architectural services

We understand that clients have varying degrees of familiarity with construction and that taking on a project of any size can be daunting, but we will help at every stage to make sure the whole process runs smoothly.

We provide architectural services on all kinds of projects, from bespoke new houses and developments, through to refurbishments, extensions, basements and conversions.

Our involvement and level of detail are always carefully considered and our services are clearly set out to match to our client’s needs.



services schedules

We offer full architectural services, from guidance on brief and budget, to forming ideas, visualising design options, securing planning approvals, producing detailed technical design drawings and specifications, tendering to contractors, and carrying out inspections on site. At the start of every project we will discuss the services needed and set out written, customised fee proposal and schedule of what is included.


Feasibility Studies


Design Ideas


Concept Design


Planning Approvals


Permitted Development


Conservation Areas


Listed Buildings


Technical Design


Building Regulations


Interior Design


Passivhaus Design


Material Choices




Tender Processes


Contractor Appointment


Contract Management


Site Inspections


Cost Control


Progress Reports


Completion Certificates

Architectural Services


If you have a project you would like to discuss with us then get in touch and we will be happy to help.


project stages

We know that for most people starting out on a project is not an everyday thing. That’s why we split our services into simple stages and give you our advice every step of the way. We base this on the RIBA Plan of Work which is a good way of defining the process. Before we start work on any project we will always agree on our services and fees in writing. Once we get going these are the stages that we work to …

Stage 1

We can survey the building and help to form your design brief.

Stage 2

We will turn the brief into 3D design options and ideas to discuss.

Stage 3

We will submit the design for Planning and take care of the forms.

Stage 4

We will issue detailed drawings and specs for Building Regs.

Stage 5

We can put the contract in place and inspect the work on site.

Stage 1


This is the start of the project. Having established the ambition of the project, our first stage involves an appraisal of the site. We will carry out survey measurements (unless separate survey information has been commissioned) take photographs and gather data from the site. This will help us gain a firm knowledge about the building and context, and serve as the foundation for our drawings.

This stage is also a good opportunity to discuss project criteria and objectives with you in more detail so that we can set out a clear brief for the project in as much detail as appropriate. We know that for some clients the brief will be quite uncertain, while for others there may be some very specific requirements, and this is fine. We are very experienced in working on all kinds of projects and in giving our advice from the very earliest steps, so don’t hesitate to get in touch wherever you are at with your project and we can help.


Stage 2


This is the start of the main design phase of the project, where we will create multiple design options for exploration. Each design option we produce will be carefully based on the brief to meet all of the project requirements, but we will often look at achieving this in different ways and through creative design ideas in each option. This is an important step in the design process because it gives our clients confidence that they have thoroughly considered all of the design options for their project and settled on the ideas that work for them.

To convey ideas and concepts we produce drawings and modelling with just enough detail at this stage to convey the essence of the idea or scheme. We can also show you the ideas in 3D and send you a 3D file that you can open and explore on a computer, phone, tablet or even vr headset. This stage is an iterative process, and we will correspond and discuss all of the design work with you regularly to ensure that you are involved in each step of the design process. Often this will result in a selected final design option that combines ideas from a number of the starting points, and this is great. Our whole ethos is to make sure that the design is right for you, and to give you our input, expertise and design skill to make that happen.


Stage 3


After finalising the concept design and developing a clear strategy, we will move ahead to refine and enhance the design. This includes exploring choices of materials with you that will affect the overall external appearance of the proposed design and considering all of the design factors that will contribute to a successful planning application.

In this stage, we will produce all necessary drawings, including 1:100 scale sections, elevations, and plans, to submit a planning application. We also provide advice on additional documents that may be required by the local Council, such as an arboricultural report if trees will be impacted or a basement impact assessment for significant below-ground engineering works. We will then submit the application to the Council on your behalf and act as your agent throughout the whole process, dealing with any correspondence or queries that come back from the planning department.

We have a fantastic track record of achieving planning permission for our clients, including in more complex situations such as London Conservation Areas and working with Listed Buildings. Our knowledge of planning and permitted development regulations, both in terms of national and local policies, means that we can deliver the very best planning results for all of our clients.


Stage 4


During this stage, the design takes shape and becomes more detailed. We produce drawings that show the construction details of the proposed building, and we coordinate the input of any other specialists needed as part of the design team. We will recommend and collaborate with a structural engineer to ensure that the package includes all necessary engineering details and that their design is fully coordinated with ours.

The stage is not all technical, and we will also discuss material choices with you, from the big decisions to the smallest details like light fixtures, taps and tiling layouts. Once these decisions are in place we will write a comprehensive project specification document that is cross-referenced with all of our drawings.

This package serves as a building regulations application and a basis for tendering the work to contractors in our next stage (stage 5). We take pride in the quality of our work and work closely with you to ensure that we capture all material and product choices in our drawings and the specification document. This means that you can be confident of a successful building regulations application at the end of this stage and that the entire design is coordinated and ready to move forward to tender and construction.


Stage 5


Choosing the right contractor is crucial, which is why we take care to run a fair tender process and ensure all work is completed to a high standard. In many cases, the best approach is to follow a competitive tender process, selecting up to 4 agreed contractors to receive a tender for the construction works. We follow the NBS guide to tendering to ensure fairness and check that the chosen contractors are of the standard required. Once tenders are received, we will review these with you so that you can select a contractor to enter into a contract with. We will then put the building contract in place and check that the contractor has done everything necessary to start the works.

Throughout the construction phase, we regularly visit the site to inspect the work that is being carried out and to ensure the work is progressing according to the contract. We will issue any instructions necessary to the contractor, and also handle any queries – so you can speak directly to us about any aspect of the work. We also issue regular valuations of the work properly completed on-site to ensure that payments to the contractor are clear and accurate.

After the project is completed, we issue a practical completion certificate and conduct a final inspection. The building is then ready for your occupation and for you to enjoy! We make a further visit to inspect after the defects liability period has ended (usually 12 months later) and if any defects have been revealed we will instruct the contractor to make these good before we issue our final certificate. Our goal is to ensure a successful outcome and provide ongoing support even after the project is completed.


additional services

Some projects – for example those that are on more complex sites, within Conservation Areas, or that are Listed Buildings – require some additional services to ensure that the process goes smoothly. We are very experienced in these areas and can give you the guidance and design approach that is needed for a successful project.

Sustainable design


Passive House Designer

The importance of sustainability and energy efficiency has become clearer to us all over the last few decades, and it is increasingly important that this is reflected within design work and the built environment. We have an opportunity to meet and exceed thermal efficiency and heat loss regulations with our projects, and to deliver fantastic energy efficient solutions for our clients. In recent years following the energy price crisis, this has become an even more pressing issue for many clients.

2PM Architects are Certified Passive House designers, meaning we carry this additional internationally recognised accreditation to design our buildings to the very highest levels of energy efficiency and sustainability. Our professional responsibility extends to making sure that our design work is sustainable for the planet and the environment, as well as providing design excellence for our clients in every respect, and we are committed and determined to remain at the forefront of this most important issue.



We have written a number of posts which provide information and guidanceto anyone considering a project. These include advice on design and planning of new homes, renovations and extensions.


conservation areas

Somewhere around 80% of our projects tend to be in Conservation Areas in and around London, so we are extremely experienced in this field. Conservation Areas can be found in all London Boroughs and the surrounding counties, and we understand the details of the Council’s conservation policies and how to make sure that the design options that we propose will gain permission.

If your site is within a Conservation Area you can be confident in talking to us about the best way to approach the project and the design. We can advise you on the differences between planning and permitted development, and the subtle differences in the way these are applied in Conservation Areas. We can also look into any Article 4 directives that are sometimes applied by Councils in Conservation Areas to limit permitted development rights.

Most importantly we are highly experienced in creating successful design solutions to extend, modernise or build a new home within Conservation Areas, achieving the spaces and projects that our clients want, while still working within and achieving the goals of the conservation area ensuring that planning permission is granted.

Additional Services

listed buildings

Over the years we have worked on numerous projects that have involved carrying out refurbishment and extension works to Grade II Listed Buildings. This experience is important because in order to gain Listed Building approval it is necessary to understand the extra planning rules that will be applied by the Conservation Officer in their assessment of the design.

There is often more that can be done to a Listed Building than clients may realise – as long as the design is undertaken in the right way. It is key to understand what kind of work will be acceptable to the Council, and the limits to the changes of the fabric and structure of the building that are likely to be applied, in order that all of these factors can be succesfully integrated into the design from the outset.

If you are considering undertaking works to a Listed Building then we would encourage you to talk to us as early as possible in the process, so that we can advise and help to get the project moving in the right direction from day one.


paragraph 80

Paragraph 80 houses are another area of specialism and interest for the practice. Paragraph 80 is a planning framework that is in place to allow the construction of unique and bespoke new build homes in the rural countryside, but only in circumstances where the design can be shown to be exceptional and the additional planning conditions are met. Working on Paragraph 80 homes allows us to develop even further on the design and planning skills that relate to Conservation Areas and Listed Buildings, and to focus on a design excellence and site-orientated approach to our design work to ensure that the building is wholly appropriate for the site as well as for our clients.



If you have a project you would like to discuss with us then just drop us a line using this form and we will get back to you. Or call us in our London studio on 020 3920 9805.

We will be happy to help and we look forward to hearing from you.


+44 (0)20 3920 9805


45 Dresden Rd, London, N19