Sketch design: from idea to building plan for your home
An extension, an extra storey or a new layout starts with a question: what fits, and what will it look like? A sketch design makes that question visible, based on your existing home. Once you choose a direction, we develop the sketch into a building plan you can take to the municipality, the structural engineer and the contractor.
Sketch options based on the real dimensions of your home
Early insight into the zoning plan, design review, structure and budget
A building plan that leads straight into the drawings and the permit application
A sketch is the moment to choose, before much time and money goes into drawings.
01 / Extending
Rear or side extension
How deep can the extension be, where does the daylight come from and how does the new space connect to the existing home?
02 / Building up
Roof extension or extra storey
A sketch shows how tall and how large the addition will be in relation to the neighbours and the street.
03 / Layout
A new floor plan
Kitchen to the rear, an extra bedroom or an open staircase: options side by side make the choice concrete.
04 / Consultation
Discussing with the owners' association or neighbours
A clear sketch makes it easier to ask for consent or to bring objections to the table early.
05 / Municipality
Preliminary consultation on feasibility
With a sketch you can discuss with the municipality beforehand whether the plan fits the zoning plan and the design review rules.
06 / Budget
A first price indication
A contractor can give a rough indication based on a sketch, so you know whether the plan fits your budget.
The sketch design
What a sketch design shows
A sketch is about choices in broad lines. Details follow once the direction is fixed.
Contents of the sketch
Layout and dimensions of the new situation in broad lines
Volume and height in relation to the neighbours and the street
Daylight, sightlines and the connection between inside and outside
A few options side by side, with their pros and cons
The points that need further study, such as structure, zoning plan and design review
The basis is always a drawing of the existing situation. If you do not have one yet, you can request the old building drawing or we survey the home. Requesting building drawings
Realistic expectations
What a sketch design is not yet
A sketch helps you choose, but it is not the end product.
Next steps
Not a permit drawing: an application requires worked-out drawings of the existing and new situation. Permits and advice
Not a structural calculation: for an opening, a roof extension or an extension, a structural engineer has to check the load-bearing capacity. Structural calculations
Not a construction drawing: building on site requires details, materials and dimensions. Building drawings
In the building plan the chosen sketch becomes a coherent whole that you can have assessed, priced and developed.
Parts of the building plan
Floor plans, elevations and sections of the new situation to scale
The position of the building on the plot
Material and colour of facade and roof in broad lines
The structural principle, as a starting point for the structural engineer
A short plan description of what changes
Looking for the building plan of an existing property, such as your own home or an earlier alteration? You will find it in the building file. How to request the building file
From idea to plan
The route in five steps
Introduction and existing situation
You tell us what you want to achieve. We look at the home, the available drawings and the rules that apply to the plot.
Sketch options
We work out a few directions and show what each option means for space, light and budget.
Choice and check
Together we choose a direction. Where needed, we check it against the zoning plan, the design review rules and the structural possibilities.
Developing the building plan
The chosen option becomes a coherent building plan to scale, with a short description of the interventions.
On to drawings and permit
The building plan forms the basis for the building drawings, the calculations and, where needed, the permit application.
Getting started
What can you send us?
A complete file is not needed. With this basic information we can assess your question well.
Useful to include
The address and a short description of your wish
Existing drawings or the building file, if you have them
Photos of the home, inside and outside
Whether it is an apartment with an owners' association or a ground-level house
Frequently asked questions about sketch design and building plans
What is the difference between a sketch design and a building drawing?
A sketch design shows in broad lines what is possible: layout, dimensions, volume and daylight. A building drawing records the chosen plan to scale and with dimensions, so it can be assessed, priced and built.
Can I apply for a permit with a sketch design?
Usually not. An application generally requires worked-out drawings of the existing and new situation, often with structural information. A sketch is well suited, however, to discuss feasibility with the municipality beforehand.
Do I need a drawing of the existing situation?
Yes, a sketch is only reliable if it starts from the real dimensions. You can request the old building drawing from the archive or the municipality. If there is none, or it no longer matches, we survey the home.
How many options will I see?
We agree on that per project. Usually we work out a few clearly different directions, so you can compare them without getting lost in detail.
Can a contractor give a price based on a sketch?
A contractor can give a rough indication based on a sketch. A fixed price requires worked-out drawings and a description of materials and structure.
What does a sketch design cost?
That depends on the size of the home, the question and the number of options. After a short introduction you receive a proposal with the scope of work and the costs.
