Iolanda Fortunato Design Studio will guide you throught the architectural and interior design process, exploring all potential solutions that respond to your needs , and providing a new vision for your space.
We will assess risks, budget, site constraints, program, approvals requirements and will advise on the consultants and investigations required.
We can manage the design process from start to finish and oversee the building contract to make sure your builders are providing the services they quoted for.
Initial Meeting
We can meet at your home or on-site to talk through your project and get a feel for your space and aspirations.
During this session, we’ll discuss your brief, style, budget, and timescale — as well as any site opportunities or constraints.
It’s a relaxed conversation where we listen carefully to understand how you live, what you need, and what you’d love your home to become.
We’ll share initial thoughts and ideas, along with some strategic advice to help you shape the project in the right direction.
After the meeting, you’ll receive a clear, tailored quote for the Architectural and Interior Design services that best suit your needs.
Fee Proposal
Our fee proposals follow the design stages set by the Royal Institute of British Architects (RIBA).
Once you’re happy to proceed, we’ll provide a RIBA Professional Services Contract to formalise the appointment.
Fees are structured by stages so that you can move through the process step by step
— from early ideas to a finished home — at a pace that feels right for you.
Preparation & Concept Design
Every project begins with understanding your home — its character, challenges, and potential.
We start with a measured or topographical survey to capture accurate site information, then prepare a site report covering everything from access and sunlight to privacy, views, and local planning guidance.
This helps us design with confidence and clarity from day one.
Next, we explore ideas. You’ll receive three layout options, showing different ways your space could work.
Once you’ve chosen a direction, we’ll develop it through 3D sketches, mood boards, and reference images to bring your vision to life.
We love when clients share their own inspiration — the process is collaborative and creative. By the end of this stage, we’ll have a refined concept design, an early sustainability strategy, and drawings you can use for initial cost discussions with builders.
If planning may be tricky, we’ll guide you through a pre-application consultation to make the process smoother.
We will act as a Principal Designer, in line with Building Regulations (October 2023) and CDM 2015 health and safety legislation.
application to the planning office
we take your final concept design and develop it into a full package for Planning permission,
Permitted Development, or Listed Building Consent.
For more complex applications, we may need input from specialist consultants such as
Heritage Advisors, Energy Consultants, or Tree Surveyors. We can help obtain quotes from trusted professionals
The design also progresses and we coordinate with any other required consultants —
for example, Structural or Mechanical Engineer, party wall surveyor, underground drainage consultant.
We submit the application to the planning office.
The Local Authority reviews the submission to ensure all documentation is complete.
For smaller projects, approval often takes around 8–10 weeks.
While your application is being processed, we keep you informed
about any requested changes or adjustments
.
note: Permitted Development (PD) Rights allow certain extensions without full planning permission.
Even if your project qualifies, we recommend submitting a set of drawings for a Certificate of Lawful Development.
This provides formal evidence that your extension is legal, helping avoid potential issues when selling your home.
tender and building control application
your project’s technical design is fully developed. We prepare detailed drawings, specifications, and documentation so your contractor can provide accurate pricing.
During this stage, we coordinate with other consultants and produce all the necessary Architectural and Interior Design drawings, as well as specifications for tender. This typically includes setting-out plans, sections, details, and schedules.
We also submit the required drawings and supporting information to Building Control, managing the process.
As your designer and Principal Designer, we plan, manage, and monitor the design work, coordinating with you, other designers, and contractors. We make sure all designs fit together so that construction will meet Building Regulations requirements.
We also provide sufficient information about your building’s design, construction, and maintenance to support everyone involved in the project.
Before sending your project out to tender, we review the design with you and make any updates needed.
We can manage the tender process for you, sending it to 3–4 recommended contractors. On some projects, we may suggest using a Quantity Surveyor to price the project and handle tender management.
We can also advise on suitable contractors and suppliers, support discussions as quotes come in, and offer guidance to help you make the best decision about your contractor.
Once a contractor is chosen, we can assist with preparing the building contract — whether a JCT or RIBA contract.
Construction
Before the project starts on site we recommend arranging a Pre-start Meeting with the Contractor.
At this meeting we can present the Technical Design,
review health and safety requirements, construction programme.
During construction, there are several ways we can support you:
Contract Administrator: We manage the construction contract on your behalf, monitoring progress, advising on variations, certifying payments. As your project nears completion, we make sure all certification, and handover requirements, maintenance information are completed and collated for you.
Client Consultant: We act as your trusted advisor, reviewing work, supporting decisions, and providing guidance, without managing the contract directly.
Principal Designer: We continue in our role under Building Regulations (October 2023) and CDM 2015 health and safety, coordinating design for compliance with the building regulations, monitoring health and safety. Even during construction, some design decisions may still need to be made — for example, adjustments to details, materials, or unforeseen site conditions.
a Principal Designer must be appointed to ensures these decisions are coordinated for compliance with the building regulations.
The health and safety file will be collated for the client at completion.
This File is a record of important information about your building project. It includes details about the
construction, materials and equipment, as well as guidance on how to operate, maintain, and safely manage
the building.
This file is essential for any future works or maintenance, and has to be passed on to any new homeowners,
ensuring they have all the information needed to keep the property safe and compliant.