ONYX Architecture

1. Initial Consultation
We’ll start with a conversation to understand what you’re looking to achieve — whether it's a home office, bedroom, utility, or open-plan extension. We’ll assess feasibility, give early advice, and talk through your budget, timescales, and council requirements.

2. Measured Survey
We carry out a detailed survey of your existing garage and surrounding areas, capturing accurate dimensions. This allows us to produce the base CAD drawings for design and submission purposes.

3. Concept Design
We’ll explore layout options that make best use of the space, and show you how it can connect seamlessly with the rest of your home. This may include:

Internal wall layouts

New windows/doors

Heating & insulation proposals

Stair access (if part of a larger alteration)

4. Planning Permission (if required)
Garage conversions in Scotland often fall under permitted development, but not always. If planning is required — e.g. for external alterations or if your property is in a conservation area — we’ll prepare and submit all documentation and liaise with the council on your behalf.

5. Building Warrant Application
All garage conversions require a Building Warrant in Scotland. We’ll handle the full technical package:

Existing and proposed drawings

Insulation and U-value compliance

Ventilation strategy

Drainage alterations (if applicable)

Fire safety and structural changes

We coordinate with structural engineers if any load-bearing elements are involved.

6. Contractor Selection
We can help advise on trusted local builders and ensure they understand the approved warrant drawings. If you already have a contractor in mind, we’ll make sure they have everything they need to price and build accurately.

7. Construction & Site Support
Once the warrant is approved, construction can begin. Depending on your needs, we can offer support during the build to ensure the design is followed and the project is on track.

8. Completion Certificate
After the work is done, a completion inspection will be arranged with the council. Once they’re satisfied everything has been built to spec, you’ll receive your official completion certificate — essential for future property sales or re-mortgaging.

We make the process simple. At ONYX, our focus is on clarity, compliance, and creating space that adds value to your home.

A loft conversion is one of the most cost-effective ways to add space and value to your home — but not every loft is immediately suitable. Here’s what to look for:

1. Head Height
The golden rule: you’ll ideally need at least 2.2 metres of vertical height from floor to ridge (before any floor or insulation build-up). If you fall short, a dormer or roof lift may be needed.

2. Roof Structure
Traditional cut roofs (older properties) are often easier to convert, while modern trussed roofs (post-1960s) may need additional structural work. We’ll assess this during our initial survey.

3. Access for Stairs
You’ll need a practical route for a staircase — often over the existing stairwell. We design stair layouts that are both space-saving and building-reg compliant.

4. Floor Strength
Loft joists aren’t typically strong enough to support a habitable room, so new structural flooring is usually required. This is covered in your building warrant application and supported by a structural engineer.

5. Natural Light & Ventilation
Planning regulations require natural daylight and ventilation. Roof windows (Velux) or dormers are common solutions — both can be designed to complement the existing roofline.

6. Building Regulations
Even if you don’t need planning permission, all loft conversions must have a Building Warrant in Scotland. This covers structural safety, insulation, fire protection, stairs, and escape routes.

7. Chimneys, Water Tanks or Obstructions
Older lofts may have chimneys, cold water tanks, or services running through the space. These can be relocated, boxed in, or designed around depending on your budget.

1. Initial Consultation & Feasibility
We’ll start with a free consultation to assess your goals, budget, and whether the loft is suitable for conversion. We’ll look at:

Head height

Roof type

Access potential

Structural implications

Likelihood of planning and building warrant approval

2. Measured Survey
We’ll carry out a full measured survey of your property — including roof structure, loft space, and surrounding rooms — so we can prepare accurate drawings.

3. Concept Design
Our team will develop layout options that maximise the space — whether it’s an extra bedroom, home office, or ensuite master suite. We’ll show:

Floor layouts

Dormer options (if needed)

Stair positioning

Roof windows or Veluxes

Built-in storage ideas

4. Planning Permission (if required)
Many loft conversions in Scotland are permitted development, but we’ll advise if planning is needed — especially for:

Dormers to the front elevation

Properties in conservation areas

Roof height alterations or major dormer extensions

If required, we’ll submit your application and liaise directly with the planning department.

5. Building Warrant Application
All loft conversions in Scotland need a Building Warrant.
We handle the full technical package including:

Existing and proposed plans

Structural layout

U‑value and insulation compliance

Ventilation and fire safety

Stair and balustrade design

We also coordinate with a structural engineer (SER) as part of the submission.

6. Contractor Engagement
Once your warrant is approved, we’ll help connect you with reputable builders or review drawings with your chosen contractor. We make sure everything is clear and build-ready.

7. Construction Phase
Construction usually takes 6–8 weeks depending on scale. If needed, we can carry out site visits or offer support throughout the build to ensure everything follows the approved design and meets building standards.

8. Completion Certificate
Once the work is finished, we’ll assist in submitting the final paperwork and arranging the completion inspection with the local council. After sign-off, you’ll receive your official completion certificate — essential for selling, remortgaging, or future valuations.

At ONYX Architecture, the best part of what we do is seeing a client’s vision become reality — taking an idea that starts as a sketch or a conversation and turning it into a built, usable space that transforms the way they live or work.

We love the variety — every project is different, every client has their own story, and every site brings its own challenges. Whether it’s unlocking hidden space in a loft, converting a neglected barn, or helping someone build their forever home, it’s incredibly rewarding to guide people through the process and make it achievable.

There’s also huge satisfaction in knowing that what we design has a real impact — improving homes, boosting property value, and creating better, more efficient buildings across Scotland.

At the core, we just love solving problems through design.

ONYX Architecture was born from a desire to do things differently — to offer a more personal, transparent, and design-led service for clients across Scotland.

We were tired of seeing people overwhelmed by planning rules, building regulations, and unclear advice. We wanted to build a practice that simplified the process, delivered real value, and gave clients confidence from start to finish.

Starting ONYX meant we could take control of the entire experience — offering not just architectural design, but complete support through planning, building warrants, and construction. It also gave us the freedom to focus on what matters most: building strong relationships, crafting good design, and delivering projects that truly work for the people using them.

Because we make the process simple, personal, and professional — from first sketch to final sign-off.

At ONYX Architecture, we don’t just draw plans. We guide you through the full journey — from design to planning permission, building warrant approvals, and working with contractors. We handle the details, chase the paperwork, and keep things moving so you don’t have to.

What sets us apart:

Local Knowledge: We know Scottish planning and building regulations inside out.

Straight-Talking Advice: We’ll always give you clear, honest feedback — no jargon, no false promises.

Tailored Designs: Whether it's a loft, extension, or full new-build, we design spaces that work for real life — not just the drawing board.

Reliable Turnaround: We stick to timelines and keep you updated at every stage.

One Point of Contact: You're not passed around a big team. You deal directly with us — the people designing your project.

We care about your project as much as you do — and we’re here to make it happen, the right way.

Yes — we offer a fully remote service for clients across Scotland and beyond.

Whether you're based in the Highlands, the Islands, or the Central Belt, we can handle everything from initial consultations to planning applications and building warrant drawings without needing in-person meetings.

Here's how it works:

Online Consultations: We use video calls, screen sharing, and digital whiteboards to walk through ideas and plans.

Digital Surveys: Where a measured survey is required, we can arrange for a local surveyor or guide you through capturing the necessary dimensions and photos yourself (ideal for straightforward projects).

Cloud-Based Drawings: All design drawings, revisions, and technical documents are shared securely online for easy review and feedback.

Planning & Building Warrant Submissions: All applications are submitted digitally, and we liaise directly with the local authority on your behalf.

Ongoing Communication: We keep in touch by phone, email, or video throughout the entire project — whatever suits you best.

This flexible, streamlined approach allows us to support homeowners, developers, and builders anywhere in Scotland — without compromising on service, detail, or design quality.