Frequently asked questions about working with a residential architect.
From architectural fees and construction budgets to planning permission, Building Warrants and project timelines, here you’ll find answers to some of the questions we’re most often asked by clients in Edinburgh, across Scotland and throughout the UK.
If you’re considering a new-build home, substantial renovation, extension or listed property and would prefer to speak directly, you’re very welcome to give us a call.
Choosing an architect
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We always recommend meeting more than one architect.
Look for experience relevant to your project, a design approach that resonates with you and a strong understanding of local planning policy.
At Jones Robbins Tobin, we prioritise listening carefully, communicating clearly and guiding clients confidently. Selecting the right architectural studio should feel aligned (both creatively and professionally) as this relationship will shape the entire journey.
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In the UK, architects must be registered with the Architects Registration Board (ARB) and are typically members of the Royal Incorporation of Architects in Scotland (RIAS) or RIBA.
Jones Robbins Tobin is fully registered and insured, ensuring professional competence, regulatory compliance and ethical practice.
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Jones Robbins Tobin is a design-led architecture studio based in Edinburgh, specialising in high-quality residential architecture across Scotland and the UK. Clients choose Jones Robbins Tobin for thoughtful, context-driven design paired with clear communication and technical rigour.
Our work spans listed buildings, conservation areas, contemporary new builds and carefully crafted extensions. Jones Robbins Tobin balances creativity with deep knowledge of planning policy and construction, delivering homes that are both beautiful and practical. The experience is structured, transparent and collaborative throughout.
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Jones Robbins Tobin combines design ambition with structured service.
Our process is bespoke, context-driven and continually refined. We prioritise communication, realistic cost planning and visual clarity through tools such as 3D modelling and walkthroughs.
Our architecture focuses on proportion, light, materiality and craft, creating timeless buildings that perform well and age gracefully.
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Jones Robbins Tobin provides a full architectural service from concept design through planning, technical design, tendering and on-site contract administration.
During construction, Jones Robbins Tobin acts as Contract Administrator, overseeing quality, compliance and adherence to the agreed design.
While we administer the contract, responsibility for programme management and daily site operations remains with the contractor.
Budget & Costs
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Architectural fees typically depend on size, scope and complexity. Across Scotland, residential architect fees often range between 8-15% of construction cost.
At Jones Robbins Tobin, we prioritise clarity and transparency. Our fees are structured in line with RIBA Work Stages with a fixed fee agreed for each stage.
We begin with a Feasibility Study (£900-£1,500+VAT depending on scale). This ideas-led exploration tests options and establishes a realistic construction budget.
Architectural fees at Jones Robbins Tobin typically fall between 11–12% of total construction cost, depending on complexity and risk profile. Fees are paid in arrears upon completion of each work stage.
This structured approach provides certainty, control and confidence throughout the project.
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All Jones Robbins Tobin projects are site-specific, meaning construction costs vary depending on access, ground conditions, existing structures, specification level and complexity.
As an indicative guide based on recent residential projects delivered by Jones Robbins Tobin:
Conversions and major refurbishments: £1,800-£2,500 per m²
New build homes: £3,500-£4,500 per m²
These figures exclude VAT, professional fees and statutory costs.
Through careful detailing and intelligent design, Jones Robbins Tobin aims to balance quality, performance and cost, ensuring investment is directed where it adds long-term value.
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As a general guide, professional and statutory fees typically account for around 15% of the total construction cost.
For Jones Robbins Tobin projects, this may include:
Architectural fees
Structural engineer fees
Planning and building warrant fees
Measured and topographical surveys
Ground investigations
Specialist consultants (heritage, fire, acoustic, M&E, etc.)
Quantity surveyor (if appointed)
Jones Robbins Tobin discusses these allowances early in the process to ensure clients understand the full project budget, not just the build cost.
Planning & Permissions
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A significant amount.
Jones Robbins Tobin operates a highly collaborative design process. From early briefing to construction, we encourage meaningful client input and maintain structured, clear communication.
Our role is to guide, challenge and refine, translating your aspirations into architecture that feels personal, well considered and enduring.
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Yes. Jones Robbins Tobin has delivered numerous projects within listed buildings and conservation areas across Edinburgh and Scotland.
We approach heritage work as a constructive dialogue with local authorities and, where required, Historic Environment Scotland. Our work balances careful conservation with considered contemporary intervention, allowing historic buildings to evolve sensitively and sustainably.
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Every Jones Robbins Tobin project is unique so timelines vary depending on scope, complexity, planning requirements and site conditions.
As a general guide, Jones Robbins Tobin typically allows 6-9 months from project inception to the start of construction. Construction programmes then range from approximately 4 months upwards, depending on scale and complexity.
We prepare a detailed project programme early and review it at every stage, ensuring clarity and realistic expectations throughout.
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Many residential projects require planning permission, particularly new builds, extensions, listed buildings or works within conservation areas.
Jones Robbins Tobin assesses planning requirements at the earliest stage and advises on the most appropriate strategy, including permitted development where applicable.
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Jones Robbins Tobin typically recommends a competitive tender process, inviting carefully selected contractors suited to the scale and complexity of the project.
We manage the tender process, analyse submissions and advise on appointment, assessing cost, programme, experience and alignment with design intent.
Where appropriate, Jones Robbins Tobin may recommend a negotiated tender route to support early contractor involvement.
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Most residential projects require a structural engineer.
Jones Robbins Tobin works closely with experienced engineers and coordinates their appointment as part of the consultant team.
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Yes, most construction work in Scotland requires a Building Warrant before works begin.
Jones Robbins Tobin prepares and submits Building Warrant packages and manages the approval process through to consent.
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Jones Robbins Tobin has extensive experience working with Edinburgh and wider Scottish local authorities.
Our understanding of conservation guidance, development management and listed building consent processes allows us to anticipate constraints and maximise approval success.
Types of Projects
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Jones Robbins Tobin designs bespoke new homes across Scotland and the UK.
We guide clients through feasibility, site strategy and planning consent, including complex or sensitive plots.
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Alongside private residential architecture, Jones Robbins Tobin also works on commercial, cultural and mixed-use projects, applying the same design rigour and contextual thinking.
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Yes. Jones Robbins Tobin regularly collaborates with interior designers, landscape architects, lighting designers and specialist consultants to deliver cohesive, fully resolved projects.
Sustainability & Technology
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Sustainability is integrated into every Jones Robbins Tobin project. We apply fabric-first principles, passive design strategies and low-carbon material thinking as standard.
Where appropriate, Jones Robbins Tobin can design to advanced performance targets, including Passivhaus principles.
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Yes. Jones Robbins Tobin uses advanced 3D modelling and VR visualisation to help clients understand space, scale and light before construction begins.
Where We Work
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Jones Robbins Tobin is based in Edinburgh and works on residential projects throughout Scotland and across the UK. Our portfolio includes homes in Edinburgh and the Lothians alongside rural, coastal and countryside locations further afield.
We’re comfortable working across different local authority areas and with the particular planning, landscape and technical considerations that come with both urban and rural sites.
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No. While our team is based in Edinburgh, we work with clients throughout Scotland and across the wider UK. Our hybrid way of working allows us to remain closely involved wherever a project is located, combining site visits and face-to-face meetings with regular remote collaboration.
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Yes. We work on rural homes, country properties and new-build projects where landscape, access, local materials, planning policy and environmental performance require particularly careful consideration.