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We are a RIAS Chartered Practice with over 40 years of Architecture experience in the Scottish Highlands. We provide a complete Architecture and Planning service in Inverness, supported by in-house chartered planners, engineers, environmentalists, ecologists, landscape architects and infrastructure specialists.

The Mabbett Architecture Team in Inverness offers our clients a comprehensive approach to the delivery of projects, (be they small or large scale), from initial feasibility studies all the way through to construction on site and ultimately the completion of your project, along the way navigating your project through sketch designs, planning applications, building warrant, tendering, construction on site and through the completion stages ready and fit for the purpose intended. We work in collaboration with allied professionals such as structural engineers, mechanical & electrical engineers, quantity surveyors and CDM advisors to form a Design Team able to see your project through from inception to completion.

Ultimately, our Team is driven by both good design and by results. We take great pride in securing positive results and consents for our clients allowing them to implement their projects and ideas in full.

Our in-house team includes RIBA and RIAS Chartered Architects with support from CIAT Architectural Technicians and SAP (energy) accredited assessors. This is in addition to our RTPI accredited Town Planning and Environmental Planning teams who are experienced in the delivery of successful renewable and low carbon energy, waste, minerals, commercial, industrial and residential developments throughout the UK and Ireland. We can provide a bespoke service for all scales of developments and welcome early discussions to understand your needs.

We have provided architecture design for the following building types.

  • One-Off Houses
  • General Housing & Flatted Developments
  • Affordable Housing Developments
  • Country Estates
  • Commercial Buildings
  • Retail Units
  • Industrial Buildings
  • Bespoke Processing Units
  • Cafes, Restaurant and Bars
  • Swimming Pools
  • Hotels, Guest Houses & Holiday Apartments, Lodges and Hostels
  • Building Conversions & Renovations (including Listed Buildings)
  • University Buildings
  • Offices
  • Agricultural Buildings
  • Community Centres
  • Football Stadium
  • Dental Surgery
  • Doctor’s Surgery

We have a wide and diverse client base. 

  • Private Landowners
  • Private individuals, 
  • Housing Associations in both urban and rural settings, 
  • Country estates and farms
  • Property developers
  • Hotel and Tourism operators 
  • Commercial and Retail Business
  • Office based business
  • Industrial Sector Business
  • Leisure Sector Operators.

Our Architects are experienced and proficient at undertaking the following project stages of the architecture process.

  • Feasibility Studies and Architectural Design
  • Planning Applications
  • Planning Decision
  • Building Warrant Application
  • Building Warrant Process
  • Production Information
  • Tendering
  • Works on Site
  • Completion
  • Final Certification

Our architectural services in Inverness

Feasibility Studies and Architectural Design

Our architectural concepts and designs are meticulously crafted to provide a bespoke, considered solution which reflects your requirements illustrated and brought to life in stunning three-dimensional visualisations using the latest software alongside our in-house experts eye for detail.

Administration of consents

The Mabbett Architectural team are experienced in preparing and administering planning consents and building warrants as outlined below, some of which may well be relevant depending on your project site, its history and its constraints.

  • Full Planning Permission: This is the most common type of application and covers the majority of applications for new buildings, extensions, alterations to existing buildings and changing the use of a building or piece of land. Full details of your proposals need to be submitted for this type of consent. These consents usually last for three years.
  • Planning in Principle, (PIP Application):  This type of application allows you to apply for consent without providing full details of the design or siting at the outset. This consent does not actually allow you to start your development – it confirms that the proposal is acceptable in principle, and usually lasts for three years. A new application will need to be submitted giving the full details of the proposals before any development can commence, most usually an MSC application as noted below.
  • Approval of Matters specified in a Condition, (MSC Application): This type of application needs to be submitted following the granting of planning permission for Permission in Principle and should include full details of the proposal as well as any other information requested as part of the conditions of the original consent. These consents usually last for two years.
  • Non-Material Variation: This type of application is to apply for changes to a full Planning Permission or MSC application that are minor and considered to be ‘Non-Material’ to the consent as approved.
  • Conservation Area Consent: This type of application is to apply to demolish a structure within a Conservation Area.
  • Listed Building Consent: This type of application is required for most works to a listed building, internal or external need listed building consent, and they may also need full planning permission.
  • Agricultural Prior Notification: This type of Application is for developments of agricultural buildings on farm holdings. The Planning Authority has 28 days to determine whether or not the proposal is deemed ‘permitted development’.
  • Building Warrant: for Building Control there are two main types of application. This type of application requires proposals to demonstrate compliance with the Building Technical Standards (regulations). The scope varies according to building type.
  • Building Warrant Amendment: This type of application is in effect a ‘mini’ Building Warrant Application which varies the original Warrant to incorporate changes to the design necessitating consideration under the Building Standards (regulations).

Management of Applications

In conjunction with our in-house Planning Team we are dedicated to simplifying the process of planning and building warrant applications and helping to bring a project vision to life. Whether the client is a homeowner, developer, or business owner, we are here to assist at every step of the way.

Our expert team understands the complexities of navigating through planning and building regulations, permits, and approvals. From minor alterations to large-scale developments, we are able to handle all types of applications with precision and efficiency.

Listed Building Renovations

Our meticulous approach to listed building renovation encompasses architectural detailing, structural alterations, and the integration of sustainable technologies.

3D Presentation

Our skilled team of architects and 3D visualisation experts work closely to meticulously craft a bespoke virtual experience tailored to your project.

Building Conversions

Whether you’re seeking to transform a historic landmark into a boutique hotel, convert an old factory into trendy loft apartments, or repurpose a commercial space into a vibrant retail destination, we have the expertise to bring your vision to fruition.

SAPS/ EPC Certification

With SAPS/EPC certification, we adhere to rigorous standards, ensuring that our designs optimize energy efficiency, reduce carbon emissions, and promote long-term sustainability.

Title Deed Plans

We are able to prepare Title Deed Plans which comply with the requirements of the National Registers of Scotland, which would be submitted by the legal profession for recording.

Why Use a Chartered Architect in Glasgow?

  • Imagination, value for money and freedom from worry are just some of the reasons why using a Chartered Architect makes sense.
  • Whatever the size of your building project, it makes sense to consult a professional. Architects offer unrivalled training and experience in the design and construction of buildings. Architects provide a service that extends well beyond preparing a set of drawings. Adept at identifying the aspirations and needs of their clients, architects will bring their special skills, knowledge and experience to a project.
  • Not only can architects provide value for money, but professional attention to detail will achieve value through the most efficient use of space and careful selection of materials and finishes. Environmental sensitivity, energy efficiency, low running and maintenance costs can bring extra benefits to your project and long term savings.
  • Architects can guide you through the complex procedures of planning permission and building regulations and monitor the builder’s programme of works through to completion. RIAS members are obliged to carry professional indemnity insurance – giving your piece of mind.
  • Whether you are looking for tradition or innovation, boldness or understatement, an architect can lift your project out of the ordinary. Many people will offer to alter your building. It takes an architect to maximise its potential and to do it with flair, imagination and style.
  • A building project, whatever its scale can be daunting, but the same basic criteria apply, be it a simple house extension or a large office development. When you use a Chartered Architect you are employing someone who has undertaken seven years of professional training, the longest in the building industry. Anyone styling themselves ‘building consultant’, ‘architectural designer’, ‘plan drawer’ and so on is unlikely to be an architect and are very unlikely to have comparable skills or knowledge.

Architecture design project stages

Feasibility Studies and Architectural Design

Our architectural concepts and designs are meticulously crafted to provide a bespoke, considered solution which reflects your requirements illustrated and brought to life in stunning three-dimensional visualisations using the latest software alongside our in-house experts eye for detail.

Planning Applications

Preparation of drawings and supporting documents and submission to the Planning Authority. The development and refining of the design solution to suit the client’s requirements and prepare drawings and supporting documents suitable for a Planning Application, in conjunction with other specialists such as tree specialists, drainage engineers, landscape architects, topographical surveyors and ecologists. Thereafter the application would be submitted on behalf of the client.

Liaison with the planning authority, their consultees and other specialists to ensure your project at the outset satisfies your requirements and where challenged, we can help you to refine and hone the proposal (if this is the desired route) into a solution supported by the Planning Officer and/or Planning Committee.


Planning Decision

Report and advise on Planning Conditions applied to the Planning Decision Notice.

Planning Consents are usually granted with Planning Conditions and in some cases legal agreements attached some of which require to be cleared before the Consent can be implemented. We would address these Conditions and assist with the review of agreements, providing the required information within the required timescales, in collaboration with other consultants and you as our client to keep the project delivery very much at the forefront of the process.


Building Warrant Application

Prepare a package of construction drawings and specifications in liaison with other consultants to comply with the Building Regulations under a Building Warrant application.

The stage following receipt of a Planning Decision is Building Warrant. This develops the design in construction terms to meet the requirements of the Building Technical Standards (Regulations). They address aspects such as structural stability, fire protection and escape, accessibility, safety, noise, energy, longevity and sustainability of the building. We would have detailed discussions with our client to determine their wishes in relation to materials choices and finishes, heating systems and renewable energy to develop the design approved under the Planning Consent. The drawings and specifications prepared for this stage identify the specifics in greater construction detail to illustrate how the building will be constructed and with what materials, in order to comply with the requirements of the Technical Standards. These are prepared with collaboration with allied professions as may be required such as a structural engineer, environmental engineers, Health & Safety consultants and other specialists. When complete they would be submitted under a Building Warrant Application for assessment by the Local Authority’s Building Control Department.


Building Warrant Process

Liaise with Building Control on the application process making adjustments to the proposals to meet the Building Regulations.

Once submitted and registered a Building Warrant Application is allocated to a Building Control Officer who will assess the proposals and respond with any points requiring clarification. We would make revisions and re-submissions as may be required to address the points raised, to enable the Building Warrant to be issued. 


Production Information

The provision of further detailed information and product selection for incorporation into relevant Tendering documentation.

Whilst the Building Warrant illustrates the factors required to meet the regulation requirements it is not specific upon the make or model of any components within the construction. For example, it may dictate that there is a specific grade of fire door in a particular location, but not whether that door is paint finish or oak finish, for example. Production Information development identifies, with input from the client and specialists, the exact make of model of a component or material that will be used in the construction, from sanitaryware to floor tiles. This information will be used to draft a Specification Document, or Bills of Quantity, (prepared by a Quantity Surveyor), to provide a comprehensive breakdown which would be used to price the project by tendering contractors. We would also prepare information to a Health & Safety (CDM) consultant to enable them to prepare a Pre-Construction Information Pack for issue to the tendering contractors in order to provide compliance with the Health & Safety (CDM) Regulations.



Issue Tendering documentation to contractors for Tendering and the reporting and recommendations from the returned documents.

When the Production Information is complete, and the Specification Document or Bills of Quantity is prepared, and all of this information is issued to an agreed list of contractors. During the time given for priced we would answer any queries raised and circulate these questions and answers to all tendering contractors, so they are all appraised of any clarifications sought, to ensure the tendering process is transparent and as fair as possible. 

When Tenders are returned at a due date and time, they are opened and checked arithmetically, and any qualifications addressed. We would then prepare a Tender Recommendation Report for our client and discuss next steps.


Works on Site

Periodic Visits, Inspections, Meetings, Payment and query responses during the construction phase of the project. 

Once a contractor is selected a Pre-Start Meeting with the successful contractor, all relevant consultants and the client is arranged to discuss and agree the works programme, site queries, interim payments to the contractor, meeting & inspection frequency, start & completion dates. Thereafter inspections by the design team would take place at regular intervals or at key milestones in the during the build programme. Day to day queries would be addressed on an ongoing basis as required. At the start of the Contract, we would notify both the Planning Authority and Buildings Authority that the works have commenced on site.



Inspection and handover of the completed building to the client. Review & finalisation of the project Final Account, in conjunction with other consultants and the contractor.

When the building is nearing Completion a ‘Snagging’ inspection is undertaken with outstanding items of work or defects notified to the contractor for rectification before the construction is deemed to have reached ‘Practical Completion’. Once Practical Completion is reached the building is handed over to the client and it is their responsibility to insure the building. This is also the date on which the ‘Defects Liability (guarantee) Period starts, usually for twelve months. At this time the Planning Authority & Buildings Authority are advised of Completion and the final ‘sign-off’ by Building Control arranged and agreed.

About this time the contractor issues a Draft Final Account for consideration by the Design Team. The Draft is considered against the Tender and any changes or variations to the works that have been undertaken and instructed during the build process and a negotiated final figure agreed with the contractor.


Final Certification

The Final Inspection and building sign off in Contractual terms releasing any final retention monies due to the contractor and releasing.

In the final month of the Defects Liability Period any works notified as defects during this period and an updated list is given to the contractor for rectification prior to the issue of the Final Certificate. Once these works are satisfactorily completed, the Final Certificate is issued to the Contractor and any outstanding sums paid to them. This signals the end of any Contractual Liability between the client and the contractor under most building contracts.


Architecture Services - Related Services

Enquire with a local Architect about your project in Inverness & The Highlands.

To speak with a local Architect about your project in Inverness & The Highlands, call us on 01463 217 605 or, complete the form.

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