recent examples include Greater London Authority and local authority programmes that support energy efficiency upgrades and low-carbon heating for eligible households. Criteria typically involve income, existing energy performance (EPC rating) and property type. I cannot directly secure grants for you or your development, but I can help align the technical design with the requirements of schemes you wish to apply for and provide the drawings and specifications that funding bodies or installers may request.

Can you design to Passive House or EnerPHit principles?

I can apply Passive House thinking – fabric-first, airtightness, thermal-bridge control, high-performance windows and ventilation – to domestic and small development projects, and I can work with specialist consultants or the Passive House Institute tools where a full certification route (such as EnerPHit for retrofits) is desired. Not every London home or small development can or should go all the way to certification, but we can certainly move your building significantly closer to that level of performance.

Is it really possible to get to very low or even zero energy bills in a London house or small scheme?

In some cases, yes, especially where good insulation, airtightness and efficient systems are combined with solar panels and a suitable tariff. There are already examples of London terraces that have reached very low or even “zero-bills” status by pairing a heat pump, solar PV and a battery with sensible fabric upgrades and an appropriate energy tariff. I cannot guarantee a specific bill outcome, but I can design with that goal in mind and help you make informed trade-offs.

Can you recommend builders?

Yes. I maintain relationships with several small and medium-sized contractors who specialise in residential work in London. I can help you invite a shortlist to tender, compare quotes on a like-for-like basis and select a builder. If you already have a builder or main contractor, I can still provide drawings, specifications and support you in checking their quote. For small developers, I can also help coordinate with your existing construction team or framework contractors.

Will you visit the site during construction?

If you appoint me for construction phase services, I will visit site at agreed intervals to review progress, answer questions, comment on information from the builder and help you manage changes. I do not “sign off” structural work (that is the role of building control and the structural engineer), but I can help you keep the project aligned with the drawings and your brief or development goals.

What kind of contract will I have with the builder?

For domestic projects, it is common to use a standard home-owner building contract (for example a JCT Home Owner Contract or similar), which sets out scope, price basis, programme, payment structure and how variations and delays are handled. For developer-led projects, a different form of contract may be more appropriate depending on scale and procurement route. I can help you choose and fill in an appropriate form of contract; you always sign directly with the builder or main contractor.

What happens if something goes wrong or costs rise during the build?

Construction always carries some risk. Typical issues include hidden defects uncovered once work starts, price rises for materials, and clients choosing higher-spec finishes mid-project. For small developments there can also be market or funding pressures. My role is to help identify and allow for risks upfront where possible, make sure changes and their cost/time effects are clearly recorded, and support you in negotiations with the builder so disputes are minimised. You should always keep a sensible contingency in your budget (or development appraisal) for unknowns and be prepared to make choices if costs increase.

What documents and certificates will I receive at the end of the project?

At completion you should expect (depending on the scope) things like: building control completion certificate; electrical and gas safety certificates where relevant; manufacturer and installer warranties (for example for boilers, heat pumps, MVHR, solar PV, windows); any MCS certificates if you have eligible renewables installed; and final versions of key drawings and specifications. For small developments, you will also typically need EPCs for each unit and a clear handover pack for buyers or tenants. I will help you understand what to request from the builder, installers and consultants and organise the information.

What if I want to change things during the build?

Changes are common, but they nearly always affect cost and/or programme. If you appoint me for construction support, I will help you clarify exactly what you want to change, obtain a clear price and time implication from the builder before committing, and update drawings or instructions where needed. Where changes are minor and do not affect planning or building control, they can often be agreed on site; more significant changes may require revised drawings or even updated permissions, which I will flag.

I have never done a building project or development before. Where should I start?

Start by gathering your address or site location and any existing plans or estate agent drawings, photos of your home or property inside and out, a rough wish-list of what you want to change and why (or, for developers, what you need the project to deliver in terms of units, quality and timescale), and an honest sense of your budget, finance and when you would like the work completed. Then get in touch for an initial chat. From there I can help you turn a vague idea or early appraisal into a clear, realistic plan, step by step.

How do I contact you and what information should I send?

On the website you will find:

A simple enquiry form where you can share your address or site, a short description of the project and any time or budget constraints.
Direct links to book an introductory call.
Options to request a home visit or on-site consultation, where appropriate.

The easiest way to start is to fill in the form with your basic details and a short description (home extension, whole-house retrofit, conversion, small development, etc.). If you prefer, you can use the booking links to choose a time for a call or visit. Once I have your enquiry, I will review it and come back to you with the next steps and, if it looks like a good fit, a time for an initial conversation.

Why do I keep asking for your budget?

I ask about your budget early so I can design responsibly and avoid wasting your time and money – not to increase my fee.

For extensions, retrofits and refurbishments for homeowners and small landlords I work on a fixed price for the whole project, not a percentage of your build cost. My fee for this type of work is based on the scope and complexity of the design, not on how much you plan to spend on construction.

Knowing your budget allows me to:

* Check if your aims are realistic before you commit
* Suggest the right type of project (extension, reconfiguration, retrofit or a mix)
* Shape the design so it fits your financial comfort zone
* Flag where phasing or simplification might make sense

The budget conversation is there to protect you and keep the project grounded, not to change how I charge.