Frequently Asked Questions
Answers to common questions about design and build, commercial fit-out, shopfitting, restaurant fit-out, planning, Licence to Alter, costs and CDM. Can’t find what you need? Call 020 8960 8899 or send us your brief.
Design & Build · Commercial Fit-Out · Shopfitting & Retail · Restaurant & Hospitality Fit-Out · Office & Workplace Fit-Out · Planning & Approvals · Construction & Refurbishment · Project Costs & Procurement · Project Management & Construction · CDM & Construction Compliance · Choosing a Design & Build Contractor
DESIGN & BUILD
Design and build is a procurement route where the design and construction of a project are coordinated through one team. Instead of appointing an architect or designer separately from a contractor, the client can appoint a design and build contractor to manage both elements. This can provide greater continuity between design, pricing, procurement and construction, particularly for commercial fit-out, refurbishment, retail, hospitality and workplace projects.
Design and build can provide a more coordinated approach to construction, with the design developed alongside the practical requirements of the build. Having one team responsible for design and construction can simplify communication, improve coordination between consultants and contractors, and allow construction considerations to be addressed earlier. The suitability of design and build depends on the project, scope, procurement requirements and the client’s preferred level of involvement.
Yes. Design and build is commonly used for commercial fit-out, refurbishment, retail, restaurant, hospitality and workplace projects. It allows the design, technical requirements, procurement and construction programme to be considered together, which can be particularly useful when a business has a fixed opening date or needs to coordinate landlord approvals, building regulations and construction within a defined programme.
The scope depends on the project, but a design and build service can include feasibility, concept design, architectural design, interior design, planning applications, building regulations, technical drawings, consultant coordination, tendering or procurement, construction, project management and handover. Specialist consultants such as structural engineers, MEP engineers, fire consultants, planning consultants and other professionals can be appointed where required.
Yes, depending on the procurement arrangement. A client can appoint an independent architect or interior designer and separately appoint a contractor, or appoint a design and build contractor to provide both services. The appropriate route depends on the complexity of the project, the client’s preferred contractual structure, the required level of design control and how responsibilities are allocated.
COMMERCIAL FIT-OUT
A commercial fit-out is the process of preparing and completing an internal commercial space so it is suitable for its intended use. Depending on the project, this can include partitions, ceilings, flooring, lighting, electrical installations, mechanical services, plumbing, ventilation, kitchens, joinery, reception areas, furniture, decoration and specialist installations. Commercial fit-outs can be carried out for offices, retail units, restaurants, hospitality venues, showrooms and other business premises.
Commercial fit-out projects can include office fit-outs, retail fit-outs, restaurant fit-outs, hospitality projects, showroom fit-outs, workplace refurbishments and commercial refurbishments. The scope is developed around the building, the client’s requirements, the intended use, landlord requirements, planning and building regulations, budget and programme.
CAT A generally refers to the basic landlord-provided condition of a commercial property, including core building services and other fundamental finishes. CAT B is a more complete occupier fit-out, tailored to the requirements of the tenant or business and typically including partitions, finishes, lighting, furniture, meeting rooms, reception areas, kitchens and other specialist requirements. The exact scope of CAT A and CAT B varies between buildings and contracts, so the specification should always be reviewed carefully.
The cost of a commercial fit-out in London varies significantly depending on the size and condition of the premises, specification, location, mechanical and electrical requirements, kitchen or specialist equipment, finishes, joinery, fire safety requirements, landlord requirements and programme. A detailed cost assessment should be prepared once the scope and specification are sufficiently developed.
The programme depends on the size, complexity and specification of the project. A typical commercial fit-out may involve several stages, including design, planning or landlord approvals, building regulations, technical coordination, procurement and construction. Complex restaurant, retail and hospitality projects can require additional time because of specialist services, equipment, extraction, fire safety and bespoke installations.
Yes. Commercial fit-outs often require coordination with the landlord, managing agent and their professional advisers. Depending on the lease and proposed works, this may involve a Licence to Alter, landlord approval, technical submissions, structural information, MEP information, fire strategy and other documentation. The requirements should be established at an early stage to avoid unnecessary delays.
SHOPFITTING & RETAIL
Shopfitting is the design, manufacture, installation and construction of the internal and external elements required to create a finished retail environment. This can include shopfronts, display units, counters, shelving, lighting, flooring, ceilings, partitions, signage, bespoke joinery, mechanical and electrical services and decorative finishes.
Shopfitting is generally focused on retail environments and the specialist requirements of stores, including customer circulation, product displays, shelving, counters, branded interiors and shopfronts. Commercial fit-out is a broader term covering offices, retail, restaurants, hospitality and other commercial premises. A retail project can therefore include both general fit-out and specialist shopfitting.
Yes. A retail project can be delivered as a complete design and build service or through separate design and construction appointments. The scope can include architectural design, interior design, shopfront alterations, planning, landlord approvals, Licence to Alter, technical design, bespoke joinery, procurement and construction.
Yes. Shopfront design can include the entrance, glazing, doors, framing, signage integration, lighting, materials and associated external alterations. Where the property is within a conservation area, listed building or other sensitive location, additional planning or heritage considerations may apply.
Some shopfront alterations may require planning permission, particularly where the external appearance of a building is being changed. Listed buildings, conservation areas and properties subject to specific planning restrictions may have additional requirements. The planning position should be checked before works begin.
RESTAURANT & HOSPITALITY FIT-OUT
A restaurant fit-out can involve architectural design, interior design, space planning, kitchen planning, back-of-house areas, customer areas, lighting, finishes, bespoke joinery, mechanical and electrical services, ventilation, extraction, fire safety and accessibility. Planning permission, change of use, building regulations, landlord approval and a Licence to Alter may also be relevant depending on the premises and proposed works.
Yes. Restaurant projects often require specialist ventilation and extraction design. We coordinate with appropriately qualified mechanical and electrical engineers and other specialist consultants to integrate ventilation, kitchen extraction, air conditioning and other building services into the architectural and interior design.
Potentially, subject to the building’s planning and heritage constraints. Listed buildings can require listed building consent in addition to other approvals, and alterations need to be carefully considered in relation to the historic fabric and character of the property. Specialist heritage and planning advice may be required.
OFFICE & WORKPLACE FIT-OUT
An office fit-out transforms a commercial space into a functioning workplace. Depending on the brief, this can include space planning, partitions, meeting rooms, reception areas, breakout spaces, kitchens, lighting, electrical services, data infrastructure, flooring, ceilings, furniture, acoustic treatments and bespoke joinery.
Yes. An office refurbishment can be delivered through a design-only appointment, a contractor-led procurement route or a design and build service. The project can include workplace planning, interior design, technical design, building regulations, MEP coordination, procurement and construction.
PLANNING & APPROVALS
Not every internal commercial fit-out requires planning permission, but planning may be required for changes of use, external alterations, shopfronts, extensions, signage or other works depending on the property and proposal. Listed buildings, conservation areas and properties subject to specific planning conditions require additional consideration. The planning position should be established before work starts.
A Licence to Alter is formal consent from a landlord allowing a tenant to carry out specified alterations to leased premises. It is separate from planning permission and building regulations approval. Commercial tenants may need a Licence to Alter before undertaking structural alterations, shopfront changes, mechanical and electrical works or other alterations identified by the lease or landlord.
Planning permission is a statutory planning approval issued by the local planning authority. A Licence to Alter is a contractual approval between a commercial tenant and landlord. A project may require one, both or neither depending on the proposed works, lease and planning circumstances.
Yes. A Licence to Alter package can include architectural drawings, proposed layouts, elevations, sections, specifications and supporting technical information. Where required, structural engineers, MEP consultants, fire consultants and other specialists can provide additional information for the landlord’s professional advisers.
Many commercial fit-outs involve work that falls within the scope of the Building Regulations. The requirements depend on the proposed alterations and the building. They can cover areas such as fire safety, structure, accessibility, ventilation, sanitation, energy performance and electrical or mechanical installations. The design team and building control body should establish the relevant requirements for each project.
Planning permission considers whether a proposed development is acceptable in relation to the use, appearance, location and wider planning policies. Building regulations deal with the technical and construction requirements of the work, including matters such as structural safety, fire safety, accessibility, ventilation and energy performance. A project may require both approvals.
CONSTRUCTION & REFURBISHMENT
Yes. Commercial refurbishment can involve reconfiguring an existing property, upgrading finishes and services, improving layouts, replacing installations or completely transforming a commercial premises. The scope can include design, planning, landlord approvals, building regulations, procurement and construction.
Some refurbishment projects can be planned around an occupied building, depending on the nature of the works and the client’s operational requirements. Construction phasing, access, noise, working hours, fire safety, temporary services and separation from occupied areas can be considered as part of the project planning.
Yes, subject to the relevant planning and heritage requirements. Listed and historic buildings require careful consideration of existing materials, structure and architectural features. Depending on the proposal, listed building consent, planning permission and specialist heritage advice may be required.
Yes. Architecture and fit-out projects often require input from structural engineers, mechanical and electrical engineers, fire consultants, energy consultants, acoustic consultants, planning consultants and other specialists. These consultants can be appointed and coordinated as part of the wider project team where required.
PROJECT COSTS & PROCUREMENT
The cost of a shop fit-out depends on the size and condition of the unit, specification, location, shopfront, mechanical and electrical requirements, lighting, bespoke joinery, finishes, signage and specialist installations. A realistic budget can be developed once the existing premises and proposed scope have been assessed.
Restaurant fit-out costs can vary considerably because of commercial kitchen equipment, extraction, ventilation, electrical capacity, plumbing, fire safety, finishes, furniture and bespoke elements. The existing condition of the premises and landlord requirements can also have a significant effect on the final cost.
A fixed construction price can be provided where the scope, design, specification and information are sufficiently developed to price the works accurately. The basis of the price, exclusions, provisional sums, client changes and any assumptions should be clearly identified within the contract and pricing documents.
Architectural and design fees can be structured in different ways depending on the project. These may include a fixed fee for an agreed scope, stage-by-stage fees, hourly or day rates for specific services, or a percentage of the construction cost. The appropriate structure depends on the size, complexity and level of service required.
PROJECT MANAGEMENT & CONSTRUCTION
Yes. Depending on the agreed scope, project management and construction coordination can cover design development, consultant coordination, procurement, programme management, contractor coordination, site meetings, construction information, quality control and handover.
Yes. Construction information can include detailed plans, elevations, sections, construction details, schedules and specifications, coordinated with structural, mechanical, electrical and other specialist information where required. The level of detail depends on the project and the agreed design scope.
Yes. A project can be delivered using LCC’s design and build service or through an independently appointed contractor. We also work with specialist consultants and contractors where their expertise is required, including structural engineers, MEP engineers, fire consultants, planning consultants, heritage consultants, quantity surveyors and other professionals.
Yes. LCC undertakes construction, refurbishment, commercial fit-out and shopfitting projects across London and the surrounding areas. Projects can include retail units, restaurants, offices, hospitality venues, commercial premises and residential properties.
We work across Central, West, North, South and East London, depending on the project requirements. Our commercial fit-out, shopfitting, refurbishment and construction services can be provided across Greater London and surrounding areas.
CDM & CONSTRUCTION COMPLIANCE
The Construction (Design and Management) Regulations 2015 set out duties for clients, designers and contractors involved in construction projects in Great Britain. They are intended to help ensure health and safety is considered throughout the planning, design and construction process.
The Principal Designer is responsible for coordinating health and safety matters during the pre-construction phase where the CDM 2015 requirements apply. The role involves coordinating design decisions and ensuring relevant health and safety information is considered and communicated between the project team.
Principal Designer services can be provided where they form part of the agreed project appointment and where the appropriate competence and arrangements are in place. Depending on the project, we can also work alongside specialist CDM and health and safety consultants where additional expertise is required.
CHOOSING A DESIGN & BUILD CONTRACTOR
When appointing a commercial fit-out contractor, clients should consider relevant project experience, technical capability, construction management, health and safety procedures, insurance, financial standing, references, programme management and the contractor’s ability to coordinate the wider design and construction team. The contractor should also clearly define the scope of works, exclusions, programme and commercial terms before construction begins.
A fit-out contractor typically specialises in completing internal commercial environments and coordinating the specialist trades and services required to make a space operational. A general builder may undertake a broader range of construction work. For commercial projects, the appropriate contractor depends on the building, scope, technical requirements and intended use.
Using one company for design and construction can create a more direct connection between the design team and the construction team. Design decisions can be considered alongside buildability, procurement, programme and cost, while the client has a single organisation coordinating the overall delivery. It is one procurement option among several, and the most appropriate route depends on the individual project.
Yes. Depending on the project, a full commercial fit-out can take a property from an empty shell or existing condition through design, approvals, procurement and construction to a completed and operational space. The scope can include partitions, ceilings, flooring, lighting, mechanical and electrical services, plumbing, joinery, decoration, furniture and specialist installations.
Yes. Early advice can be valuable before committing to a commercial property. Depending on the project, we can review the premises and consider the proposed layout, use, planning position, landlord requirements, Licence to Alter, building regulations, access, services, fit-out requirements and potential construction constraints. This can help identify important project considerations before a lease is signed.
Yes. A measured survey or existing-condition survey can be arranged before design work begins. Accurate information about the existing premises provides a reliable basis for space planning, architectural drawings, interior design, landlord submissions and construction information.
Before construction begins, the project may need to progress through feasibility, surveys, design development, cost planning, planning or landlord approvals, Licence to Alter, building regulations, technical design, procurement and contractor programming. The exact sequence depends on the project and the required approvals.
Yes. We can work with an existing planning approval and develop the project through detailed design, building regulations, technical drawings and construction, subject to reviewing the existing information. We can also coordinate with the existing architect, planning consultant, structural engineer or other members of the design team where appropriate.
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