Working with Telion

After the initial meeting to view the property and discuss your requirements, we will pMeeting to discuss the project5rovide you with a written proposal, setting out the suggested stages and fees, for our involvement.

We normally split projects into four key stages.

  • Stage 1 – Initial Survey and Existing Layouts
  • Stage 2 – Draft Proposed Layout Options for discussion
  • Stage 3 – Planning Application
  • Stage 4 – Building Regulations

We will act as your appointed agents and submit the Planning  and Building Regulations applications on your behalf. We will then liaise with the local Authority and other professionals, such as structural engineers, noise assessment specialists, arboriculturists, landscape consultants etc to ensure that all  of the required information is conveyed to the relevant body.

Depending on the nature of the project we may introduce other interim stages eg. Pre-Application consultation or Feasibility study.

Once Building Regulations Approval is obtained we can, optionally:

  • prepare a Schedule of Works and Tender documents setting out the key items of work which can be priced by the chosen contractors
  • help in finding suitable contractors and sending out the Invitations to Tender
  • assess the Tender responses and prepare a short report on our appraisal
  • prepare a formal contract for signature by you and your chosen contractor

and where applicable:

  • prepare the Party Wall Act Notice or refer you to a Party Wall Surveyor
  • liaise with the  Water Authority in obtaining a license to Build Over or Near a public sewer.

Initial Meeting

The initial meeting helps us understand your requirements and the main drivers behind your project.


Prefer a pitched roof!

You may have ideas and aspirations about likely solutions and we will certainly listen to these,  but we will keep an open mind until later, once we have investigated the options further.

We will have a brief inspection of the property or development site (if it’s for a new building). We will explain the scope of  our engagement  and outline the main steps and processes needed to achieve your objectives.

We will then send you a written proposal highlighting the way forward and the likely costs.

Most of our projects can be broadly divided into the following four stages. In some cases  a stage may have two or more phases.

Stage 1 –  Initial Survey and Existing Layouts

The initiaHome inspection conceptl survey is intended to capture the geometry of the existing building,  development plot, boundaries, and other relevant details of its site, layout, construction, drainage, materials and finishes.

In the case of a development plot, a topographical survey will be needed , usually done by a specialist surveying firm, but this will very much depend on the nature of the project. The property measured survey may take upto 3 hours.

From the survey we will then produce the 3D computer model showing the existing building or plot and its surrounding area. This is the starting point for any future designs.

Stage 2 – Draft Proposed Layouts

 We will take on board any ideas that you may have, no matter how small or insignificant they may seem.

House painted on beach sand.

In this stage we will review the planning constraints  relevant to your project and produce design options that could potentially address your needs. These are normally done in 3D. Using 3D helps in  visualising the various options in a more ‘realistic’ way.House -survey-and-initial-design

We will review these together, usually face to   face, and discuss the pros and cons of each option. At the  end of this stage we aim to arrive at the preferred solution which will be taken forward to the Planning stage (where applicable).

It may be that the preferred solution meets the criteria for ‘Permitted Development’ in which case we  will apply for a  Lawful Development Certificate  instead of a Planning Application.

Stage 3 – Planning Application


Planning Application

Once the preferred option has been agreed we will produce the necessary drawings, design statements and other supporting documentation needed for the Planning Application submission. We may opt for a pre-application consultation with the Local Planning Authority (LPA) before submission of the formal application, but this will depend on the nature of the project being proposed. Depending on the outcome of the pre-application inquiry, we may make adjustments to the design to accord with the LPA’s recommendations.

Generally, for the smaller jobs, the drawings will include existing and proposed floor plans, elevations, roof plans, site and location plans and sections. For some projects additional information may be needed eg. arboriculturist’s report, Design and Access statement,  Climate Neutral Checklist, Flood Risk Assessment, Biodiversity report, Heritage Statement etc.

The LPA may take upto 8 weeks to reach a decision.

Refer to the Resources page  for more information on the Planning process.

Stage 4 – Building Regulations

In this stage we will prepare  the  necessary drawings and details required for the Building Architects-working-on-blueprintsRegulations application. These will include, existing and proposed floor plans, elevations, roof plans, sections, construction details, drainage details, energy assessment, specification and structural details. Depending on the project we may need the services of a structural engineer, who will prepare the engineering calculations and structural drawings.

We will submit the application to the Building Control department of the  Local Authority (or an Approved Inspector) and will liaise with them until determination.

Finally, we will incorporate any amendments requested by the Building Control Officer, on the final approved drawings and send you a hard copy set for your reference.

The Building Control body may take 5-6 weeks to approve the drawings and other details. Quite often a Conditional Approval may be issued, where further  information or details are needed.


Refer to the Resources page  for more information on the Building Regulations process.