Final design agreed and planned out, with estimated costs and a breakdown of the architect fees for various stages.

Have also submitted the design to the appropriate people and they have confirmed that this counts as ‘permitted development’ and hence doesn’t need planning permission!

Next stage is to take design up to ‘ready to tender’ stage I think she said.

Also, have spoken to both neighbours who agree in principle that it all sounds ok for them to approve, but I still need to sort out a party wall agreement. Gulp!