Beautiful design. A better building experience.
Three Levels of Architectural Design Service
Three levels of service. One goal: a better building experience.
- Architect-led residential design
- Building Regulations approval at every level
- Fixed-price fee proposal after your Needs & Options Review
Every home is different. So is every homeowner's appetite for managing a building project.
Some clients want us to prepare the designs and obtain the necessary approvals, leaving them to organise more of the construction process themselves.
Others want greater clarity over the design, a better understanding of construction costs and more decisions resolved before building begins.
And some want a fully developed design, right down to the flooring, internal doors, tiling and fitted joinery, with contractors pricing the complete scope of work before construction starts.
That's why we offer three levels of architectural design service.
All three benefit from Acre's practical technical expertise, structured approach and commitment to designing beautiful, buildable homes.
The difference is how much detail, cost investigation and preparation we undertake before you begin building.
Choose the level of service that suits you
Level 1
Design and Approvals
A straightforward route from initial design to the necessary approvals.
Level 1 is designed for homeowners undertaking relatively straightforward projects who are comfortable taking a more active role in organising construction pricing and making decisions during the build.
We'll develop the architectural design, prepare the planning submission drawings and manage the planning application where required.
We'll also prepare the technical drawing package and coordinate the Building Regulations submission and approval process.
You'll have the essential architectural and technical information needed to progress towards construction, while retaining responsibility for more of the costing, contractor selection and detailed finish decisions.
What's included
- Planning submission drawings, including location and site plans.
- One concept meeting and one coordinated revision round.
- Preparation and submission of the planning application where required.
- Building Regulations technical drawings and submission for approval.
What this means for you
You receive a professionally developed design and the necessary regulatory approvals.
You retain more responsibility for arranging construction quotations, coordinating later decisions and choosing finishes.
It's an appropriate option for clients who are comfortable managing these additional aspects of their project.
Level 2
Approvals and Build Costing
Greater confidence in your design and construction budget.
Level 2 includes everything in Level 1, with additional design development, visualisation, cost assessment and construction preparation.
Rather than waiting until the technical design is complete to understand the likely construction cost, we introduce an independent cost assessment alongside the concept designs.
This allows us to explore the relationship between the design and your budget earlier in the process.
You'll also receive 3D visuals during the design rounds, helping you understand the proposed spaces and identify changes before the project progresses too far.
Our enhanced technical information, structured engineering coordination and contractor tender process help reduce uncertainty before construction.
Everything in Level 1, plus
- 3D visuals with each design round.
- Estimated construction cost report alongside the concept designs.
- Two coordinated revision rounds with design development meetings.
- Enhanced technical drawing package.
- Structured coordination with the structural engineer.
- An allowance for three hours of planning negotiation.
- Competitive contractor tendering for the plastered shell, with assistance comparing quotations and selecting a contractor.
What this means for you
You can understand the design more clearly, investigate its likely construction cost earlier and make adjustments before committing to the next stage.
Contractors receive a more developed package for pricing, helping reduce ambiguity and improve the comparability of quotations.
The tender covers the building works up to the defined plastered-shell stage. Internal finishes and fit-out selections are not comprehensively priced within this level.
Level 2 is designed for homeowners who want greater cost confidence and a more coordinated route towards construction, while retaining responsibility for some of the finishing decisions.
Level 3
Fully Resolved Design
Make the important decisions before construction begins.
Level 3 is our most comprehensive design service.
It builds on Level 2 by developing the architecture and interior fit-out together, helping you understand not only the shape of your new home but how the finished spaces will look and function.
We'll prepare photorealistic internal and external visualisations, allowing you to explore materials, finishes and the character of the proposed spaces.
We'll also develop a detailed interior fit-out drawing package, covering elements such as flooring, tiling, doors, skirtings and fitted joinery.
These decisions are incorporated into the tender information so contractors can price a more complete scope of work.
The aim is to reduce unknowns, improve cost clarity and avoid leaving large numbers of design decisions until construction is underway.
Everything in Level 2, plus
- Photorealistic internal and external visualisations.
- Three coordinated revision rounds with design development meetings.
- Detailed interior fit-out drawings.
- Flooring schedules and finishes information.
- Tiling layouts and relevant internal elevations.
- Internal door, frame and skirting details.
- Fitted joinery information.
- Full contractor tendering, including the defined interior fit-out scope.
What this means for you
You can see much more of your finished home before construction starts.
The design, materials and key interior details are developed together, helping you make considered choices without the pressure of an active building site.
Contractors can price a more complete scope of work, with fewer unspecified finishes and allowances.
That provides greater clarity over what is included in their quotations and reduces the risk of misunderstandings, unexpected decisions and costly changes later.
Level 3 is particularly suited to homeowners who value design quality, cost clarity and a more carefully prepared construction experience.
What changes between the levels?
The biggest difference is not simply the number of drawings you receive.
It's how much of the project has been investigated, coordinated and decided before building begins.
With Level 1, you have the essential design and approval information, but take on more responsibility for construction pricing and later decisions.
Level 2 introduces earlier cost testing, additional design development and competitive tendering for the plastered shell.
Level 3 takes that process further, developing the interior fit-out and tendering a more complete scope of work.
As more of the project is resolved in advance, you gain greater design clarity, improved cost visibility and fewer unknowns.
That can mean less decision fatigue, fewer stressful questions during construction and a more enjoyable experience.
No design process can eliminate every construction risk, but good preparation can make a significant difference.
| What is included | Level 1Design and Approvals | Level 2Approvals and Build Costing | Level 3Fully Resolved Design |
|---|---|---|---|
| Architectural design, planning submission drawings and planning application where required | Included | Included | Included |
| Building Regulations technical drawings, submission and approval | Included | Included, enhanced technical drawing package | Included, enhanced technical drawing package |
| Coordinated revision rounds | One, after one concept meeting | Two, with design development meetings | Three, with design development meetings |
| 3D visuals with each design round | Not part of this level | Included | Included |
| Photorealistic internal and external visualisations | Not part of this level | Not part of this level | Included |
| Estimated construction cost report alongside the concept designs | Not part of this level | Included | Included |
| Structured coordination with the structural engineer | Not part of this level | Included | Included |
| Allowance for three hours of planning negotiation | Not part of this level | Included | Included |
| Contractor tendering | Largely arranged by you | Competitive tendering for the plastered shell | Full tendering, including the defined interior fit-out scope |
| Interior fit-out drawings, flooring schedules, tiling layouts, door, frame and skirting details, fitted joinery information | Not part of this level | Not part of this level | Included |
Level 1: Design and ApprovalsTap to compare
- Architectural design, planning submission drawings and planning application where required
- Included
- Building Regulations technical drawings, submission and approval
- Included
- Coordinated revision rounds
- One, after one concept meeting
- 3D visuals with each design round
- Not part of this level
- Photorealistic internal and external visualisations
- Not part of this level
- Estimated construction cost report alongside the concept designs
- Not part of this level
- Structured coordination with the structural engineer
- Not part of this level
- Allowance for three hours of planning negotiation
- Not part of this level
- Contractor tendering
- Largely arranged by you
- Interior fit-out drawings, flooring schedules, tiling layouts, door, frame and skirting details, fitted joinery information
- Not part of this level
Level 2: Approvals and Build CostingTap to compare
- Architectural design, planning submission drawings and planning application where required
- Included
- Building Regulations technical drawings, submission and approval
- Included, enhanced technical drawing package
- Coordinated revision rounds
- Two, with design development meetings
- 3D visuals with each design round
- Included
- Photorealistic internal and external visualisations
- Not part of this level
- Estimated construction cost report alongside the concept designs
- Included
- Structured coordination with the structural engineer
- Included
- Allowance for three hours of planning negotiation
- Included
- Contractor tendering
- Competitive tendering for the plastered shell
- Interior fit-out drawings, flooring schedules, tiling layouts, door, frame and skirting details, fitted joinery information
- Not part of this level
Level 3: Fully Resolved DesignTap to compare
- Architectural design, planning submission drawings and planning application where required
- Included
- Building Regulations technical drawings, submission and approval
- Included, enhanced technical drawing package
- Coordinated revision rounds
- Three, with design development meetings
- 3D visuals with each design round
- Included
- Photorealistic internal and external visualisations
- Included
- Estimated construction cost report alongside the concept designs
- Included
- Structured coordination with the structural engineer
- Included
- Allowance for three hours of planning negotiation
- Included
- Contractor tendering
- Full tendering, including the defined interior fit-out scope
- Interior fit-out drawings, flooring schedules, tiling layouts, door, frame and skirting details, fitted joinery information
- Included
Comparison drawn from the level descriptions above. Estimates and tenders are not guarantees of final construction cost.
Every level includes Building Regulations approval
We believe that good design must also be safe, compliant and buildable.
Our founder spent ten years working in Building Control, developing an understanding of how buildings are constructed and what contractors need from architectural drawings.
That experience is fundamental to how Acre operates.
Whatever service level you choose, we prepare the technical information required for Building Regulations approval and manage the relevant submission process.
We don't expect our clients to build from planning drawings alone.
This commitment to technical quality is part of every Acre project, not an optional extra.
Examples of Acre deliverables
Examples from Acre Design projects. Client names and addresses removed.
How do you choose the right level?
We don't expect you to choose a service level before we understand your project.
Our process begins with a Needs & Options Review.
We'll investigate your property, explore preliminary design alternatives, consider planning constraints and discuss your priorities and budget.
By the end of that review, we'll have a much clearer understanding of the scope, complexity and level of design detail your project is likely to need.
We can then provide a fixed-price fee proposal for the service level you choose.
That means you're making the decision with a better understanding of what's involved, rather than choosing an architectural package based on guesswork.
- Needs & Options Review
- Scope, complexity and level of design detail
- Fixed-price fee proposal
Frequently asked questions
Do all three service levels include Building Regulations approval?
Yes. Every level includes technical drawings and the relevant Building Regulations approval process.
We don't offer a planning-drawings-only route for clients intending to proceed to construction.
Will I know what my project will cost?
The amount of cost information varies by service level.
Level 1 leaves construction pricing largely to the homeowner once the design has been developed.
Level 2 introduces an estimated construction cost report at concept stage and competitive tendering for the plastered shell.
Level 3 includes tendering for the defined interior fit-out as well, providing a more complete basis for comparing contractor quotations.
Estimates and tenders are not guarantees of final construction cost. Changes, site conditions and other factors can still affect the price.
What's the difference between a plastered-shell tender and a full tender?
A plastered-shell tender focuses on the defined building works up to the plastered finish, without comprehensively specifying the interior fit-out.
A full tender under Level 3 incorporates the additional finishes and fit-out information we've developed, helping contractors price more of the completed project.
Do I have to choose Level 3?
Not at all.
The right level depends on the complexity of your project, the level of design detail you want and how much of the construction preparation you're comfortable managing yourself.
We'll explain the differences so you can make an informed choice.
How much do the services cost?
We provide a project-specific fixed-price fee proposal after the Needs & Options Review.
The fee reflects the scope, complexity and level of service required.
We don't publish generic percentages of construction cost because they don't accurately represent how we prepare individual proposals.
Let's find the right approach for your home
Whether you're considering an extension, loft conversion or whole-house renovation, the best place to begin is with a conversation about what you'd like to achieve.
We'll help you understand the options and guide you towards a service level that suits your project.
Or tell us about your project.
Tell Us About Your Project
See also: house extensions in Newcastle and the North East, loft conversions, home renovations and contact Acre Design.
