Appointing an architect is often left too late. By the time many clients seek professional advice, key decisions about scope, budget or programme have already been made — sometimes based on incomplete information.
Whether you are planning a heritage repair, a church reordering, a theatre upgrade or a residential extension, early architectural input can significantly reduce risk, protect budget, and strengthen the planning or funding outcome.
Why Early Appointment Matters
An architect does more than produce drawings. Early involvement allows:
- Clear definition of project scope
- Budget alignment before design develops too far
- Planning and Listed Building strategy to be set early
- Identification of statutory duties (CDM, Building Regulations, Fire Safety)
- Early engagement with Conservation Officers or Local Planning Authorities
In heritage contexts especially, delays often arise not from construction, but from underestimating consent strategy.
What Does an Architect Actually Do?
Under the Royal Institute of British Architects Plan of Work, architectural services are structured across defined stages.
RIBA Stage 0–1: Strategic Definition & Brief
- Feasibility review
- Site constraints analysis
- Budget testing
- Planning strategy
- Risk identification
This is where the project is properly shaped.
RIBA Stage 2–3: Concept & Developed Design
- Design options
- Pre-application engagement
- Listed Building strategy
- Cost planning
- Coordination with consultants
This stage is critical for securing planning and funding confidence.
RIBA Stage 4–6: Technical Design & Construction
- Detailed drawings
- Building Regulations compliance
- Principal Designer coordination
- Contract administration
- Site monitoring
Appointing late often means Stage 0–2 has effectively been skipped — increasing risk.
Do You Need an Architect for Small Projects?
Not every project legally requires an architect.
However, complexity often arises from:
- Planning policy constraints
- Conservation Area designation
- Listed Building status
- Fire and access compliance
- Drainage or structural complications
Even relatively modest works — new WCs, roof repairs, signage alterations — can trigger regulatory implications.
Professional advice early often saves money later.
The Value of Principal Designer Services
Under CDM 2015 and the Building Safety Act, certain duties fall to the Principal Designer.
Where no Principal Designer is formally appointed, the legal responsibility can default to the client.
Architects frequently undertake this role, ensuring:
- Design risks are identified and mitigated
- Coordination between consultants
- Compliance documentation is properly managed
This is particularly important in theatres, visitor attractions and ecclesiastical settings where public safety is critical.
Heritage Projects Require Additional Care
Working with historic fabric demands:
- Understanding of significance
- Conservation methodology
- Appropriate material specification
- Careful detailing to avoid unintended harm
Engagement aligned with principles such as those promoted by organisations including SPAB ensures proportionate and sensitive intervention.
Late appointment can result in abortive design or refusal of consent.
Common Mistakes When Appointing
- Waiting until after planning advice has been informally sought
- Fixing the budget before understanding scope
- Treating technical design as “just drawings”
- Not clarifying whether Principal Designer duties are included
Clarity at appointment stage protects both client and project.
What Should You Look for When Appointing?
- Relevant sector experience
- Clear fee structure aligned to stages
- Defined scope of services
- Professional indemnity cover
- Understanding of statutory compliance
An architect should provide a written appointment setting out:
- Services included
- Programme assumptions
- Fee basis
- Responsibilities
In Summary
The best time to appoint an architect is at the earliest point where a project is being seriously considered.
Early appointment:
- Reduces risk
- Clarifies cost
- Strengthens planning outcomes
- Improves funding credibility
- Ensures statutory compliance
For heritage and community projects in particular, structured design leadership from the outset often determines whether a scheme proceeds smoothly — or becomes unnecessarily complex.