Every project starts with questions. Here we answer those we hear most often about getting started, budgets and architectural fees, planning permission and construction.
Whether you have an early idea or a developed brief, we can help you understand the next step.
The best place to start is with a conversation. You do not need a developed brief or a site before contacting us. We regularly speak to clients who are still looking for land or considering changes to an existing building, and can help assess the opportunities before important decisions are made.
Ideally, yes. A site or existing building can have constraints that are not immediately obvious, including planning policy, access, services, ground conditions, flood risk, ecology or restrictions affecting existing buildings.
We can help identify these issues before you commit to a purchase and give an initial view on the development potential of a site. Where necessary, we will recommend specialist advice before significant expenditure is incurred.
We work across residential, renovation, tourism and hospitality, community, housing and masterplanning projects.
These range from individual homes and the careful adaptation of existing buildings to hotels, visitor destinations, community facilities, housing developments and larger estate or development strategies.
We have studios on the Isle of Skye and in Glasgow and work throughout Scotland and across the UK.
Our experience is particularly strong in rural, coastal and environmentally sensitive locations, but the principles of our approach apply wherever we work: understanding the client, the site, the climate and the wider context before developing the design.
Many of our clients live elsewhere in the UK or overseas. Meetings can be held remotely where appropriate, alongside site visits and face-to-face meetings at key stages.
We start by listening. We want to understand what you are trying to achieve, how the building needs to work, what matters most to you and what you have available to spend.
We then develop the brief alongside an understanding of the site and its constraints. Getting the brief and budget properly aligned at the beginning is one of the most important steps in establishing a successful project.
Construction costs depend on the size and complexity of the building, location, site conditions, specification, servicing requirements and the procurement route.
Rather than applying a single cost per square metre to every project, we establish a realistic initial budget based on the particular circumstances. For larger or more complex projects, we normally recommend appointing a quantity surveyor to provide independent cost advice as the design develops.
It is important to consider the whole project budget, including construction, professional fees, surveys, statutory fees, utilities and an appropriate contingency.
Yes. Budget should be a design parameter from the outset, rather than something considered after the design has been developed. This requires realistic ambitions from both the architect and client.
We establish priorities with you and consider the scale, form, materials and complexity of the project accordingly. A quantity surveyor can provide cost checks at key stages, allowing informed decisions to be made before the project progresses too far.
No architect can remove all cost uncertainty from construction, but early cost planning and disciplined decision-making significantly reduce the risk of the brief and budget moving apart.
Our fee depends on the scale, complexity and scope of the project and the services you require. It may be agreed as a fixed fee, a percentage of construction cost or a combination of the two.
We divide our services into clearly defined stages so that you understand what we will do, what it will cost and when fees become payable before we begin.
Other consultants, surveys and statutory fees are separate and we will explain which are likely to be required for your project.
Following an initial discussion, we provide a written fee proposal setting out our services, stages of appointment and fees clearly.
Yes. Many of our projects are in landscapes, conservation areas, remote locations or sites with complex planning, access, servicing or environmental constraints.
These conditions are best understood early. Depending on the site, we may need input from engineers, ecologists, landscape architects, flood consultants, heritage specialists or other advisers.
Constraints do not necessarily prevent development. Often they become important parameters in shaping the architecture and finding an appropriate response to the site.
Yes. We work with existing buildings ranging from houses and steadings to churches and historic structures.
The first priority is to understand what is already there. This may require measured surveys, structural investigation, assessment of the existing fabric and, where relevant, heritage or conservation advice.
We then establish what should be retained, repaired, adapted or added. Reusing existing buildings can preserve their character and embodied energy while creating spaces suited to contemporary use.
Sustainability is considered from the beginning of the design process rather than added as a separate layer later.
We look at how a building is positioned and formed, its relationship with climate and landscape, energy demand, insulation and airtightness, embodied carbon, materials, renewable technologies and opportunities to retain and reuse existing buildings.
The appropriate approach varies from project to project. Our aim is to balance environmental performance with buildability, budget, durability and the quality of the architecture, creating buildings that use resources responsibly and remain useful and valued over the long term.
This depends on the project. Most projects require a structural engineer, while others may need a quantity surveyor, civil engineer, landscape architect, ecologist, energy consultant, heritage specialist, flood consultant or other specialist advice.
We will advise which consultants are necessary and when they should be appointed. As lead consultant, we can coordinate their work so that the different technical requirements are incorporated into the design.
This varies considerably according to scale, complexity, planning requirements and procurement route.
A project normally moves through briefing and feasibility, design, planning, technical approvals, contractor procurement and construction. Planning or other statutory processes can introduce periods that are outside the direct control of either client or architect.
At the outset we will establish an indicative programme and identify the stages most likely to influence the overall timescale.
Yes. We can provide a continuous architectural service from the earliest discussions through design, statutory approvals, technical information, contractor procurement and construction.
During construction our role will depend on the building contract and agreed scope of service. This can include administering the contract, reviewing progress and quality, responding to technical queries, assessing payments and dealing with changes as the work proceeds.
Maintaining architectural involvement through construction helps protect the design intent and gives the client professional support during one of the most complex stages of the project.
The most effective way to manage risk is to identify important issues early.
We establish the brief and budget at the outset, investigate the site and existing conditions, identify where specialist advice is required and coordinate that information as the design develops. Cost advice can then be incorporated at appropriate stages rather than waiting until tenders are received.
Not every risk can be eliminated, particularly when working with existing buildings or difficult sites, but good information, realistic allowances and timely decisions allow uncertainty to be managed rather than ignored.
You do not need to prepare a formal brief. A short description of what you are considering is enough to start the conversation.
If available, it is useful to send the site or property address, photographs, estate-agent particulars or existing drawings, any planning information you already have, an indication of what you hope to achieve and your approximate budget.
If you are still considering a site or building, you can contact us before making a commitment.
Yes, where these services form part of our appointment. Planning permission and Building Warrant are separate statutory approvals in Scotland. We explain what is required, coordinate the necessary information and manage the applications. For projects elsewhere, we advise on the relevant local approval process.
Yes. Depending on the procurement route, we can prepare tender information, invite contractors to price the work and help you assess the tenders before appointing a builder.
Dualchas provides a bespoke architectural service, with each project designed specifically around the client, site and brief. HebHomes offers a range of pre-designed houses that can be adapted to suit individual sites and requirements. If we think one route is better suited to your project, we will tell you.