We listen. We design. You smile.
We love design!
There’s nothing more rewarding than the buzz we get when a client is beaming with joy at what we’ve helped them to create.
From our studios in Windsor and Reading, we work with private homeowners and commercial clients across East Berkshire and surrounding areas including Oxfordshire, Buckinghamshire and Surrey.
Investing sometimes millions of pounds in your own home or a commercial project is a major undertaking. Using our empathy, skill and experience we take as much of the stress out of building design and construction as possible.
We’re easy to talk to and great at listening. And, we ask all the right questions, challenging you when we need to. We want to understand you from the outset, deal with your concerns and offer solutions and enable you to make educated decisions.
Our service is reassuringly transparent and entirely personal to you.
Our Work:
Have a look at some of the amazing projects we've been lucky enough to work on (which are of course only made possibly be having amazing clients!). If you would like to see more, visit our Projects section
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Client Testimonials:
“Although we didn’t know exactly what would suit us when we started we put our faith in Chris & the team, who helped us find what scale and design of project we actually wanted - it wasn’t until we’d seen all their sketched designs that we could decide! We had been considering moving as we couldn’t see how it might be improved but now we’re completely in love with it as the house and the way we use it has changed so dramatically.”
Latest Blogs:
People are often quite surprised at the time it takes (and no amount of forewarning prepares them for dealing with local authorities)! Embarking on an architectural project is an exciting yet daunting prospect and understandably, one of the most frequent questions we get when speaking with new or potential clients is “how long will the whole process take?!”. As every project is unique, so is the timeline. Projects vary in scale, brief, budget and location and timelines will be adjusted to suit this. Following our recent post about planning fees and timescales https://www.artichoke-design.co.uk/planning-fees-to-increase , this post walks you through our typical phases of a residential architectural project, provides timescales for each phase and hopefully encourages you to jump into your project with confidence (leaving yourself plenty of time)! Phase 0 – Initial Consultation (1-2 weeks) The journey begins with your initial vision for the project – this might be high-level or detailed (or you may have no idea how to get to what you want) – and your engagement with an Architect and/or other professionals. At Artichoke, we will arrange an initial visit to discuss the project and will hopefully come armed with a good understanding of the site (based upon a preliminary desktop review) to answer any burning questions you may have. During this phase, there are several key steps involved: • Project Brief Creation: We will work with you to define the goals and scope of the project. This involves discussing your vision, budget and expected timeline so that we can advise accordingly. • Initial Design Discussions: Early design ideas are often explored from the offset. As Architects, we are excited by design, and we will likely use this initial site visit to give our first thoughts about what might be achieved and the routes forward. • Fee Proposal: Considering our discussions, Artichoke will then produce a detailed fee proposal setting out our services, which are tailored to your needs. Phase 0 – Kickstarter Package / Feasibility (+4-6 weeks) • Feasibility: Depending on the complexity of the project, we may propose that we conduct a feasibility study to determine whether your vision is likely to be viable within the constraints of the site and budget. We have setup our ‘Kickstarter Package’ https://www.artichoke-design.co.uk/kickstarter , for a fixed fee for those clients who might benefit from a high-level initial assessment. Phase 1 - Survey and Design Sketches (+4-12 weeks) The pre-construction phase is typically the longest and most involved part of the design process as you navigate through the design and statutory approvals. We have broken this down into Phases 1-3 with Phase 1 being the first step forward: • Measured Survey: we will need measurements and critical information about the site to produce a set of existing drawings (floor plans, elevations and sections). Depending on the scale and complexity of the project, we may carry out the survey ourselves or outsource TO a surveyor to do this on our behalf. • Design Sketches: this is where the fun begins! We find that the best and quickest way to consider your design options is to produce a series of hand sketches. This is where we can provide our clients with ideas that may push the limits of their imagination. We welcome an open dialogue to ensure that our clients can voice their opinions (good and bad!) so that the final product is exactly as they desired. The first set of designs will be presented to you in person so that we can take on board all feedback and alter the drawings for your final sign off.
It’s likely that many architects and planning agents will be overwhelmed with people trying to get in early to avoid the increase in fees. Anyone with a project in mind should consider the time needed even to get the point at which a planning application can be submitted. Typical timeframes: 6-18 weeks + 1-4 Weeks – Find & appoint an architect + 1-2 Weeks – Measure property & prepare existing drawings + 2-8 Weeks – Prepare & develop design options with client meetings + 2-4 Weeks – Prepare planning information and submit application The Government released draft legislation on January 14th, to propose an increase in planning fees. In many cases this will rise by 100% or more. Although one exception sees an increase of 583% – albeit for major developments. This goes against the previous rise under the last Government where planning fees increases were to be pegged to the rate of inflation or a maximum of 10%. The biggest impact will be felt for changes of use with prior approval under Class MA, Class Q etc., and householder applications. The issue is that planning fees are not ring-fenced for the planning department – therefore these fees could go almost anywhere! Maybe even to purchase more government folders at £600 each! The planning departments need an increase in funds, but this legislation does not guarantee they will receive any of the increases. The Government estimates that the shortfall in overall funding for local planning authorities is estimated to be £362 million. Despite this, there is zero guarantee that this will not still exist in 2026 or it may even increase! The prices rises of of 100% or more, come after planning fees rises in December 2023 of 35% for major and 25% for all other applications. It is advisable to ensure that applications and fees are submitted before 1st April 2025 to avoid these fees. Applicants are reminded that the ‘free go’ on planning fees was removed in December 2023. Householder Applications Where permitted development is not possible under Part 1 of the GPDO, then a householder planning application is required. These fees are increasing for the enlargement, improvement or other alteration of a dwelling house. Increase the fee for applications for the enlargement, improvement or other alteration of a single-dwelling house from £258 to £528 – an increase of 105% • Increase the fee for applications for the enlargement, improvement or other alteration of two or more dwelling houses from £509 to £1,043 – an increase of 105% • The fee of £258 for householder developments related to small-scale operations within the curtilage of a dwelling house is not changing – this would be for items such as garages, outbuildings, porches, gates, fences and walls It is always advisable to see if you can just go ahead under permitted development. Contact Planning Geek if you need guidance on this. Click here to contact us. Prior Approvals Most changes of use under Part 3 of the GPDO will require a prior approval application. • The flat fee for prior approval applications that don’t involve building operations is increasing from £120 to £240 – an increase of 100% (was £96 before December 2023) • The flat fee for prior approval applications that involve building operations is increasing from £258 to £516 – an increase of 100% (was £206 before December 2023) • The fee for prior approvals relating to the change of use of Class E uses to residential (under Class MA of the GDPO) is increased from £125 per dwelling house to £250 per dwelling house – an increase of 100% (was £100 before December 2023) The fees for prior approvals related to the construction of new dwelling houses are not changing under Part 20 – these remain at £418 per dwelling. Section 73 Applications If you wish to alter a previous planning decision to perhaps remove a condition or alter the drawings etc., you would use a Section 73 application. These fees are altering from a previous flat fee of £293. These applications are now to be divided into three options depending upon the original application. To alter a householder application you may opt to wait until after 1st April, as this reduces by 70%, but for a major development this increases by w whopping 583% • £86 for householder applications – a decrease of 70% • £586 for non-major development – an increase of 100% • £2,000 for major development – an increase of 583%!! Discharge of Conditions The fee for an application for approval of details reserved by condition is increasing from: • £43 to £86 for householders – an increase of 100% • £145 to £298 for any other development – an increase of 106% Fee for submission of a Biodiversity Gain Plan is increasing from £145 to £298 which is an increase of 106% In Conclusion The last government increased planning fees by either 25% or 35% – at the time, householders and business were told that planning fees would increase each year by the rate of inflation or a maximum of 10%. Today, Matthew Pennycook the Minister of state for Housing and Planning at the Ministry of Housing, Communities and Local Government has decided to ignore that legislation. These fees will now increase by inflation or 10% from 1st April 2026 and beyond. That is unless the government decides to increase them again. These increases in planning fees will impact SME developers who will need to budget for the increase in fees as part of the conversion costs. The government is pushing forward with plans to allow local authorities to vary or set their own fees. This is likely to be limited to a percentage of the new fees announced today. All other planning fees remain unchanged until April 2026 – for now! The Planning Portal site is yet to announce their fees for processing your card payments to local authorities from 1st April 2025. Since early 2022 this fee has risen from £28 to £70 today – a 150% increase in under three years. 1st April 2022 – £32 including VAT (a 14% increase) 2nd May 2023 – £64 Including VAT (a 100% increase) 2nd April 2024 – £70 including VAT (a 9% increase) Note - Planning Portal is a private company owned by TerraQuest Solutions Limited. The site was privatised in 2015. Get in touch If you have a project in mind, please do give us a call or email and we’ll be delighted to discuss it with you.
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