ARCHITECTURE, STRUCTURAL ENGINEERING & BUILD – ONE TEAM
Design, planning drawings, structural calculations and Building Regulations, then the build itself, for extensions, lofts and refurbishments across Woodford, Chigwell, North London and Essex.
DISCUSS YOUR PROJECTESTIMATE DESIGN FEESBOOK A CALL- 5.0 FROM 13 REVIEWSWhich? Trusted Trader
- FMB MEMBERFederation of Master Builders
- ONE TEAMArchitecture & structural partners
- ONE CONTACTDesign to handover
ONE TEAM FROM FIRST SKETCH TO FINISHED HOME
Most homeowners have to find an architect, a structural engineer, a party wall surveyor and a builder separately, then hope the drawings work on site. At RJS we bring it together. Design and architecture come through our trusted architecture partners, structural engineering through our trusted structural engineering partners, and then our own team builds it. You get drawings that are designed to be built, a realistic budget, and one point of contact.
HOW IT WORKS
Survey
We visit, talk through how you want to live and arrange a measured survey of your home.
Design & planning drawings
Our trusted architecture partners develop the design with you and prepare planning or permitted-development drawings.
Structural calcs & Building Regs
Our trusted structural engineering partners produce calculations and steel design for Building Regulations approval.
Build
RJS builds your project, with one project lead running the site, trades and programme.
WHAT’S INCLUDED
- Measured building survey of your existing home
- Concept design and layout options
- Planning, permitted-development or lawful development certificate drawings and submission
- Building Regulations drawings and specification
- Structural calculations and steel design
- Building control coordination
- Party wall notices and surveyor coordination
- Build pricing based on the approved drawings, then the build by RJS
Planning on a bigger project? See house extensions, loft conversions and full refurbishments.
PROJECT FEE PLANNER
Late-2026 London & Essex budget guide. Checked 25 October 2026.
Explore the professional fees and approvals behind your home project: design, structural engineering, building control, party wall and planning charges. All prices are indicative and subject to a final discussion, a review of your property and scope, and a written quote. Construction costs are not included.
What are you imagining?
Choose the closest project. Build a fee budget around the home you have in mind.
No problem – let’s talk it through
Tell us a little about your home and what you would like to change. We’ll call you back for a friendly, no-obligation chat and point you to the right next step, whether that is design, planning or structural advice.
Build your service package.
Choose only the work you need. Design, engineering and approvals are separate services.
Allow for the extras.
Your professional team will confirm which requirements apply. These choices help you explore the budget.
RJS Innovative Building Ltd · Indicative project fee plan
All prices are indicative. Late-2026 London & Essex budget guide. Checked 25 October 2026. A final discussion, scope review and written quotation are required.
A better starting point.
| Service / approval | Excl. VAT | VAT | Incl. VAT |
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Items to confirm
Your route from idea to site
What sits outside this estimate?
Construction, materials, fit-out, construction VAT, land, legal costs, insurance, finance, CIL / Mayoral CIL, Section 106, appeals, redesign after refusal, specialist follow-up investigations, temporary works, Principal Designer appointments under CDM / Building Regulations unless expressly included, ongoing site supervision and unselected services. Freeholder or estate licences, highway licences and utility diversions may be needed.
How are these figures calculated?
Editable London residential allowances checked on 25 October 2026. Published provider fees inform the design, engineering and party wall ranges. Other specialist lines are provisional working allowances. Size and complexity factors are model assumptions, not a published tariff. December 2026 rates are not confirmed. RJS is VAT registered. The guide uses 20% VAT for taxable professional services and variable allowances; third-party supplier status and tax treatment need checking. No VAT is added to statutory planning fees. VAT already included in Portal and fixed council advice charges is separated out, not added again. Selections do not establish legal requirements or guarantee permission.
Fee sources and review date
Sources checked 25 October 2026. Recheck before submission or booking.
DISCUSS YOUR PROJECT
Tell us about your home and plans. If you’ve used the fee planner, press “Use this estimate in my enquiry” and your summary will appear in the message box below for you to check before sending. Prefer to talk? Call 07783 449736.
AREAS WE SERVE
Plus North London, Canary Wharf & Isle of Dogs, central and west London, South East London and the Essex & Herts fringe. See all areas
FAQS
Do I need planning permission for an extension?
Not always. Many single-storey rear extensions and some loft conversions can be built under permitted development, but limits on size, height and materials apply, and flats, maisonettes, listed buildings and homes in conservation areas or with Article 4 directions have tighter rules. We check your property and advise whether you need a householder planning application, a lawful development certificate or prior approval.
What is permitted development?
Permitted development rights let you carry out certain extensions and alterations to a house without a full planning application, within national limits. Even when a project qualifies, we usually recommend a lawful development certificate so you have proof the work is lawful when you come to sell.
How much does an architect cost for an extension?
It depends on the size, complexity and stages you need. Use the project fee planner on this page for an indicative late-2026 London & Essex budget for design, structural engineering and approvals. All figures are indicative and we confirm fees in a written quote after a discussion about your project.
Do I need planning permission for a loft conversion?
Many rear dormer and hip-to-gable loft conversions on houses are permitted development, so we usually recommend a lawful development certificate (£274 council fee in 2026) rather than a full application. Mansards, homes in conservation areas or with Article 4 directions, and all flats and maisonettes normally need a planning application. Every loft needs Building Regulations approval and structural calculations, and on terraced and semi-detached homes the Party Wall etc. Act 1996 often applies.
Do I need a structural engineer?
If you are removing or altering load-bearing walls, adding steel beams, extending or converting a loft, you will almost always need structural calculations and drawings for Building Regulations approval. Our trusted structural engineering partners prepare these and coordinate them with the build.
Do I need a party wall agreement?
If your work involves a shared wall, building on the boundary or excavating near a neighbour's foundations, the Party Wall etc. Act 1996 usually requires you to serve notice on the adjoining owners. Neighbours can consent in writing or appoint surveyors to agree a party wall award. We help you plan for this early.
Do I need Building Regulations approval?
Yes, extensions, loft conversions and most structural alterations need Building Regulations approval, whether or not planning permission is required. Technical drawings and structural calculations are submitted to building control, and the work is inspected as it is built.
How long does the design and approval stage take?
As a guide, a measured survey and design typically take a few weeks, a householder planning application usually takes about eight weeks to decide once validated, and Building Regulations drawings and calculations can be prepared in parallel or afterwards. We give you a realistic timetable for your project.
Can RJS manage everything from design to build?
Yes. We coordinate the survey, design and planning drawings with our trusted architecture partners, the structural calculations with our trusted structural engineering partners, Building Regulations and party wall matters, and then build the project, with one RJS point of contact throughout.
READY TO START YOUR DESIGN?
One team for the drawings, the engineering and the build. Call 07783 449736, WhatsApp us, or send us your project details.
DISCUSS YOUR PROJECTBOOK A CALL