At True North Studio, we provide clear, creative architectural design services for homeowners and small projects across Scotland. From early ideas through to planning and building regulations approval, we offer a flexible, straightforward service tailored to your project.

Whether you're planning an extension, renovation, loft conversion, garage conversion, or small new build, we help bring your ideas to life with thoughtful design and practical solutions.

1. Design Consultation

A friendly, no-obligation consultation to discuss your ideas, goals, and options.

Includes:

• Discussion of your project ideas and brief

• Review of your property and site

• Advice on feasibility, budget, and constraints

• Guidance on planning and building regulations

• Outline of next steps

2. Measured Survey & Site Visit

Accurate measurements are essential for good design. We carry out detailed site surveys using a combination of traditional measurement methods and Polycam 3D scanning technology, allowing us to capture precise dimensions quickly and accurately.

Includes:

• Full measured building survey

• Polycam 3D scanning of existing spaces

• Site assessment

• Photographic record

• Existing plans and elevations

3. Concept Design & Layout Proposals

We transform your ideas into clear, creative design proposals that suit your home and lifestyle.

Includes:

• Layout options

• Design development

• 3D visuals (where required)

• Design revisions and refinement

4. Planning Drawings & Application Support

We prepare all drawings and documents required for planning submission and guide your project through the approval process.

Includes:

• Planning drawings

• Design & Access Statement (if required)

• Planning submission

• Liaison with the local authority

• Responding to planning feedback

5. Building Regulations Drawings (Building Warrant in Scotland)

We produce detailed technical drawings to meet Scottish Building Standards and support Building Warrant approval.

Includes:

• Detailed construction drawings

• Compliance with Scottish Building Regulations

• Structural coordination (where required)

• Building Warrant submission

• Council query support

6. 3D Visualisation

High-quality 3D visuals help you fully understand and experience your design before construction begins.

Includes:

• Realistic 3D models

• Internal and external views

• Design refinement through visual feedback

Project Types We Work On

• Home extensions

• Renovations & refurbishments

• Loft conversions

• Garage conversions

• Garden rooms & outbuildings

• Small new-build projects

Getting started is simple. Reach out through our contact form or schedule a call—we’ll walk you through the next steps and answer any questions along the way.

At True North Studio, we believe great design should be clear, personal, and stress-free. We combine creativity, technical knowledge, and local understanding to deliver a better experience from start to finish.

Clear Direction

We guide every project with clarity and purpose. no jargon, no confusion, just straightforward advice and honest communication.

Local Knowledge

Based in Peebles, we understand the Scottish Borders planning system, local architecture, and regional design considerations, helping projects progress smoothly.

Personal Service

As a small studio, you work directly with us throughout your project. This means consistent communication, fast responses, and a truly tailored service.

Smart Technology

We use modern tools such as 3D visualisation and Polycam scanning to deliver accurate surveys, clear designs, and better project outcomes.

Practical Design

Our designs are not just about looking good, they’re about creating spaces that work beautifully for everyday life.

Transparent Pricing

Clear stages, fixed fees, and no hidden extras. You’ll always know exactly what’s included and what to expect.

You can reach us anytime via our contact page or email. We aim to respond quickly—usually within one business day.

Our Pricing Model

At True North Studio, we believe in transparent, fair, and straightforward pricing. Our fees are structured to give you clarity, flexibility, and control at every stage of your project.

Clear Stage-Based Fees

We work using fixed fees broken down into clear project stages, so you always know exactly what you’re paying for and when.

This means:

• No hidden costs

• No unexpected extras

• Clear deliverables at each stage

You only pay for the stages you need, giving you full control over your budget.

Flexible Service Options

Projects can be delivered as a complete package or as individual stages, allowing you to pause, adjust, or progress at your own pace.

Honest, Upfront Quotes

Every project is unique, so we provide a bespoke fixed-fee proposal based on:

• Project size

• Complexity

• Level of service required

All costs are clearly outlined before work begins.

Fair & Competitive Pricing

Our pricing is carefully benchmarked against local market rates, ensuring excellent value without compromising quality.

Simple Payment Structure

Fees are typically split across key project milestones, keeping payments fair and manageable.

Additional Work

Any additional services outside the agreed scope — such as extra design revisions or changes to the brief — are always discussed and agreed in advance.

No Surprises

We believe trust is built through clarity. That’s why everything is agreed upfront, giving you confidence from day one.

Planning a home extension can seem complex, but understanding the process makes it far more manageable. Below is a clear step-by-step guide explaining how most domestic extension projects typically progress in Scotland.

1. Define Your Brief

Start by considering what you want to achieve from your extension.

This includes:

• How you want to use the new space

• Your approximate budget

• Your preferred timescale

• Any design ideas or inspiration

Having a clear brief helps shape the design and avoid unexpected changes later.

2. Site Visit & Measured Survey

A site visit and full measured survey of the property is required to produce accurate drawings.

This involves:

• Measuring the existing building

• Assessing site constraints

• Reviewing access, boundaries, and neighbouring properties

• Producing existing drawings for design work

3. Design & Concept Development

Initial designs are prepared based on your brief and the site survey.

This stage includes:

• Layout proposals

• Design development

• 3D visuals (if required)

• Reviewing and refining the design

This stage ensures the proposal meets your needs while complying with planning policy and regulations.

4. Planning Permission (If Required)

Not all extensions require planning permission. Some may fall under permitted development rights.

If planning permission is required, this stage includes:

• Preparation of planning drawings

• Submission to the local authority

• Statutory consultation period

• Review of feedback or conditions

Typical decision timescale: 8–10 weeks

5. Building Regulations Approval (Building Warrant in Scotland)

All structural work and most extensions require a Building Warrant before construction can begin.

This stage includes:

• Preparation of detailed technical drawings

• Structural information (where required)

• Submission to Building Standards

• Review and approval process

Typical approval timescale: 4–8 weeks

6. Construction Information

Once approvals are in place, detailed drawings are used to obtain contractor prices and guide construction.

This allows:

• Accurate quotations

• Clear build information

• Reduced risk of site issues and delays

7. Construction Phase

Work can begin once approvals are granted and a contractor is appointed.

This stage typically includes:

• Site setup

• Construction works

• Inspections by Building Standards

• Final completion and certification

Typical Overall Timescale

Most extension projects take:

• Design & approvals: 3–5 months

• Construction: 3–6 months

Timescales vary depending on project size, complexity, and local authority processing times.

Helpful Notes

• Early professional advice can save time and money

• Clear drawings reduce construction risk

• Good planning leads to smoother approvals

Our fees typically exclude:

• Local authority planning fees

• Building warrant / building control fees

• Structural engineer fees

• Specialist consultant reports

• Third-party surveys
  These are clearly listed in your proposal.

Thinking about extending your home? Costs can vary depending on the size, style, and quality of the work, but here’s a clear guide to help you plan.

Typical Build Costs

• Standard quality: £1,800 – £2,100 per m²

• Good quality: £2,200 – £2,600 per m²

• High-spec / complex: £2,700 – £3,500+ per m²

Example: A 35 m² extension at £2,000 per m² could cost around £70,000 (excluding VAT and professional fees).

Single-Storey vs. Double-Storey

• Single-storey extensions are simple and cost-effective.

  • 20 m²: £36,000–£50,000

• Double-storey extensions cost more but not double. Usually 50–70% more than a single-storey.

  • 40 m²: £108,000–£132,000

• Complex projects, like basements or major structural changes, can exceed £100,000.

Other Costs to Consider

Even before building, you may need to budget for:

• Architect or designer fees: £1,000 – £3,500

• Structural engineer fees: £250 – £3,000

• Planning permission & building warrants: a few hundred to £1,000+

• Contingency: 10–20% for unexpected costs

Most builder quotes cover: labour, materials, and basic finishes.
Not usually included: VAT, professional fees, landscaping, kitchens/bathrooms, or interior decoration.