Services
Design, Planning & Building Control
From conception and pre-application advice through to occupation — we navigate the full regulatory lifecycle of your project with precision and authority.
How it works
Understanding the architectural process
Every project follows a clear sequence of stages. Knowing what happens — and when — helps you make confident decisions at every step.
Stage 1
Design
Your architect carries out a measured survey, develops the concept, and refines the design through client review. This stage establishes the full scope and character of the project before any applications are made.
- 01Measured survey of the existing property
- 02Concept design and client review
- 03Design development and specification
Stage 2
Planning Application
Your architect prepares the drawings and documents required to submit a planning application to the local council. Planning permission confirms the design is acceptable in principle — it does not authorise construction.
- 01Planning drawings and supporting documents
- 02Submission to the local planning authority
- 03Council decision — typically 8 weeks
Stage 3
Building Control
A separate Building Control application is required before any building work can start. This ensures the construction meets the technical standards set out in the Building Regulations.
- 01Technical drawings: structure, insulation, drainage
- 02Structural engineer calculations
- 03Full plans submission and approval before work commences
Stage 4
Construction
With both approvals in place, work on site can begin. Your architect can provide contract administration, monitor progress, and certify work at key stages to protect your interests throughout the build.
- 01Contractor procurement and contract administration
- 02Site inspections at key construction stages
- 03Practical completion and sign-off
Regulatory framework
All work is carried out in accordance with the Town and Country Planning Act 1990, the Building Regulations 2010 (as amended to 2026), and relevant permitted development rights under the GPDO 2015. Planning permission and Building Control approval are entirely separate — both are required, and one does not replace the other.
Architectural Design
We deliver architecture that is rigorous in its thinking and precise in its execution. From initial feasibility through to technical design, our work is shaped by a commitment to spatial quality, material honesty, and the specific conditions of each site and brief.
Feasibility & Concept Design
Rapid feasibility studies to test the potential of a site or brief — exploring massing, programme, and planning constraints before committing to a full design process. Concept design establishes the architectural ambition and sets the direction for all subsequent stages.
Developed & Technical Design
RIBA Stages 3 and 4 design development, coordinating structural, mechanical, and electrical engineering consultants within a fully integrated BIM environment. Technical design packages are produced to the standard required for building regulations submission and contractor procurement.
Interior Architecture
Interior architecture and spatial design for residential, commercial, and hospitality projects. We work across the full interior envelope — from partition layouts and ceiling design to bespoke joinery, finishes, and lighting strategy.
Masterplanning & Urban Design
Site-wide masterplanning for mixed-use, residential, and regeneration schemes. We develop design frameworks, parameter plans, and design codes that guide phased delivery and maintain design quality across complex multi-plot developments.
Design Review & Quality Assurance
Independent design review and quality assurance for developers, public bodies, and design review panels. We assess design quality against RIBA criteria, local design guides, and the National Design Guide, providing structured written feedback and recommendations.
Planning Services
We provide end-to-end planning consultancy for residential, commercial, and mixed-use developments. Our approach is grounded in a thorough understanding of the National Planning Policy Framework (NPPF), local development plans, and emerging planning policy.
Planning Applications
Full and outline planning applications, householder applications, and prior approval submissions. We prepare robust application packages — design and access statements, planning statements, and supporting technical documents — to give your project the strongest possible case.
Pre-Application Advice
Early engagement with local planning authorities to test the principle of development, identify constraints, and shape a scheme that is deliverable. Pre-application advice reduces risk and accelerates the formal application process.
Planning Appeals
Written representations, hearings, and public inquiry appeals before the Planning Inspectorate. We prepare robust appeal statements and coordinate expert evidence where required.
Permitted Development & Lawful Use
Certificates of Lawful Development (CLD) for proposed and existing uses, and permitted development assessments to establish whether formal consent is required.
Discharge of Conditions
Preparation and submission of condition discharge applications, coordinating specialist reports and ensuring timely clearance to avoid programme delays.
Building Control & Compliance
The Building Safety Act 2022 fundamentally reformed the regulatory framework for building control in England. We provide expert guidance on compliance obligations under the new regime — including the dutyholder framework, higher-risk building (HRB) requirements, and the transition from the previous Approved Inspector model.
Full Plans Applications
Preparation and submission of Full Plans applications to local authority building control or registered building control approvers (RBCAs). Full Plans approval provides certainty before work commences and is required for higher-risk buildings.
Building Notice Applications
Building Notice submissions for lower-risk works where a Full Plans application is not required. We advise on the appropriate route and manage the submission process.
Dutyholder Regime — Building Safety Act 2022
The Building Safety Act 2022 introduced statutory dutyholder roles: Client, Principal Designer, and Principal Contractor. We advise on dutyholder obligations, assist in the appointment of competent dutyholders, and support compliance with the new regime throughout the design and construction phases.
Higher-Risk Buildings (HRBs)
Buildings of 18 metres or more, or seven or more storeys, containing two or more residential units are classified as higher-risk buildings under the Building Safety Act. We provide specialist support for HRB gateway applications (Gateway 2 and Gateway 3) to the Building Safety Regulator (BSR).
Regularisation
Regularisation applications for building work carried out without consent. We assess the works, identify any remediation required, and manage the regularisation process with the relevant building control body.
Construction & Contract Administration
We provide full contract administration and site inspection services throughout the construction phase, ensuring that the design intent is realised on site and that the works are delivered in accordance with the contract, the specification, and the relevant building regulations.
Tender & Procurement
Preparation of tender packages, including employer's requirements, schedules of work, and specification documents. We manage the tender process, evaluate submissions, and advise on contractor selection to ensure best value and programme certainty.
Contract Administration
Contract administration under JCT, NEC, and bespoke forms of contract. We issue instructions, certify payments, manage variations, and administer the contract through to practical completion and the resolution of defects.
Site Inspections & Quality Control
Regular site inspections to monitor progress, quality, and compliance with the specification and approved drawings. Inspection records and non-conformance reports are maintained as part of the Golden Thread information requirements.
Principal Designer — Construction Phase
Continuation of Principal Designer duties through the construction phase under the Building Safety Act 2022 and the CDM Regulations 2015. We coordinate residual design risk, manage the health and safety file, and ensure the Golden Thread is maintained through to handover.
Handover & Post-Occupancy
Structured handover of the completed building, including the compilation of the building manual, operation and maintenance documentation, and the as-built information package. Post-occupancy evaluation services are available to assess building performance against the design intent.
Case study
Highbury Terrace — End-to-End Delivery
Highbury, London N5
A Victorian mid-terrace in Highbury required a substantial rear and side extension, loft conversion, and full internal remodel. Megaplan was appointed at feasibility stage and delivered every service through to handover — a single point of accountability across design, planning, building control, and construction.
68 m²
Additional floor area
26 wks
Construction programme
0
Planning conditions to discharge
1st
Submission — consent granted
01 — Design
Feasibility & Concept Design
Initial feasibility study tested three massing options against permitted development thresholds and the local authority's residential design guide. The preferred scheme — a full-width rear extension at ground floor and a rear dormer loft conversion — was developed to RIBA Stage 2 concept design, establishing the spatial strategy and material palette.
02 — Planning
Householder Planning Application
A householder planning application was submitted to the London Borough of Islington. Megaplan prepared the design and access statement, heritage impact assessment (the property sits within a conservation area), and coordinated the arboricultural report for a protected tree to the rear. Planning consent was secured at first submission with no conditions requiring discharge.
03 — Building Control
Full Plans Application & Compliance
A Full Plans application was submitted to the local authority building control body. Megaplan coordinated the structural engineer, SAP assessor, and mechanical engineer to produce a fully compliant technical package. Building regulations approval was granted prior to commencement, providing the client with certainty before contractor procurement.
04 — Construction
Contract Administration & Site Inspection
Megaplan administered a JCT Minor Works contract and carried out fortnightly site inspections throughout the 26-week construction programme. Non-conformance issues identified during the structural frame stage were resolved without programme delay. Practical completion was certified on programme and within the agreed contract sum.
05 — Handover
Handover & Building Manual
A comprehensive building manual was compiled at handover, including as-built drawings, structural calculations, SAP certificates, warranties, and operation and maintenance documentation. The client received a complete Golden Thread information package in accordance with the Building Safety Act 2022 dutyholder requirements.
Outcome
The completed project delivered 68 m² of additional floor area across two storeys, transforming a constrained Victorian terrace into a generous family home. The project was delivered on programme, within budget, and without a single planning or building control appeal.
Discuss Your Project
Whether you are at the earliest feasibility stage or require specialist support on a complex compliance matter, we are ready to help.