For developers & investors · North London
What does an architect do on a mixed-use or commercial new-build?
Mixed-use and commercial new-build schemes with street-level retail and homes or offices above: feasibility, planning, BNG, CIL and tender-ready drawings.
Reviewed by Dor Cohen, RIBA Chartered Architect, ARB Registered
Commercial new-build in short
On a commercial or mixed-use new-build, the architect tests the site's capacity, designs the scheme to satisfy planning policy and building regulations, coordinates consultants and produces drawings contractors can price. We focus on keeping the approved design intact through tender, drawing on a decade running a construction firm.
Who it's for
- Developers of mixed-use schemes
- Owners redeveloping commercial sites
- Investors seeking planning uplift
What we deliver, stage by stage
Stage 0–1
Capacity study, policy review and 3D massing with area schedules by use.
Stage 2
Concept scheme in 3D with area schedules, so the numbers and the design are tested together.
Stage 3
Planning drawings, design and access statement and coordination of specialist reports, managed through to a decision.
Stage 4+
Technical drawings and specification written with a contractor's eye, so tenders come back accurate.
Planning and regulations that apply
General guidance only. Rules change and every site is different, so we confirm what applies to yours.
- Full planning permissionNew commercial and mixed-use buildings need full planning permission.
- Biodiversity Net GainA 10% biodiversity net gain is mandatory for most new development. GOV.UK: Biodiversity Net Gain
- Community Infrastructure LevyNew floorspace is usually liable for borough and Mayoral CIL. GOV.UK: Community Infrastructure Levy
Local planning knowledge
Commercial new-build across North London and South Hertfordshire
Every council reads the national rules through its own guidance. Here's what usually matters in the boroughs we work in.
Barnet
Barnet Residential Design Guidance SPD
Barnet's growth areas such as Brent Cross and Colindale take higher density; elsewhere suburban character and parking policy shape what a site can yield.
Camden
Camden Planning Guidance: Home Improvements
Camden expects high design quality and affordable housing contributions on qualifying schemes; conservation areas cover much of the borough.
Brent
Brent Residential Extensions and Alterations SPD
Brent has major growth areas around Wembley and along transport corridors, where taller, denser schemes are supported in principle.
Haringey
Haringey Local Plan and conservation area appraisals
Haringey's east has regeneration areas, while western neighbourhoods like Highgate and Muswell Hill are more constrained by heritage.
Harrow
Harrow Residential Design Guide SPD
Harrow directs most growth to Harrow town centre and Wealdstone; suburban sites are judged on character and parking.
Hertsmere
Hertsmere Local Plan and Green Belt policy
Green Belt covers most of Hertsmere, so development is focused on existing towns such as Borehamwood and Potters Bar.
Is your site in a conservation area?
Enter your full address to check conservation areas, listed buildings, Article 4, Green Belt and flood zones before you design anything.
Check your address
Common risks and how we handle them
- Design watered down at tenderTechnical drawings are written so the contractor prices what was approved.
- Ground-floor uses that don't letRetail and commercial frontages are sized against the local market and policy.
Related
Questions
Everything you need to know about working with DOR Architects.
Yes: structural, M&E, planning, transport and ecology consultants as the scheme needs.
Yes. Technical design and tender support keep the scheme intact through construction.
We focus on London and South Hertfordshire.
Per project, in a written proposal after we understand the site and brief.
Yes. We're based in Golders Green, North West London, and work on commercial new-build across Barnet, Camden, Brent, Haringey, Harrow and South Hertfordshire. Each council has its own design guidance, which we check for your site from the start.
Use our free conservation area and site checker. Enter the full address and it checks conservation areas, listed buildings, Article 4 directions, Green Belt and flood zones, then explains what each means.
Councils aim to decide minor applications within 8 weeks and major applications within 13 weeks of validation. Pre-application advice beforehand usually adds a few weeks but reduces risk.
Tell us about your site
Send us a WhatsApp message with the address and your aims. We'll reply with next steps.