Our services are tailored to suit each project, but here's a summary of what’s typically included when we’re appointed across all RIBA stages:

RIBA Stage 0 – Strategic Definition
We visit the site, review any existing information, and work with you to clarify your brief. We advise on additional consultants (e.g. surveyors, engineers) and begin early design analysis and initial layout ideas.

RIBA Stage 1 – Preparation & Brief
We finalise the brief, assess any site constraints, and develop layout options. We may carry out a dimensional survey and begin building a 3D model of the existing site. A design programme is agreed, and we guide you in appointing any required specialists.

RIBA Stage 2 – Concept Design
We develop and visualise design options, including layout and elevational changes, and begin coordinating with consultants. We explore environmental strategy, gather initial cost advice where needed, and aim to agree a preferred design direction. Planning applications are often submitted around this stage.

We often split Stage 2 into two parts: 2A forms the culmination of the feasibility study, where options can be reviewed and costed before choosing a final direction. 2B then develops the chosen scheme into a fully formed planning application.

RIBA Stage 3 – Spatial Coordination
We refine the design, coordinate input from structural and other consultants, and monitor costs with input from a QS or contractor. We develop 3D visuals, external imagery, and initial interior moodboards. Planning conditions and Building Regs compliance are reviewed, and the final design is prepared for sign-off.

RIBA Stage 4 – Technical Design
We prepare coordinated construction drawings and specifications, incorporating consultant and supplier input. Building Control approval and CDM requirements are addressed, and the tender package is issued. We also help agree the form of building contract and prepare for construction.

RIBA Stage 5 – Construction
We attend site regularly to inspect progress and quality, provide feedback, and respond to contractor queries. We review samples, support contract administration, and provide any further design information needed during the build.

RIBA Stage 6 – Handover & Close Out
We assist in inspecting and signing off the completed works, prepare snagging lists, certify when defects are rectified, and agree practical completion with the Contract Administrator.

Please get in touch to discuss your project in more specific detail.

There’s no simple answer — every project is different. The final cost depends on things like the size and complexity of the build, the quality of materials and finishes, the condition of the existing building (if there is one), and even how the work is procured and delivered.

We know it can feel overwhelming, especially early on when there are lots of unknowns. At Host, one of our key roles is to help you make sense of it all. From the start, we’ll talk openly about budget and guide you through realistic cost expectations for your brief and site.

We’ll also flag where specialist input is needed — for example, from a Quantity Surveyor (QS) — if your project would benefit from a more detailed cost plan or formal cost management.

What’s included in the “project cost”?

When we talk about project cost, we mean more than just the builder’s price. Here's a quick breakdown of the main elements:

• Construction cost / value – This is the builder’s contract sum: the cost of physically building the project. It’s usually the largest part of the budget.

• VAT – Often 20%, though some residential work may qualify for a reduced or zero rate. We can help you explore this.

• Professional fees – These may include architects (us!), structural engineers, surveyors, quantity surveyors, interior designers, and others depending on the project.

• Statutory fees – Costs paid to third parties such as:

  • Planning applications and condition discharge

  • Building control (via local authority or approved inspector)

  • Specialist surveys (e.g. tree, ecology, heritage)

  • Health and safety compliance (Principal Designer duties under CDM Regulations)

We’ll work closely with you to make sure none of these costs come as a surprise. And if it makes sense to bring in a QS to manage cost risk more formally, we’ll advise you early and help you make the right call.

Typical construction cost ranges
(excluding VAT and other fees)

Based on recent projects across London, Surrey and the South East, the following ranges provide a guide to current construction costs:

Residential projects

• New build — High spec: £3,500–£4,500+ per m²

• New build — Mid spec: £2,750–£3,500 per m²

• Extensions — High spec: £3,000–£4,000+ per m²

• Extensions — Mid spec: £2,250–£3,000 per m²

• Refurbishment — High spec: £2,750–£4,000 per m²

• Refurbishment — Mid spec: £1,750–£2,750 per m²

Commercial projects

• New build — High spec: £3,000–£4,000 per m²

• New build — Mid spec: £2,250–£3,000 per m²

• Fit-out or refurbishment — High spec: £2,250–£3,500 per m²

• Fit-out or refurbishment — Mid spec: £1,500–£2,250 per m²

These are just guidelines. We’ll help you interpret them in the context of your project — and update the picture as the design evolves.

Our fees vary depending on the size, complexity and scope of your project — but just as importantly, on how involved you’d like us to be. While we can support individual stages (like feasibility or planning), we add the most value when we're appointed from start to finish. This allows us to guide the design, manage risk, maintain quality and ensure continuity all the way through.

We structure our services around the RIBA Plan of Work, which breaks a project into clearly defined stages — from early ideas through to handover.

How we calculate fees

We take a fair and transparent approach to fee setting. To make sure our fees are appropriate — and reflect the level of care and service we like to provide — we cross-reference a few methods:

1. Estimated construction value
We begin with an estimate of your project’s construction cost. Using data from the Fees Bureau, we apply a benchmark percentage based on similar projects. For the majority of projects, this is usually between 10–15% of the construction value. This gives an estimate of the total project fees.

2. Stage-by-stage breakdown
We then split that total fee across the RIBA Stages using the following structure:

Feasibility Study

0 – Strategic Definition 5%

1 – Preparation & Brief 5%

2A – Concept Design (Feasibility) 10%

Subtotal 20%

Developed Design & Delivery

2B – Concept Design (Developed) 10%

3 – Spatial Coordination 20%

4 – Technical Design 25%

5 – Construction 20%

6 – Handover 5%

Subtotal 80%

3. Time-charge sense check
Finally, we check these amounts against an equivalent time-charge estimate — based on how long we expect each stage to take — to make sure we’ve allowed enough time to provide a good service, without unnecessarily overcharging.

Please get in touch to discuss your project in more specific detail.

In short — no, and no one can. Planning decisions are made by the local authority and involve a degree of subjectivity, so no architect (or planning consultant) can offer a guarantee of approval.

That said, we’ll always give you honest, informed advice on how to give your application the best possible chance of success. This includes:

• Advising on a planning strategy based on the type of application, the site context, and relevant policies

• Developing a well-reasoned design that responds to the site and surroundings

• Recommending early engagement with the local planning authority where helpful

• Identifying when additional expertise is needed — for example, from a planning consultant, heritage specialist, or ecologist

Where appropriate, we may recommend submitting a pre-application (pre-app) enquiry. This allows for early feedback from a planning officer before the designs are fully developed. A pre-app can help establish the principles of development, identify any policy red flags, and flag any specialist reports or surveys that may be required — giving you time to prepare a stronger and more complete full application.

Our aim is always to balance ambition with realism — and to help you navigate the planning system with clarity and confidence.

We’re often asked this — and while we completely understand the appeal of a focused, “drawings-only” service, it’s not how we usually work.

We don’t typically offer standalone Planning and Building Regulations packages because the value we bring goes far beyond the drawings themselves. Our strength lies in design thinking, problem solving, and overseeing the whole process — from early concept to completion on site. This allows us to maintain design quality, respond to challenges, and support you in making informed decisions at every stage.

That said, we’re always happy to talk. If you have a specific project in mind, we’ll gladly discuss whether there’s a way we can tailor our service to suit your needs — or point you in the right direction if it’s not the right fit.

We manage the project team through the design stages, coordinating consultants, advising on strategy, and keeping things moving in the right direction. We also manage the tender process, helping you find the right contractor for your project — not just in terms of cost, but also approach, quality and reliability.

During the construction stage, our role typically continues as Contract Administrator — overseeing the contract between you and the builder, carrying out site visits, assessing progress, and issuing key instructions and certificates.

However, this isn’t quite the same as project management in the broader sense. Depending on the complexity of the project, the build method, or the type of contractor, a dedicated Project Manager may be a sensible addition to the team.

This is not a role we take on ourselves — but we work closely with several experienced project managers and are happy to recommend someone appropriate if needed.

Yes — we enjoy working with the character, history and complexity of listed buildings. These projects offer a unique opportunity to create architecture that complements or enhances the existing structure, while respecting its heritage value.

We have experience navigating the permissions process for listed buildings and understand the level of care and detail required. Like most architects, we work closely with Heritage Consultants, who provide specialist input and help shape a strong case for change. We can recommend trusted consultants and coordinate their input as part of the wider design team.

Every listed building is different — and we’ll take the time to understand yours before developing a thoughtful and considered response.

Please get in touch to discuss your project in more specific detail.

We’re based in South-West London, and most of our projects are in London, Surrey, West Sussex and Hampshire — but we don’t set strict boundaries.

We’re always open to working further afield if the project is a good fit. So wherever you are, please don’t hesitate to get in touch — we’d love to hear more.

Locally we have experience working with local authority planning departments, specifically at Merton (Wimbledon & Wimbledon Village), Wandsworth (Putney & Southfields) and The Royal Borough of Kensington and Chelsea. We are also now working in The Royal Borough of Richmond upon Thames.

You should choose the architect who feels like the best fit for you and your project. In our experience, the success of a project often comes down to the people involved and how well they communicate and collaborate throughout.

Plenty of architects can produce good designs and clear technical drawings. Where projects can succeed or struggle is in the day-to-day management of people, expectations, and decisions. That’s where we think we make a difference. We work closely with our clients, consultants and contractors to keep things moving, solve problems early, and keep the project on track.