If you’ve ever tried to extend your kitchen in Windsor and been met with more red tape than a royal ribbon-cutting, you’ll know this area isn’t exactly straightforward when it comes to building projects. Listed buildings, conservation areas, green belt, flood plains—and now, just to keep us all on our toes— biodiversity net gain . Yes, that’s right. The butterflies are now part of the planning process. And we’re absolutely here for it. We’re a small, design-obsessed architectural practice in Windsor, and we love a challenge. If your project comes with layers of complexity, maybe a 300-year-old wall or a site that’s prone to the odd flood, then you’re speaking our language. We’ve spent years navigating the quirks of this patch of Berkshire, and we know how to make the tricky stuff feel like the exciting stuff. So if you’re thinking of building, extending or reimagining your home (or even your business), let’s talk about why now is actually a brilliant time to get going—and how the new planning rules might just be the thing that pushes your project from good to gorgeous. What on earth is Biodiversity Net Gain? Let’s start with the buzzword: Biodiversity Net Gain , or BNG to those in the know. As of 2024, new developments in England (yes, even the small ones!) have to leave the natural environment in a better state than it was before. In simple terms, if you knock down a shed and build a garden office, you might also need to give something back to nature—think wildflower beds, hedgehog highways, green roofs, bird boxes, ponds… that kind of thing. And the aim is not just to replace what was lost, but to increase biodiversity by at least 10%. The government has officially asked us all to get a little greener—and in a town as leafy and heritage-laden as Windsor, that’s actually a lovely thing. What does that mean for your dream extension? Well, don’t panic. You’re not going to have to turn your back garden into a nature reserve. But it does mean the design process now includes a bit more imagination and a lot more collaboration with nature. For us, it’s like being handed a new palette of materials—only this time the materials are living, breathing, and occasionally fluttering. We might be talking about: Planting native species in your landscaping (the kind the bees actually like) Installing green roofs that soak up rain and look brilliant from above Creating little corridors for wildlife to move through (so the hedgehogs can get to their Friday night pub, presumably) Using permeable surfaces to reduce flood risk while still looking sharp It’s a challenge, yes. But it’s also an opportunity to make every project that bit more thoughtful—and beautiful. Why this is actually good news for Windsor Let’s be honest—this area is full of hoops to jump through when it comes to planning. But BNG actually fits in quite nicely with the way we already work. Here’s why: We already love working with heritage – Listed buildings don’t scare us. We know how to celebrate old features while sneaking in modern comforts and wow-factor spaces. We’ve got the green stuff down – With years of experience building in the green belt and flood-prone zones, we’re no strangers to weaving nature into the design. We believe in better – Whether it’s your forever home or your first leap onto the property ladder, we think good design should improve everything it touches: the lives inside the building, the neighbourhood it sits in, and now—the environment too. And let’s not forget—Windsor is special. We’ve got a town full of character, history, and people who genuinely care about where they live. So making things just a little bit wilder, greener, and more alive? It feels like exactly the right direction. But isn’t this going to make things harder? Well… maybe a little. You will need to work with someone who understands the new rules and can guide you through them without the process feeling like an uphill battle with a clipboard-wielding bureaucrat. But here’s the thing—we’re already doing this. We’re already weaving these ideas into our designs, already chatting to ecologists and planners, already sketching up ways to turn “requirements” into design features you’ll actually love. Think: a living wall on your new garden room, or a hidden bin store that doubles as a bug hotel. (Yes, that’s a thing. And yes, it can look great.) So… what kind of projects are we excited about? If you’ve got a listed cottage in a conservation area that needs a contemporary extension—let’s talk. If you’ve got a patch of green belt and a wild dream of a modern eco home—call us. If you’re a local business owner looking to build something bold but sensitive to its surroundings—we’re in. And if you’re just not sure where to begin, but you know you want a team who cares about getting it right—not just for the planners, but for the people and the planet—we’d love to help. Final thoughts (and an open invitation) Building in Windsor isn’t always straightforward, but that’s what makes it brilliant. There’s a richness to the fabric here—a layered history, a complex geography, a deep connection to landscape and place. And now, there’s a renewed call to design in harmony with the natural world. If that sounds like your cup of tea (preferably sipped in a light-filled extension overlooking a wildflower garden), then let’s chat. We’re here to help you navigate the quirks, embrace the challenges, and create something truly special. And who knows? You might even make a hedgehog happy in the process. Get in touch  We're a friendly bunch, and we’d love to hear what you’re planning. Whether it’s a single-storey extension, a new home, or something totally unexpected—we’re all ears. And sketchbooks. And strong tea.

People are often quite surprised at the time it takes (and no amount of forewarning prepares them for dealing with local authorities)! Embarking on an architectural project is an exciting yet daunting prospect and understandably, one of the most frequent questions we get when speaking with new or potential clients is “how long will the whole process take?!”. As every project is unique, so is the timeline. Projects vary in scale, brief, budget and location and timelines will be adjusted to suit this. Following our recent post about planning fees and timescales https://www.artichoke-design.co.uk/planning-fees-to-increase , this post walks you through our typical phases of a residential architectural project, provides timescales for each phase and hopefully encourages you to jump into your project with confidence (leaving yourself plenty of time)! Phase 0 – Initial Consultation (1-2 weeks) The journey begins with your initial vision for the project – this might be high-level or detailed (or you may have no idea how to get to what you want) – and your engagement with an Architect and/or other professionals. At Artichoke, we will arrange an initial visit to discuss the project and will hopefully come armed with a good understanding of the site (based upon a preliminary desktop review) to answer any burning questions you may have. During this phase, there are several key steps involved: • Project Brief Creation: We will work with you to define the goals and scope of the project. This involves discussing your vision, budget and expected timeline so that we can advise accordingly. • Initial Design Discussions: Early design ideas are often explored from the offset. As Architects, we are excited by design, and we will likely use this initial site visit to give our first thoughts about what might be achieved and the routes forward. • Fee Proposal: Considering our discussions, Artichoke will then produce a detailed fee proposal setting out our services, which are tailored to your needs. Phase 0 – Kickstarter Package / Feasibility (+4-6 weeks) • Feasibility: Depending on the complexity of the project, we may propose that we conduct a feasibility study to determine whether your vision is likely to be viable within the constraints of the site and budget. We have setup our ‘Kickstarter Package’ https://www.artichoke-design.co.uk/kickstarter , for a fixed fee for those clients who might benefit from a high-level initial assessment. Phase 1 - Survey and Design Sketches (+4-12 weeks) The pre-construction phase is typically the longest and most involved part of the design process as you navigate through the design and statutory approvals. We have broken this down into Phases 1-3 with Phase 1 being the first step forward: • Measured Survey: we will need measurements and critical information about the site to produce a set of existing drawings (floor plans, elevations and sections). Depending on the scale and complexity of the project, we may carry out the survey ourselves or outsource TO a surveyor to do this on our behalf. • Design Sketches: this is where the fun begins! We find that the best and quickest way to consider your design options is to produce a series of hand sketches. This is where we can provide our clients with ideas that may push the limits of their imagination. We welcome an open dialogue to ensure that our clients can voice their opinions (good and bad!) so that the final product is exactly as they desired. The first set of designs will be presented to you in person so that we can take on board all feedback and alter the drawings for your final sign off.

It’s likely that many architects and planning agents will be overwhelmed with people trying to get in early to avoid the increase in fees. Anyone with a project in mind should consider the time needed even to get the point at which a planning application can be submitted. Typical timeframes: 6-18 weeks + 1-4 Weeks – Find & appoint an architect + 1-2 Weeks – Measure property & prepare existing drawings + 2-8 Weeks – Prepare & develop design options with client meetings + 2-4 Weeks – Prepare planning information and submit application The Government released draft legislation on January 14th, to propose an increase in planning fees. In many cases this will rise by 100% or more. Although one exception sees an increase of 583% – albeit for major developments. This goes against the previous rise under the last Government where planning fees increases were to be pegged to the rate of inflation or a maximum of 10%. The biggest impact will be felt for changes of use with prior approval under Class MA, Class Q etc., and householder applications. The issue is that planning fees are not ring-fenced for the planning department – therefore these fees could go almost anywhere! Maybe even to purchase more government folders at £600 each! The planning departments need an increase in funds, but this legislation does not guarantee they will receive any of the increases. The Government estimates that the shortfall in overall funding for local planning authorities is estimated to be £362 million. Despite this, there is zero guarantee that this will not still exist in 2026 or it may even increase! The prices rises of of 100% or more, come after planning fees rises in December 2023 of 35% for major and 25% for all other applications. It is advisable to ensure that applications and fees are submitted before 1st April 2025 to avoid these fees. Applicants are reminded that the ‘free go’ on planning fees was removed in December 2023. Householder Applications Where permitted development is not possible under Part 1 of the GPDO, then a householder planning application is required. These fees are increasing for the enlargement, improvement or other alteration of a dwelling house. Increase the fee for applications for the enlargement, improvement or other alteration of a single-dwelling house from £258 to £528 – an increase of 105% • Increase the fee for applications for the enlargement, improvement or other alteration of two or more dwelling houses from £509 to £1,043 – an increase of 105% • The fee of £258 for householder developments related to small-scale operations within the curtilage of a dwelling house is not changing – this would be for items such as garages, outbuildings, porches, gates, fences and walls It is always advisable to see if you can just go ahead under permitted development. Contact Planning Geek if you need guidance on this. Click here to contact us. Prior Approvals Most changes of use under Part 3 of the GPDO will require a prior approval application. • The flat fee for prior approval applications that don’t involve building operations is increasing from £120 to £240 – an increase of 100% (was £96 before December 2023) • The flat fee for prior approval applications that involve building operations is increasing from £258 to £516 – an increase of 100% (was £206 before December 2023) • The fee for prior approvals relating to the change of use of Class E uses to residential (under Class MA of the GDPO) is increased from £125 per dwelling house to £250 per dwelling house – an increase of 100% (was £100 before December 2023) The fees for prior approvals related to the construction of new dwelling houses are not changing under Part 20 – these remain at £418 per dwelling. Section 73 Applications If you wish to alter a previous planning decision to perhaps remove a condition or alter the drawings etc., you would use a Section 73 application. These fees are altering from a previous flat fee of £293. These applications are now to be divided into three options depending upon the original application. To alter a householder application you may opt to wait until after 1st April, as this reduces by 70%, but for a major development this increases by w whopping 583% • £86 for householder applications – a decrease of 70% • £586 for non-major development – an increase of 100% • £2,000 for major development – an increase of 583%!! Discharge of Conditions The fee for an application for approval of details reserved by condition is increasing from: • £43 to £86 for householders – an increase of 100% • £145 to £298 for any other development – an increase of 106% Fee for submission of a Biodiversity Gain Plan is increasing from £145 to £298 which is an increase of 106% In Conclusion The last government increased planning fees by either 25% or 35% – at the time, householders and business were told that planning fees would increase each year by the rate of inflation or a maximum of 10%. Today, Matthew Pennycook the Minister of state for Housing and Planning at the Ministry of Housing, Communities and Local Government has decided to ignore that legislation. These fees will now increase by inflation or 10% from 1st April 2026 and beyond. That is unless the government decides to increase them again. These increases in planning fees will impact SME developers who will need to budget for the increase in fees as part of the conversion costs. The government is pushing forward with plans to allow local authorities to vary or set their own fees. This is likely to be limited to a percentage of the new fees announced today. All other planning fees remain unchanged until April 2026 – for now! The Planning Portal site is yet to announce their fees for processing your card payments to local authorities from 1st April 2025. Since early 2022 this fee has risen from £28 to £70 today – a 150% increase in under three years. 1st April 2022 – £32 including VAT (a 14% increase) 2nd May 2023 – £64 Including VAT (a 100% increase) 2nd April 2024 – £70 including VAT (a 9% increase) Note - Planning Portal is a private company owned by TerraQuest Solutions Limited. The site was privatised in 2015. Get in touch If you have a project in mind, please do give us a call or email and we’ll be delighted to discuss it with you.

Designing your dream home is one of the most exciting journeys you’ll ever embark on. But let’s face it—turning ideas into reality can feel overwhelming. How will the materials you love look together? Will the rooflines and proportions match your vision? That’s where 3D modelling and AI steps in to transform your design experience. Although relatively new, this game-changing technology lets you see your home take shape in stunning detail before construction even begins. From the overall form to the finest exterior details, 3D modelling brings your ideas to life in a way that 2D plans simply can’t match. Visualizing Form and Massing One of the biggest challenges in residential design is understanding how a building’s form will look and feel in the real world. With 3D modelling and AI, you can explore every angle of your home’s design. See how rooflines interact, how the building’s massing complements its surroundings, and how different elements—like porches, balconies, or overhangs—enhance the overall look. This level of visualization empowers you to tweak and refine your design until it feels just right. Want a more striking silhouette? Or perhaps something that blends seamlessly into the landscape? With 3D modelling and AI, it’s easy to test ideas and find the perfect balance between bold and harmonious. Exploring Materials and Finishes Materials are the soul of any home’s exterior, and choosing the right combination can make all the difference. With 3D modelling and AI, you’re no longer limited to imagination or tiny swatches. You can see how natural stone looks next to wood siding, how a slate roof pairs with steel accents, or how bold colours interact with neutral tones. Better yet, 3D modelling and AI provides realistic lighting effects, showing how your materials will look at different times of the day. Will the sunlight bring out the warmth of your timber cladding? Does the texture of your chosen brick create the depth you want? These are the details that bring a home’s exterior to life, and 3D modelling and AI ensures you get them right. Smoothing the Planning Process Let’s talk about planning approvals—often one of the trickiest parts of building a home. 3D modelling can simplify this process by providing highly detailed visuals that planners and local authorities love. A clear, realistic depiction of your design in its actual context helps address common concerns about scale, proportion, and how the home fits into its surroundings. Plus, it helps the planners and your neighbours to truly understand what you are proposing and by offering a comprehensive view of the project, you reduce misunderstandings and demonstrate your commitment to quality and cohesion, which can speed up approvals and minimize delays. Why Settle for Guesswork? Why rely on guesswork or even thinking what it might look like when you can know exactly how your home will look, feel, and fit into its environment? 3D modelling takes some of the uncertainty out of the design process, empowering you to make confident decisions about form, materials, and style. It’s not just about creating a home—it’s about creating your home, with every detail just the way you want it. Ready to turn your dream into reality? With 3D modelling, the journey to your perfect home starts now. If you have a project that you are considering, please do get in touch, we’d love to hear more about it and discuss how we might be able to help.