We work across a broad range of residential and small-to-medium scale commercial projects, including extensions, loft conversions, internal reconfigurations, new-build homes, HMOs, supported living schemes, heritage and conservation area projects, and change-of-use applications.

We also use the latest 3D design software to create accurate, detailed drawings and visualisations. This allows you to clearly understand your space from the earliest design stages, reducing uncertainty and helping secure planning approval with confidence.

Architects typically charge either a fixed fee or a percentage of construction cost, depending on the complexity of the project.

At Baltik Architecture, we structure our fees around the RIBA Work Stages, so you can clearly see:

• What each stage includes
• What you’re paying for
• Where your project sits in the overall process

This also means you’re not tied in to stages you don’t need – if you only require us for design and planning, or planning and building regulations, that’s completely fine. Our proposals are transparent, modular, and easy to understand.

Planning Permission – what you are allowed to build

Planning focuses on how your proposal affects the outside world:

• Size and scale
• Design and appearance
• Impact on neighbours and the street
• Use of the building
• Local planning policies

It is handled by your local council’s planning department. You usually need planning permission for extensions, new buildings, changes to appearance, or changes of use. A design can be structurally sound and still be refused planning – planning is about context, character, and policy.

Building Control – how your project is built

Building Control deals with technical standards, ensuring your project is:

• Structurally sound
• Fire safe
• Properly insulated
• Well ventilated
• Compliant with drainage and electrical standards

Even if a project doesn’t need planning permission, it may still require Building Regulations approval.

In short:

• Planning Permission = checks what you want to build
• Building Control = checks how you build it

If you’re unsure what you need, we’ll advise you from the outset and can handle both applications on your behalf.

Some projects require input from additional specialists, such as:

• Structural Engineers
• Party Wall Surveyors
• Arboricultural Consultants (trees)
• Flood Risk Assessors
• Heritage or conservation specialists
• Acoustic, transport, or drainage consultants

These professionals are independent of our services and not included in our fees. However, we will always advise early on if your project requires them and can coordinate the process as part of our service.

What we need to begin

To begin, we’ll ask for a few key details:

• A brief outline of your project and what you’re hoping to achieve
• The site address
• Your contact details

From there, we can review the project remotely or arrange a no-obligation site visit – whichever is more appropriate for your project.

What happens next?

Once we understand the scope and constraints, we prepare a clear, fixed-fee proposal for your review. If you're happy to proceed, we’ll send a digital appointment document to sign securely online.

What else might we need?

We may request:

• Any existing drawings or plans you may already have
• Details of any known legal restrictions or covenants
• Information on previous planning applications at the property

We’ll also explain your duties as a Client under CDM 2015 and the Building Safety Act (where applicable), ensuring you understand your responsibilities from the outset.

Most planning applications take around 8 weeks from the point of validation by the local authority. More complex schemes, or those involving conservation areas or listed buildings, can take longer.

We manage the submission, liaise with the planning officer, and keep you updated throughout the process.

A refusal is not the end of your project. We will review the decision, assess the officer’s feedback, and advise on the strongest next steps. This may include:

• Adjusting the design and resubmitting
• Negotiating directly with the planning officer
• Preparing a detailed planning appeal

We have extensive experience in planning strategy and planning appeals and will guide you to the most effective approach.