Welcome! If you’re reading this, you’ve likely come across us because you have a project in mind that you’re either thinking about or are ready to discuss. This brochure will tell you more about who we are and how we can help. If you haven’t yet visited our website www.tonyholt.design take a moment to explore for more details.
We love working with people who are ‘building for themselves.’ There’s something incredibly special about sharing the journey of creating spaces where people can live, grow, and thrive.
With over 25 years of experience, we’ve gained a wealth of knowledge, and we’ve developed a straightforward 4-stage process designed specifically for homeowners and self-builders. This process ensures you get the best experience and results from your project. The stages are outlined below, and the rest of this brochure will give you an insight into what you can expect from each one.
STAGE 1 | DESIGN & PLANNING
STAGE 2 | TECHNICAL DESIGN & PROJECT COORDINATION
STAGE 3 | TENDER ACTION & VALUE ENGINEERING (PRE-CONSTRUCTION)
STAGE 4 | CONSTRUCTION PHASE
PROJECT STAGE OVERVIEW
1 STAGE STAGE
2
STAGE 1 | DESIGN (PLANNING)
This is the exciting stage where we explore creative ideas and consider all the possibilities for your project. Once we’ve captured a vision that resonates with you, we’ll collaborate to further develop and refine it. From there, we’ll take care of the entire planning application process, including any necessary negotiations with the local authority, so you can feel confident that the paperwork and approvals are handled seamlessly.
STAGE OBJECTIVES
n Deliver creative concept designs for discussion that align with the client’s vision.
n Execute a collaborative process, ensuring client feedback shapes the final design direction.
n Refine and develop selected concept into a detailed and functional solution.
n Submit planning application, handle negotiations, and make necessary amendments to secure approval.
During this stage, we’ll prepare the technical drawings and details to define the project’s requirements for the design team, while refining and enhancing the overall design. We’ll guide you through every step, from appointing design team members to procuring specialist reports and coordinating collaboration. Additionally, we’ll ensure timely submissions to secure Building Regulations approval and Warranty consent.
STAGE OBJECTIVES
n Prepare techical design solutions to enable appoinment of other design team members.
n Identify specialist supplier packages tor early engagement and incorporate any speicific requirments.
n Execute a collaborative process with design team members, ensurig full aligingment of the technical design.
n Produce a comprehensive and coordinated detailed design package.
4 STAGE STAGE
STAGE 3 | TENDER ACTION & VALUE ENGINEERING (PRE-CONSTRUCTION)
3
We’ll assist you in navigating the options available for delivering the coordinated technical design. Our team can prepare reobust tender documentation to accompany the technical design, ensuring your detailed requirements are clear for tenering contractors, sub-contractors and specialist suppliers. This process allows for accurate costing and helps define the most suitable route for delivering the works.
STAGE OBJECTIVES
n Discuss and assess likely procurement options (self-managed, independant project manager, or main contractor)
n Execute initial tender to shortlist of candidates and gain a clearer understanding of potential costs.
n Explore value engineering opportunities with input from the preferred delivery team and appointed specilaists.
n Incorporate agreed design and specification changes into the final technical design for inclusion in the contract.
STAGE 4 | CONSTRUCTION PHASE
Depending on the route you choose—whether self-management, an independent project manager, or a main contractor—we can tailor our involvement to fit your specific circumstances and your arrangements with the delivery team. We’re available to support you with ad-hoc site visits, pre-arranged visits at key milestones, or as part of a more formal arrangement, providing ongoing guidance and assistance throughout the construction process.
STAGE OBJECTIVES
n Ensure the project is delivered as intended, acheiving desired design, quality, and functional requirements.
n Establish robust communication hierarchy and identify clear points of contact.
n Review and identify key roles and responsibilities and make neceesary appointments where required.
n Identify key personel responsible for project management to prevent disruption and unecessary delays.
SINCE 2012, OUR SMALL TEAM HAVE DESIGNED HOMES FOR OVER 600 HOMEOWNERS & SELF-BUILDERS.
THESE PROJECTS SPAN 47 COUNTIES AND WE’VE SECURED PLANNING CONSENTS FROM MORE THAN 150 LOCAL AUTHORITIES.
WHY SHOULD I USE TONY HOLT DESIGN?
CIAT registered practice (Chartered Institute of Architectural Technologists)
We operate to Professional standards.......You’re in safe hands.
Proven success in sensitive planning areas
We’ll help you acheive the best possible outcome.
Small enthusiastic team with a passion for creating great places to live
Let us guide you through your self-build journey.
Collaborative design process
We share the design risk by exploring a range of ideas and solutions .
Diverse architectural styles
We’ll create something special, tailored just for you.
Stage by stage service with fixed and capped fees
You’re in control and can choose the service that works best for you.
25 years of knowledge and experience across the self build industry
Our industry expertise will connect you to the right companies, products and people.
Extended design services including landscape and interior architecture
From landscape to interiors we can deliver more than just you standard architecturla service.
Utilisation of 3D CGI and walkthroughs
Make confident decisions with CGI visuals and walkthoughs during the design process.
TONY | LEAD DESIGNER | DIRECTOR
After working with one of the largest architectural firms in the UK since 2000, Tony launched his own private practice in 2007, bringing all the expertise he’d gained from industrial, commercial, and residential projects to the homeowner and self-build world. His work has earned national recognition, with projects regularly featured in top self-build publications. Tony’s passion is still rooted in creating design-led solutions that truly enhance the way people live.
CHRIS | LEAD DESIGNER | DIRECTOR
After studying Architecture at Birmingham City University, Chris teamed up with Tony in 2013. Over the past decade, their partnership has brought together a complementary set of skills and a unified design philosophy. Together, they’ve helped over 600 self-builders across the UK bring their projects to life by securing planning permission and creating thoughtful designs. Now, as a director, Chris continues to be a driving force, dedicated to delivering spaces where people can grow and thrive.
STAGE 1 | PLANNING & DESIGN FEES (up to issue of planning decision)
During your initial inquiry call, we’ll have already discussed the general category of your project. Sometimes, projects evolve during the design phase and may shift into a different category. The fee structure below shows how any adjustments would be made if needed, so you’ll have a clear understanding of any changes.
Project Type
Extensions & Alterations
Stage 1 Fee
£3,500 +VAT
Remodel & Small New Builds (up to 200m²)
£5,000 +VAT
Major remodel & New Build (up to 500m²)
£7,500 +VAT New Build (over 500m²)
£POA
The fixed fees outlined above cover all the deliverables listed on the opposite page. This includes completing the design process, submitting the planning application, handling negotiations with the Local Planning Authority, and making any necessary amendments during the application period.
In addition to the deliverables listed opposite each project will benefit from the following:
n Initial site visit to establish nature of the context
n Internal space planning to consider feel and flow of spaces
n External CGI images during concept design to aid the decision making process*
n Hard landscape design of immediate breakout spaces and overall site strategy*
* Full CGI packages and landscape design subject to additional fees (POA)
STAGE 1 | TYPICAL DELIVERABLES, EXPENSES
& 3rd PARTY FEES
STAGE 1 | TYPICAL DELIVERABLES
n Establish design brief & advise on 3rd party survey & reports
n Analyse the site and prepare initial conceptual options
n Capture feedback and prepare additional ideas (sharing design risk)
n Prepare and submit pre-application consultations (if required)
n Develop the chosen design option (detailed design iterations)
n Produce architectural package for statutory applications
n Submit, manage and track the planning application
n Negotiate and complete amendments with local authority
STAGE 1 | LEAD DESIGNER ROLE
As your lead designer, we guide you through the entire Design and Planning stage. We collaborate closely to understand your vision and create a design that reflects your goals. We’ll manage the planning application process, handle any challenges, and ensure everything meets the requirements of your Local Planning Authority.
If specialist input or expertise is required, we’ll advise you on bringing in the right professionals to support the project. Throughout, we aim to simplify the process and provide clear, confident direction to help bring your project to life.
STAGE 1 | PAYMENT SCHEDULE
n 50% of stage fee due on instruction
n 40% of stage fee due on selection of conceptual approach
n 10% of stage fee due on issue of draft planning
STAGE 1 | EXPENSES
n Site based meetings: £500 +VAT
n Travel : Milage charged at 50p per mile.
n Digital OSMAP data & Propoerty report : £100 +VAT
n Printing: All information provided in digital format (PDF)
STAGE 1 | 3rd PARTY FEES AND EXPENSES
You’ll be responsible for covering the cost of application fees, associated expenses, and any third-party reports or surveys specific to your project. We’re happy to help arrange these additional reports where needed to make sure everything is in place. These may include, but are not limited to:
n Local Authority application fees
n Topographical and measured building surveys
n Specialist reports (tree, ecology, archeoeology, flood risk, etc)
n Building condition surveys
n Asbestos and drainage CCTV surveys
n Network distribution mapping enquiries
n Heritage and conservation assessments
n Soil testing and geotechnical reports
STAGE 2 | TECHNICAL DESIGN AND PROJECT COORDINATION
Typical Stage 2 Fees
At the outset of a project, it can be challenging to confirm exact fees for the technical design stage before establishing a working relationship with the client. Once we have a deeper understanding of your personal circumstances, along with cost planning and construction phase execution, we can provide a project-specific scope of deliverables (see typical examples opposite) and clarify the role you require us to fulfill. To help set expectations, we have provided a cost range for this stage below:
Extensions & Alterations
£3,500 to £7,500 +VAT
Small remodel & Small New Builds (up to 200m²)
£5,000 to £12,500 +VAT
Major remodel & New Build (up to 500m²)
£7,500 to £15,000 +VAT
New Build (over 500m²)
£POA
We recommend that, unless managed by you or an independent project manager, we take on the lead coordinator role. This allows us to advise you on a technical design strategy, including how it aligns with cost planning (Stage 3), who to appoint, and the timing of these appointments. In some cases, we can offer optional deliverables (such as interiors and landscaping), which may reduce the number of appointments required, making the technical design phase simpler to manage.
n Who will be leading the coordination ensuring a fully alignment technical design?
n What consultant and specilaist supplier appointments should be made and when?
n What elements could be transferred to and become the responsibility of the delivery team?
n How will the information be used to obtain costs as the technical design develops?
n How will design and specification changes be adopted for value engineering?
n What are the construction route options and does the stratey compliment the approach? (self managed, Indepenant project manager, Main Contractor)
STAGE 2 | TYPICAL DELIVERABLES, EXPENSES &
3rd PARTY
FEES
STAGE 2 | TYPICAL DELIVERABLES
n General arrangement site/setting out plan (1:200)
n General arrangement substruture, floor and roof plans (1:50)
n General arrangement sections and storey rods (1:50)
n General arrangement elevations (1:50)
n Window schedule (1:50)
n Focused architectural details (1:5)
n Outline shell specification for client review
n General construction notes with product suggestions
n Coordination with design team members & specialist suppliers
n Submission and management of Building Regulations
n Identifying and assisting in appointmend of specilaist/consultants
n Online design team meetings
n Knowledge sharing (products and suppliers)
n Obtaining quotations for key elements
n Commenting on specialist supplier’s proposals
n Leading the coordination process
STAGE 2 | OPTIONAL DELIVERABLES
n Landscape design strategy (1:200)
n Detailed furniture layouts (1:50)
n Reflected ceiling plan (1:50)
n Small power and electrical layouts (client led)
n Internal finishes schedule (client led)
n Bathroom and en suite layouts
n Design inent drawings for specilaists elements
n 3D / VR walkthroughs
STAGE 2 | EXPENSES
n Site based design team meetings : £500 +VAT
n Travel : Milage charged at 50p per mile.
n Printing: All information provided in digital format (PDF)
STAGE 2 | DESIGN TEAM APPOINTMENTS
The appointment of design team members depends on specific project circumstances. Larger and more complex projects benefit from appointments at an earlier stage. Some of these roles can be undertaken by the client or provided by the contractor. These roles may include the following:
n Structural and Civil Engineer
n Quantity Surveyor / Cost Consultant
n Energy Consultant (SAPS, Part O and Part G)
n Landscape Designer
n Interior Designer
n Lighting Designer
n Mechanical & Electrical Engineer
n Party Wall Surveyor
n ICF/timber frame specialist
n Waterproofing Specialist (for basements)
n Fire Consultant (for complex layouts)
STAGE 2 | CLIENT APPOINTED SPECIALISTS
As the project progresses into the technical design stage, certain elements may require client-appointed specialist suppliers who take on final design responsibility. Their input can be integrated into the technical proposals at an early stage. Alternatively, these elements can be transferred to the contractor’s responsibility and could include:
n Architectural aluminium
n Lifts, stairs, guarding and balustrading
n Prefabricated elements (Structure, stairs, windows)
n Renewables (Solar PV + battery storage, ASHP)
n Heating and ventilation (UFH, MVHR & AC)
n Smart home technology & automation
n Security and audio visual installaitons
STAGE 3 | TENDER & VALUE ENGINEERING OPTIONS
SELF MANAGE THE TENDER PROCESS
Many self-builders choose to manage the tendering process themselves, viewing it as both a challenge and an opportunity to reduce costs and have more control over the final build. However, this approach relies heavily on your own experience and the completeness of the technical design (Stage 2) to ensure cost certainty.
SELF MANAGE WITH OUR SUPPORT
We can assist you in tendering the project to main contractors or, if you’re managing the construction phase yourself, help you establish a cost plan. (via a construction costing service) This includes obtaining estimates and quotations for larger packages such as ICF, timber frame, and windows. We can also produce end-user requirements to allow specialists (e.g., MVHR, UFH, renewables) to prepare proposals.
EXECUTE USING AN EXTERNAL CONSULTANT / PROJECT MANAGER
You may choose to appoint a Quantity Surveyor who can execute the building contract and act as the contract administrator during the construction phase, typically suited to larger projects. If you’re working with an independent project manager to deliver a complete build, many offer preconstruction services to help establish a cost plan that reflects their preferred method of delivery.
STAGE 3 | TENDER & VALUE ENGINEERING OVERVIEW
Once we have completed the technical design and you are ready to commence the work, our involvement can vary considerably. This could range from providing ad-hoc support remotely, scheduled site visits to review progress, or a formal involvement in administering the building contract.
We recommend that we discuss the options as you move through stages 1 and 2 and agree on a service that fits your needs. The level of service required could depend on the arrangements made with the delivery team, your background, and experience, or your own personal circumstances.
There are several ways to deliver a construction project. You could appoint a single contractor on a fixed price, or a project manager to look after the work for you. You may even decide to manage the work yourself.
Whatever route you decide to take we can agree on a level of involvement that fills the gaps to provide the support required. The best time to agree on this is at an advanced stage of the design process. This gives you time to gather knowledge during the design process and capture a clearer picture of a preferred route.
STAGE 4 | CONSTRUCTION PHASE OPTIONS
AD-HOC REMOTE SUPPORT
We will be available and happy to answer any queries regarding the information being used by your delivery team. At times requests for information not included in our scope could cause delays on site, so we always advise having a pre-start call or meeting with your delivery team so any additional information required can be identified as early as possible.
AD-HOC SITE VISITS
There are occasions when a project and delivery team would benefit from a site visit. We can be available to visit and assist with any queries. This fee for each visit would be based on hourly time charge and travel expenses.
PLANNED SITE VISITS
You may feel more support is required and we can agree on a schedule of site visits at key stages. This fees would be based on the number of visits and travel expenses.
MONITORING AND CONTACT ADMINISTRATION
You may feel more support is required which could include a formal engagement of our involvement during the construction phase. In this instance the fees will be agreed upon, on a project-by-project basis to ensure the appropriate level of service.
STAGE 4 | CONSTRUCTION PHASE OVERVIEW
Once we have completed Stages 1-3 and you are ready to commence the work, our involvement can vary considerably. This could range from providing ad-hoc support remotely, scheduled site visits to review progress, or a formal involvement in administering the building contract.
We recommend that we discuss the options as you move through initial design stages and agree on a service that fits your needs. The level of service required could depend on the arrangements made with the delivery team, your background, and experience, or your own personal circumstances.
There are several ways to deliver a construction project. You could appoint a single contractor on a fixed price, or a project manager to look after the work for you. You may even decide to manage the work yourself.
Whatever route you decide to take we can agree on a level of involvement that fills the gaps to provide the support required. The best time to agree on this is at an advanced stage of the design process. This gives you time to gather knowledge during the design process and capture a clearer picture of a preferred route.
FREQUENTLY ASKED QUESTIONS
What happens if you can’t find a design we like?
During the initial stages we share the design risk with you. This means we’ll keep sharing ideas and collaborate, until we find a solution that works. We are confident in delivering designs across a variety of styles, featuring spatial arrangements for individual lifestyle needs. If you have chosen us based on our previous work, we are confident that this process will be a success.
Should we be using someone local to design our home?
We are approached by many people who have already appointed a local designer, only to become frustrated with the process not meeting their expectations. In most cases, this was because the local choice was not aligned with their design preferences, or because the service was unable to offer an in-depth exploration of ideas. We believe that aligning your needs and preferences with a designer, not the locality, is essential for the best outcomes.
We are worried that the final cost will end up a lot more than we had planned?
We take measures during the process to regularly question the costs as we proceed. This is essential later, during the technical design stage. Throughout this stage, we adopt a flexible approach, allowing for interrogation of the design and costs. The design can then be re-directed as required, securing cost certainty before works start.
We are worried that we will not end up with the home we are hoping for. What can we do to obtain more confidence?
The choice of a designer will have a direct effect on the final outcome. If you select someone to work with that; your design preferences feel aligned to, can prove their track record working on similar projects, works to professional standards, and has good technical knowledge and experience in the self-build sector, then that’s a great start and you will be rewarded with a better experience.
It’s the first time we have done anything like this. What do you provide for peace of mind that we’ll get the support we need?
As we move through each stage with you, the nature and level of support required will be discussed and agreed upon. This ensures the overall process is well considered, avoiding and reducing problems often encountered on construction projects. During the construction phase, we are able to provide a level of support, appropriate to your project individual requirements.
We are experienced self builders. I don’t think we need such a comprehensive service. We love your designs, could your design process still work for us?
This is just a case of getting to know you better and understanding what your needs are. If you feel we are a good match and like our work, then it makes sense to discuss how we can modify our service to meet your specific needs.
“TONY AND HIS TEAM ABSOLUTELY NAILED IT WITH THE DESIGN OF OUR HOUSE. THEY LISTENED TO WHAT INSPIRED US AND CAME UP WITH A DESIGN THAT EXCEEDED OUR EXPECTATIONS. GETTING PLANNING APPROVAL PROVED SOMEWHAT PROBLEMATIC, BUT WITH TONY AND CHRIS’ PERSEVERANCE WE SECURED APPROVAL WITHOUT COMPROMISING OUR DESIGN.
- Mr & Mrs Burchett The Spinney
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DESPITE BEING IN THE NORTH OF ENGLAND HUNDREDS OF MILES FROM TONY HOLT DESIGN THEY HAVE BEEN ON HAND AND VERY PROACTIVE WITH THE DESIGN OF THE BUILD. ONCE WE RECEIVED THE FINAL DESIGNS WE FELL IN LOVE. WE ARE LOOKING FORWARD TO BUILDING THIS DREAM HOME AND COULDN’T HAVE DONE IT WITHOUT THE ASSISTANCE OF TONY HOLT DESIGN.
- Mr & Mrs Richmond Knoll Avenue
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WE WORKED WITH TONY AND CHRIS FOR APPROX 18MONTHS AND THE STANDARD OF WORK WAS EXCEPTIONAL. THE SUPPORT THROUGHOUT WAS ALWAYS THERE, MANY TIMES ABOVE AND BEYOND WHEN WE ENCOUNTERED CHALLENGES WITH THE VARIOUS SUPPLIERS AND MANUFACTURERS. THE DESIGN FEES ARE AN INVESTMENT AND IN OUR VIEW WORTH EVERY PENNY AND SOME! IN SHORT WE COULDN’T RECOMMEND TONY HOLT DESIGN HIGHLY ENOUGH.
