Our Services: Architectural Design

The first step is a consultation and site survey, where we assess the building’s condition, discuss your vision, and identify any conservation challenges. From there, we develop a tailored strategy that aligns with heritage guidelines while meeting your practical and aesthetic goals. We guide you through every stage, from securing permissions to overseeing construction, ensuring a seamless process that preserves the integrity and beauty of your historic property.

If your property is listed, in a conservation area, or has protected status, planning permission is often required for modifications, even minor ones. If your building is listed, you will also require listed building consent, even for minor interior works. We handle the entire process for you, from preparing detailed applications to consulting with local planning and heritage authorities. Our expertise in navigating heritage regulations ensures that your project meets legal requirements while preserving the architectural integrity of your building.

Project timelines vary based on the scope of work, the building’s condition, and the level of approvals required. A small restoration might take a few months, while larger projects, such as full refurbishments or structural reinforcements, can take a year or more. We create a clear project timeline, manage every stage from initial surveys to final construction, and keep you informed throughout the process to ensure efficiency and minimal disruption.

Absolutely. The key to a successful adaptation is balancing modern functionality with historical integrity. We sensitively redesign spaces to enhance usability while preserving key architectural features. This may include upgrading insulation, improving energy efficiency, and integrating contemporary technology in a way that remains respectful to the original design. Whether it’s converting a listed building into a family home or adapting an old structure for commercial use, we ensure the space meets today’s needs without compromising its heritage.

Costs depend on various factors, including the building’s age, the extent of repairs, material sourcing, and any specialist craftsmanship required. While conservation projects can be more costly than standard renovations due to the level of detail involved, we provide clear cost estimates, advise on budget-friendly solutions where possible, and help you make informed decisions to achieve the best results while respecting financial considerations.

We begin with in-depth research into the building’s history, architectural style, and original materials. Our team carefully assesses the structure and existing features to determine the best approach for preservation. Using traditional craftsmanship alongside modern conservation techniques, we restore intricate details with precision, ensuring the building’s authentic character is retained while making thoughtful improvements for durability and longevity.

Based on a monthly rate instead of percentage fee to allow for costing transparency and due until Final Completion. Please note that occasionally a contractor’s programme may over-run initial expectations. We charge weekly as this is a reflection of our time in overseeing the project and it ensures that there is continuity of legal contractual cover for you until the end of the project. Further, stopping our cover may affect the viability of any construction contract which we are administering and the legal protection that provides. Stage Includes: • Administration of JCT MWD construction contract or similar • Tender result notification • Responding to requests for information from the contractor • Production of setting out drawings and any necessary details • Pre-commencement meetings and administration • Two-Weekly Site Visits and Inspections • Management of Contract Designed Portions Process • Contractor and Client Insurance reviews • Progress and programme monitoring • Cost stage Certifying • Practical Completion

Once your builders have completed the project and you have moved in, there are always little imperfections and defects (snags) needing touching up. We work with you to communicate with the contractors for this, but often the discussions happen directly. We are there to help!

Working with you we help design and plan your spaces as efficiently and beautifully as we can. Stage Includes: • Full 2D feasibility study x2 iterations • Regulatory Framework Statement and strategy • Outline Design 2D Drawings Draft • Outline Design 2D Drawings Final • Initiate Pre-Application submissions (if necessary) • Developed written brief for client review • 1x free 3D artistic set of visualisation images to see the design

Here we undertake the detailed and developed strategy to obtain consent and how this may impact the design intent of the previous stage. Stage Includes: • Final Planning/Permitted Development 2D Drawings ready for submission • Final Design and Access Statement • Integration of consultants’ information if necessary • Design of key required technical details for planning

At OVS, we do not provide measured surveys as it is not an architect’s specialty and we highly recommend that an independent specialist undertakes this work to ensure the highest accuracy. We can help you procure these services. During this stage we will also issue our contract and finalise our appointment with you.

Here we work with you and your other design consultants to produce a full technical package ready for tender and building regulation submission. Stage Includes: • Full technical drawing package and integration of all consultants’ drawings • Design Team Management and Coordination • Updated Timelines • Client Design Team Presentations • Discharging Planning Conditions if necessary • Procurement advice and options • Scope of Works documentation

Includes: • Creation of a final sample box to ensure consistency of finish by contractor • Responding to requests for information from the contractor • Pre-commencement meetings and administration • Weekly Site Visits and Inspections • Coordination of all finishes on site • Updating and coordinating drawings as per site progress with any require changes.

At OVS, we do not provide measured surveys as it is not an architect’s specialty and we highly recommend that an independent specialist undertakes this work to ensure the highest accuracy. We can help you procure these services. During this stage we will also issue our contract and finalise our appointment with you.

Includes: • Full 2D drawings of the house and various options for spatial layouts and potential re-configuration of spaces, walls or additional bathrooms. • Development and consultation of the design with the architect, implementation of drawings and coordination of proposals. • Design presentation with options to you. • Developed mood boards with key details and internal sketches.

Includes: • Detailed design of kitchen • Detailed design of all bespoke joinery • Research and detailed development of materials • Research into manufacturers including visits to joiner workshops • 2D pre-fabrication drawings for all bespoke joinery items • Issue to joiners and coordination of quotes for price comparison

Includes: • Careful curation of every piece of art and furniture with costs and presented to you • Priced schedules for all FF&E and furniture with coordination of lead times • Ordering all FF&E and furniture through use of our client account following disbursement guidance below. • Use of our trade deals where possible and if applicable. • Management of delivery depending on site progress. • Management of any existing furniture and art pieces. • Management of any existing pieces requiring re-upholstery.

Includes: • Formalising a general decorations budget to be set at the time so that you can walk into a fully finished and habitable home. Will not include kitchen utensils unless specified at a later date. • Shopping time for decorations, candles and scents. • Overseeing the delivery, handling and installation of any key pieces. • Cleaning and dressing each room • Final finished product presentation and turn-key opening.

Includes: • Design for electrical and plumbing services layouts in every space • Choices of face plates and fixtures • Coordination and research with specialist services providers such as: - Air-conditioning Media - Smart Systems • Coordination of services with the architect. • 2D drawings for all services and coordination of package with architect. Note: It is advisable that we retain design control of this aspect of the project to ensure consistency and efficient coordination of services with the interior design.

Includes: • Visit site again for developed appraisal with the you • Mood board presentations using concept images to support design ideas for the overall look and feel for every room. • Reviews of all and any existing furniture and art • Draft Furniture schedule and draft budget • Written brief and presentation

Includes: • All internal elevations for every room included up to date mood-boards • Research and coordination of key details • Meetings with suppliers, obtaining samples and choosing items. • 1No. Meetings with you to review samples and design direction. • Coordination with the architect and final presentation.

The soft furnishings we can design and specify for you include: Sofas and Chairs Free-standing Storages Dining Table, Coffee Tables, Bedside Tables and Dressing Tables Beds Wardrobes and Drawers Carpets and Rugs Accessories, Decorative Ornaments and Artworks Electronics Curtains and Blinds

To craft visually striking and highly functional spaces, we start with conceptual design, developing a clear brief to guide our vision. Once a solid plan is in place, we transition to project management, bringing your ideas to life with precision and expertise. Throughout the design and construction process, we meticulously plan every detail and anticipate challenges, ensuring a seamless experience. Our goal is to create interiors that exude luxury and comfort, transforming your home into a refined and relaxing sanctuary.

With creative innovation is at the heart of everything we do, crafting extraordinary interiors that leave a lasting impression. We excel at delivering the WOW factor you desire. Whether you seek bold transformations or subtle refinements, we tailor every detail to your style and needs, designing a space that feels uniquely yours—a place that truly inspires and uplifts.

Our interior design philosophy embraces the seamless harmony of people and place, form and function, reflected in our expert multidisciplinary team’s approach. We prioritise timeless design concepts, ensuring continuity between interior and architectural elements. This allows us to create meticulously crafted, cohesive living spaces that align with your unique aesthetic vision and practical needs.

We take the time to listen, understand your vision, and design buildings that harmonize with their surroundings. Every project is approached with pragmatism, ensuring no detail is overlooked and all practical considerations are anticipated. Our adaptive, client-focused process prioritises both aesthetic refinement and technical precision. With meticulous attention to detail, we craft bespoke designs tailored to your unique needs and aspirations.

From refining colour schemes, patterns, textures, and lighting to selecting premium interior finishes, furnishings, and materials, we meticulously consider every detail of luxury interior design. Our approach to space planning and detailing ensures that each interior reaches its full potential, blending elegance with functionality. Whether you seek a bold transformation or subtle refinements, we create bespoke, personalised spaces tailored to your tastes and lifestyle, elevating interiors with thoughtful design and craftsmanship. Check out below for a full list of what is included.

The hard furnishings we can design and specify for you include: Internal Doors Fixed Lighting Decorative Lighting Switches and Sockets Audio & Visual Equipment Floor Finishes Wall Finishes Heating System Ventilation System

You will have a dedicated interior designer overseeing your project from start to finish, ensuring a seamless experience. By fostering early collaboration with your contractor, we help prevent design errors and streamline the process. We handle builders and tradespeople on your behalf, saving you time, effort, and stress.

We will help you through to the final certificates, including all defect rectification (snagging) and compliance with building control but we don't have to stop there. We continue to provide after-project consultancy services to help you continue to improve your home and project as it progresses for its lifetime.

In Stage 2, we refine the design by exploring various layout options to best suit your needs, producing a set of proposed drawings. We also prepare a Stage 2 Report, summarising key information from this phase for your review and approval, ensuring your vision is clearly represented.

We manage construction monitoring and contract administration, ensuring your project is built as designed. Through regular site visits and monthly progress reports, we keep you informed at every stage. Our team oversees tendering, contract preparation, issuing instructions, handling claims, and leading progress meetings. We also coordinate site inspections and issue payment certificates, ensuring you only pay for completed work. Finally, we impartially administer all contract terms, including Practical and Final Completion and the Rectification Period, ensuring a smooth handover process.

At this stage, we develop detailed designs and drawings, including plans, elevations, sections, and 3D visuals, to fully realise your project. We prepare a Design and Access Statement, the coordination of all other consultants' work, along with Fire and Project Risk Assessments, to support your planning application. We also handle the submission to local authorities and provide guidance on statutory obligations, including CDM regulations and cost control, ensuring a thorough and well-managed planning process.

We develop the technical details of your project, including schedules and specifications for electrical, plumbing, and mechanical services. Our team prepares interior finishes, lighting plans, and window and door schedules, ensuring every detail aligns with your vision. We also guide you through the building control application process and conduct a pre-construction risk assessment. If needed, we assist with party wall and build-over agreements, providing comprehensive support at this critical stage.

We thoroughly review local planning regulations and past applications to set your project up for success. Our detailed report outlines key information, a project timeline, and potential challenges. At this stage, we formalise our contract and assist in arranging a measured property survey. If required, a Feasibility Study is also conducted.

For larger projects or those requiring quick approval of key principles, an outline planning application may be the best approach. It involves fewer details than a full application, allowing for a faster design and submission process. This option is ideal if you need planning permission before selling the land or securing construction funding. We will help identify the crucial elements that require early council approval. However, if the proposal's appearance is a major factor to the application, such as in Green Belt or conservation area, an outline application may not be suitable.

For many projects, full planning permission is required, meaning your proposal must align with national and local policies. This involves considering factors such as transport, flood risks, air quality, and wildlife impact. We will guide you through the process, coordinating with specialists if needed to ensure expert input. For smaller single residential projects, a simpler householder planning application may be more suitable. Throughout, we will collaborate with you to create a design that meets your needs while satisfying council requirements. After submission, we will engage with planning officers to address any concerns and secure approval.

If your outline planning application is approved, you must submit one or more reserved matters applications within three years to finalise any missing details before construction can begin. A reserved matters application is just as important as any other planning submission; approval of the outline does not guarantee automatic acceptance to the reserved application. We will ensure your proposal meets high standards, minimising delays and securing consent efficiently.

Where a building is listed or works are undertaken in the close vicinity/ within the estate of a listed building, a special listed building consent will be required, even for minor internal works. We will guide you through the important historic elements, formulating the best team and information for the job, to maximise the quality of the final proposal.

Once planning permission is secured, minor changes to the design can still be applied for without a new full application (except where the building is listed). Minor changes to materials, windows and internal layouts can be approved through this process where they do not impact the important elements of the scheme.

If your project is likely to be controversial, obtaining pre-application guidance from the council can help streamline the decision-making process and improve your chances of approval. We will collaborate closely with planning officers to present a well-structured justification for your proposal and work towards a favorable outcome. Additionally, we will identify opportunities to refine and enhance your proposal before submitting the full planning application. This proactive approach increases the likelihood of gaining support from planning officers, making approval more achievable.

Not all planning applications receive approval from the local authority. However, if a decision contradicts local policies, past precedents, or national guidelines, an appeal may be worthwhile. With a strong track record, we will assess your chances of overturning the refusal and, if viable, build a well-argued case to secure the permission your project deserves.

When the council grants planning permission, they may impose conditions requiring certain details to be finalised and approved before construction begins. These often relate to aspects like external materials or arrangements for cycle and waste storage. These are very common on listed buildings and will include details of doors, windows and any historic or refurbished elements as part of the project.