Services / Design and build
Design and build
One coordinated team from the first meeting to handover. We design your project and take it through planning and building regulations; if you choose, Green Code Developers, the Green Code group's construction company, then builds it under a separate building contract, with your project lead staying with you throughout.
- FreeInitial consultationA conversation about your project, and a first view of what's possible, before any fee is agreed.
- FixedFee for each stageEvery stage is priced in writing before it starts. No hourly billing.
- 3DSee the design firstYour design is shown in 3D before it's submitted, while changes are still easy.
- FreeResubmissionIf planning is refused, we revise and resubmit at no extra design fee. Conditions
How it works
Project assessment
What you want to achieve, what the house or site allows, the likely approvals and a realistic early budget range.
Design and planning
Your design in 3D, then the planning application or lawful development certificate, with planning specialists from the group where the council needs them.
Technical design
Building regulations drawings and structural design by Green Code Engineering, coordinated so the drawings agree with each other.
Construction quotation
Green Code Developers prices the work from the technical drawings and specification. Earlier figures are estimates; the quotation is fixed in the building contract before work starts.
Build
Construction by Green Code Developers, with your project lead coordinating site questions, design queries and any changes, which are agreed in writing before they are carried out.
Handover and aftercare
Completion inspections, building control sign-off and completion information, then aftercare from Green Code Developers.
Design and build
What's included
Design stages are priced in your F Line Designs fee proposal. The construction price is in Green Code Developers' quotation and building contract. Council and other third-party charges are separate.
- One named project lead from your first meeting to handover
- Design, planning and building regulations approvals by F Line Designs
- Structural design by Green Code Engineering
- Construction by Green Code Developers under a separate building contract
- Changes agreed in writing, with their cost and time effect, before they are carried out
- Completion information, handover and aftercare from Green Code Developers
Before you start
What we need, and what sits outside our fee
- From you: the property address, a few photos, and any existing drawings, planning approvals or surveys you have. We arrange the measured survey with you.
- Not in our fee: council planning and building control fees, and specialist reports a council asks for, such as a tree survey or flood risk assessment, unless your fee proposal lists them.
- Your fee proposal sets out exactly what is included for your project before any work starts.
Common questions
Who builds the work?
Green Code Developers, the Green Code group's construction company, under its own building contract with you. Our design team stays involved during construction, answering site questions and checking the work against the drawings.
Why choose design and build?
Your designer, engineer and builder work from the same drawings and brief, with one project lead coordinating them, so design questions on site are answered by the people who drew it.
Can I use you for design only and choose my own builder?
Yes. Most clients use us for design and approvals only. We can prepare tender drawings and help you choose a builder, or provide contract administration.
When is the construction price agreed?
Once the design and technical drawings are far enough along to price accurately, and before any building work starts.
How are insurance and warranties handled?
The insurance and any warranty for the building work are set out in Green Code Developers' quotation and building contract, so you can check the cover before you sign.
Is it one contract?
No. Your design appointment is with F Line Designs and your building contract is with Green Code Developers. Each sets out that company's responsibilities, payments and insurance, while your project lead coordinates both.
Can you give me a fixed price at the first meeting?
No. At the start we can give a realistic budget range. A construction price depends on the design, the specification and what the survey and any investigations find, so Green Code Developers' quotation comes once the technical drawings are ready.
Other services
- Free planning check
- House extensions
- Loft conversions
- Upward extensions
- Renovations and internal alterations
- Basement conversions
- Planning permission
- Lawful development certificates
- Pre-application advice
- Building regulations drawings
- Building control applications
- Structural calculations
- Structural surveys and letters of comfort
- Flat conversions
- Lease plans and licence to alter
- Change of use
- New builds
- Interior design
- 3D visualisation
- Energy and retrofit
- Energy Performance Certificates (EPC)
- Accessible home adaptations
- Commercial fit-outs and shopfronts
- Design consultations
- Party wall surveys
- Build over agreements and drainage
- Planning reports and statements
- Amendments, conditions and regularisation
- Planning appeals
- Conservation areas and listed buildings
- Community Infrastructure Levy (CIL)
- HMO planning and licensing
- Feasibility and site checks
- Measured surveys
- Building surveys
- Drawing reviews and second opinions
- Location and block plans
- Tender and construction support
- Principal designer (CDM and building regulations)
- Cost management
- Project management
- Contract administration
- Turnkey projects
- Landscape design
Where we work
Design and build across London
Local planning points for the boroughs closest to our Cricklewood studio: Ealing, Harrow, Brent, Hillingdon, Hounslow, Haringey, Enfield, Barnet, Camden, Westminster, Hammersmith and Fulham, Kensington and Chelsea. See all 33 boroughs.