Frequently Asked Questions

Hoch Bau Architecture specialises in designing residential spaces including extensions, loft conversions, garage conversions and general remodelling & alterations for private clients. 

We also work with development companies providing social and private housing and commercial clients to design office spaces, commercial units, and retail spaces. 

Hoch Bau Architecture was established 2009. The Creative Partner; Ty Milsom has over 30 years experience in the built environment sector. After a 7 year period working on exclusive projects in London, the practice now operates in Cheltenham,  throughout the Cotswolds and adjacent Counties. The practice is a CIAT Chartered Practice. Ty Milsom is a professionally qualified Chartered Architectural Technologist, and a Chartered Building Engineer. We have worked on projects with construction values from 30K to 6M

The Creative Director; Ty Milsom is a Chartered Architectural Technologist (MCIAT). Chartered Architectural Technologists are professionally qualified to the highest standards and perform essentially the same functions as a Chartered Architect. Ty is also a Chartered Building Engineer. We also have an Architect; Tessa Surawy, that is ARB registered.

You may ask; does it matter if the practice is Chartered and its people ALL professionally qualified? Yes, and more so now than ever, since the changes in legislation with the Building Safety Act 2022. You as client have a legal requirement to appoint the right people with the right competencies at the right time. The best test of competency is professional qualifications. 

Yes! We have a professional insurance cover in place at all times. You should not appoint a designer that is not adequately insured, and cannot provide proof of such.

We deal with all of the RIBA Stages of Work, including planning applications, Listed Building Consent's, Building Regulation Applications, and procurement of Builders, contracts, site monitoring etc, 

The RIBA (Royal Institute of British Architects) Plan of Work is a framework that outlines the stages of the design and construction process for building projects. The latest version, published in 2020, organizes the process into several stages, each with specific tasks and deliverables. Here are the RIBA stages of work:

1. Stage 0: Strategic Definition

- Identify the client's requirements and constraints.

- Conduct feasibility studies and assess project viability.

- Establish a brief and identify key stakeholders.

2. Stage 1: Preparation and Brief

- Develop the project brief in more detail.

- Gather information and carry out site analysis.

- Identify necessary consultants and resources.

3. Stage 2: Concept Design

- Develop initial design concepts.

- Prepare sketches and outline proposals.

- Assess design options against the brief and requirements.

4. Stage 3: Developed Design

- Refine the design concept into a developed design.

- Prepare detailed drawings, specifications, and outline costings.

- Coordinate with consultants and ensure compliance with regulations.

5. Stage 4: Technical Design

- Finalize technical details and specifications.

- Prepare construction documents and drawings.

- Ensure all designs meet relevant standards and regulations.

6. Stage 5: Construction

- Manage the construction process on-site.

- Ensure quality control and adherence to the design.

- Address any issues that arise during construction.

7. Stage 6: Handover

- Complete the project and hand over to the client.

- Provide necessary documentation, including warranties and operation manuals.

- Conduct final inspections and address any defects.

These stages provide a structured approach to managing architectural projects, ensuring that all aspects are considered throughout the process.

Yes! We have a selection of Testimonials that our lovely clients have sent us here

Also we can put you in contact with past clients if requested.

Ty Milsom our Creative Partner completes all design work and will be your point of contact at all times.

In years past architectural practices often calculated their fees based on a percentage of the construction cost. This is still used today by some practices, but we use a much more detailed and fairer approach. After meeting with you and discussing your project, we will offer you a fully itemised fee proposal based on the RIBA Stages of Work. So in more simple terms, broken down into the stage dealing with the concept design and submission to planning, the more detailed design stages including submission to Building Control, and the final stages dealing with the builders.  The fees are based on the time we think we need to spend on each task, considering factors such as complexity, scope of works etc.. These fees are then fixed, we do not charge hidden extras unless you considerably change the scope of works. Our fees are fair and transparent from the onset. 

Yes! We have always been an advocate for, not just 3d software, but Building Information Modelling (BIM) software. We adopted Archicad and have used BIM for all projects since our start up in 2009. BIM is much more than just 3d design software, it is an information rich intelligent model designed to share design information to the whole team; engineers, clients and contractors. Not only does it provide the usual 2d plans and 3d visuals, but it also provides schedules and other synced information. Using BIM speeds up workflows and reduces risk to our clients. For example if we make a window a new size on the floor plan, it will automatically be updated on the elevations, the sections, any details and the window schedule, and hence much less chance the wrong sized window will be ordered for site.  We can even present the interactive model to clients via a free app if requested (and at no extra charge). 

The guidance for Permitted Developments is actually more complex that you might first think. Firstly even if your project DOES comply with the requirements of Permitted Development, you should always apply for a Certificate of Lawful Development. If you do not there is a risk that the development doesn't comply and you could risk an Enforcement Notice from the council, which could, worse case, result in requiring the extension to be demolished. Furthermore if you come to sell the property, a good lawyer will want to see the Planning documents. So should you apply for a Certificate of Lawful Development if you believe your proposal complies with Permitted Development? Generally we prefer to opt for a Householder Application for the following reasons. To begin with, as mentioned PD guidance is complex and you may possibly be restricted to comply. For example in theory, finishes must match the existing, including the colour of windows etc. Also some properties may not enjoy PD rights, such as those in Article 4 Zones, conservation areas, designated areas, areas of special interest etc. In theory the application may be faster than a Householder Application, but in reality they rarely are, and you cannot track them on the council planning website. There are advantages to the application not being online however. Submitting an application for a Certificate of Lawful Development that turns out to be non compliant does waste time, and will require re-submission as a Householder Application. From our perspective, our job is the same irrespective of a Certificate application or a Householder Application. The council fee is less for a Certificate application, giving a saving of around 100.00 at time of writing. So in summary we generally recommend Householder Applications over Certificate applications, but DO apply for one or the other. Do not take it as a given that your proposed project complies. 

We have completed hundreds of planning applications for residential, Listed Properties and commercial projects with a success rate somewhere between 90-95%. We have excellent professional relationships with the officers at Cheltenham Borough Council, Tewkesbury Borough Council, Cotswold District Council, Wychavon District Council, Malvern Hills, Hereford, Gloucester and many others including the London Boroughs.

We have extensive experience and a passion for working with Historic Buildings, including Listed Properties. We love working with Georgian and Victorian properties.

We have worked for several large estates including multiple Grade II Listed projects for the Sudeley Castle Estate, and overseen the conversion and complete restoration of a derelict substantial former Victorian hotel near London.

From our initial meeting we will ask you what your construction budget is (how much you want to pay a builder to complete the works). We will have a general feel as to if your budget is realistic or if the scope will need to be changed to meet your budget. This is based on past experience of similar projects we have completed. However this would only be a guide as at this stage, as we have not even designed anything on paper.  We do try to consider possible specification and structural implications from this early stage. However every project is different to some degree of other. The level of complexity for one single storey rear extension could be vastly different to another. The ground conditions could be completely different as an example. Constructing a new extension to an historic property could have issues vs a relatively modern property. The issue however, is that whilst we may be reasonably accurate in accessing what is possible in budget terms, the only true test of budget is to go to tender with a fully detailed design, where the contractors QS can measure and price every element of the build and price accurately. We can also offer this service for you. The other consideration is that from that initial meeting and our appointment, getting a concept design together, going through the planning system, putting a developed and technical design together (awaiting structural calculations), Building Control submission, etc. can take many months and this is where inflation and market conditions can have a large impact on the builders tenders. So in conclusion, we are always mindful of your budgets and try to design in respect of such, but the only way to accurately test budget is to go to tender with a detailed design. Throughout the process we will always highlight budget impacting items, and suggest alternatives where possible. We will also apply this after tenders are received. 

We have a network of "tried and tested" builders that we work with on a regular basis. We can if required, issue tender packs to approved builders, and report back results with recommendations to you the client. We can then set up a FIXED PRICE JCT Contract between you and the builder to protect you. We also offer site monitoring which includes dealing with monthly valuations, issuing certificates, and compliance with CDM Regulations. This can save you a lot of sleepless nights!

100% YES! But you should not normally use a contract provided by a Builder, or that you have downloaded from the internet. There is a probability the contract will not protect you adequately if at all. It is probable the contact will not provide for overruns or a fixed price, which means the works could run on indefinitely, and the price could escalate. If appointed for the Construction phase, we always work with a JCT Minor Works Contract (for domestic projects). This contract is a standard form of contract and provides a fixed lump sum, and fixed period for the build. If the contractor overruns through fault of their own, they will be bound to pay you penalties. Having said that, it is a very fair contract that protects both parties and professional builders will be happy to work to a JCT Contract. 

Absolutely. We are happy to work with you as much as you need us. We offer a truly flexible and bespoke approach. You can use us for just providing well thought out planning drawings, or planning drawings and detailed drawings for Building Control Submission, or all stages including construction phase with the contractor.

Included in our fee (unless otherwise stipulated), we will complete all the planning forms, any CIL Forms & Biodiversity Checklists. We will also complete a Sustainability Statement (required for Cheltenham Borough Council applications), a Design & Access Statement if required, and for Listed Properties; a Heritage Statement. We will also deal with the planners throughout the application determination period. We do not produce Flood Risk Assessments, or Ecological Reports, or Biodiversity Net Gain Reports (not normally required for domestic projects) etc., as these are very specialised, but can get you quotes in the event they are required by the planning authority.

The problem with passing planning drawings to builders to price, is that they are not in anyway detailed. They have no specifications or details telling the builder exactly how the extension or conversion is constructed. There is also no engineering information. So ultimately the builder will presumably have to make guesses and assumptions which will mean giving you an "estimate" and not a FIXED price. If you go into agreement with the builder with an estimate (without a JCT Contract) there is a strong likelihood the price will go up. So we always recommend getting prices from builders with a fully detailed set of drawings, specifications and engineering information. 

In theory designers put together a brief with their clients, and/or look at a client sketch, and produce the drawings. We don't necessarily do that! It is our job to review the brief and listen to your needs and requirements, but often to challenge the brief and think outside of the box at what better, or at least, alternative design options may exist. Quite often our clients remark that they would never have thought of the design options we have presented to them, and that they love them! Sometimes it can be the simplest of moves like blocking up or repositioning a door, sometimes much more. We spend a lot of time at the concept stage really analysing the layouts and getting this just right BEFORE we go to Planning. 

 As a broad generalisation properties are valued based on their sq/ft, so if you increase quality floor area, you add value. However some extensions and conversions give better value than others. In our opinion ground floor extensions to provide beautiful kitchen living spaces are extremely sought after and should add good capital value to your property vs the initial investment. That is not to say that if you already have a respectable sized and designed kitchen living space, that adding more space will give as much bang for the buck. Equally adding extra bedrooms or increasing bedroom sizes may not give good returns. Forming a new large desirable master suite could add good value, whereas adding a 6th bedroom to a 5 bedroom house will potentially not be such a good move. On occasion we have removed "poor quality" floor space and increased value, such as removing conservatories and reconfiguring the spacial plan. So it doesn't always follow that adding floor space equals good capital return, remodelling can be the way forward. We also shouldn't forget the ceiling for values in your street/area. Over developing a property to achieve a value well above the street ceiling is not realistically going to return investment. Also if you are looking to sell shortly after the project is finished it may not yield as good a return as in perhaps 5 years or 10 years. But it's not all about capital return, if you plan to stay at a property for 10 years or so, then arguably you and your family are getting enjoyment from the development which has a definate value.  

We are always happy to advise what types of project may give best value to your property in your circumstances. It is also advisable to speak to a local estate agent to seek additional information on what development may add real value to your property.

From appointment we will visit your property within a week (under normal conditions), to complete the measured survey and discuss the brief. We normally produce a Concept Design Pack for you to review within two weeks thereafter. Once you have signed off following any revisions required, we would submit to planning within a few working days. The planning process is normally two weeks to validate the application, and eight weeks to determine. 

For the Developed Design we would normally take two to three weeks, and submit to our structural engineers for their review, recommendations and a fee offer. 

For the final Technical Design, we would add the relevant structural design information to our drawings, details and information upon receipt of the structural pack. We also add electrical layouts and any final information and detailing. Allow two to three weeks. (Engineers are very busy at all times and can take 4 weeks or so to produce their information.)

There are two options for tendering; we can issue tender packs with the Technical Design, or earlier with the Developed Design if we need to save time. We normally allow four weeks for the selected builders to price the works and offer a tender. (all tenders are due back by a fixed date).  If we go to tender at the earlier stage, we would ask the winning bidder to refine their price with the final structural details and electrical layouts etc. but the price wouldn't normally change dramatically and overall have no impact on the tender outcome. 

For contractors to start on site, can vary massively. This may be a factor in selecting a builder along with cost. From start on site the average project build period for a typical extension or conversion with alterations is 14-16 weeks, but can vary depending upon the scope of the works, the access to the works, and if you decide to live on site during the works (in some circumstances).  We always request a Build Programme from the builder before works commence so that we can track the build progress.