Elevated dusk view along a UK market town high street

The Feasibility Package

Your Building, Answered
In Five Days.

One package, one fixed fee from £298. Five deliverables and a clear Go or No-Go on whether your building is worth taking forward.

No obligation. Response within one working day.

98.5% planning success rate

5-day guaranteed turnaround

Fixed fee, scoped up front

Trusted by developers across the UK

The Process

Five Days,
Five Steps.

Under 2 minutes

Upload Property Details

Share your property's address with a few basic details: size, floor count, and current use.

You do not need detailed drawings. Basic floor plans, an address, and your initial assumptions on unit count are enough. If you do not have floor plans, we can often source them ourselves.

Instant call

Project Data Gathering Session

An instant call with Jodi, our property expert, to gather the details we need and walk through your goals for the site.

A short, focused conversation. Jodi captures anything specific to your plans for the building, so the analysis is pointed at the scheme you actually want.

Automated, within 48 hours

Automated Analysis

Our data engine checks planning history, site constraints, density data, and comparable schemes across your local area.

Hundreds of data points are cross-referenced across trusted sources before a human looks at the site. This is the desk study, done in hours, not weeks. Automating the laborious part is what frees our architects to spend their time on the sketch scheme, which is where the real value sits.

Days 3 to 4

Sketch Scheme Stage

One of our architects carries out the sketch scheme analysis to find the best possible layout for the building.

The architect pressure-tests the data against the physical building, sketches the optimal unit layout, and works through the spatial problems automation cannot solve.

Day 5

Final Meeting

We review the completed feasibility together on a video call, five days after you uploaded your details.

You leave the call with complete clarity: the full feasibility document, the sketch schemes, and a clear Go or No-Go. Enough to bid, to walk away, or to move into conveyancing with confidence.

The Deliverables

Five Deliverables.
One Decision.

A sketch scheme showing proposed layouts for a nine-bedroom HMO conversion

The Analysis

What's Included
In Data Analysis.

Hundreds of data points cross-referenced across trusted sources, so our architects can focus on intelligent layouts and clear recommendations.

Printed planning decision notices fanned out on a desk

Layer 01

Planning history & policy analysis

The planning history of your property and its surroundings: what has been approved, refused, or is pending nearby.

A printed town map with zones marked in highlighter

Layer 02

Policy analysis

The local and national policy that decides whether your scheme is viable, and the constraints that bite: Article 4, density caps, and change-of-use thresholds.

A row of freshly converted terraced houses

Layer 03

Comparable schemes

Nearby conversions, achieved unit counts, and actual sale values. Benchmarks sourced automatically, not guessed from memory.

A printed financial appraisal beside a calculator

Layer 04

GDV and viability

Build cost modelling, margin analysis, and ROI projections. A clear view of whether the deal pencils before you commit.

Top-down aerial of dense terraced housing streets

Layer 05

Spatial analysis

The space the building can actually give you: local and national space standards, Building Regulations, and the licensing requirements for that area.

An architect sketching a floor plan on tracing paper

Layer 06

Architectural sketch scheme & video call

The part automation cannot do. An architect draws the layout options over your plans, then walks you through them on a video call.

The People

Who You're Working With.

KaanDesign Lead

BArch. Runs every feasibility from sketch scheme to sign-off.

Edward KercherFounder & Director

BA (Hons) AT, CIAT Affiliate. Develops and invests in these buildings himself.

Meet the whole team

What You Receive

Real Documents.
Not A Brochure.

Not one report, but a complete set. These are the actual documents from a feasibility we delivered, covering the scheme, the planning position, and the standards it has to meet.

Document 01

Feasibility Overview

The whole picture: planning history and local comparables, planning risk, development potential, Building Regs, and the commercial position.

Document 02

Sketch Schemes

One to two layout options drawn over your existing plans, with room sizes and the accommodation schedule.

Document 03

Planning Research

A risk level against every planning constraint on the site, from Article 4 to conservation and licensing.

Document 04

Space Standards

The space standards that apply in your specific area, with the hard numbers behind every room size in the scheme.

Read a real report first.

Enter your email and we will send you a full sample feasibility document from a live project.

No spam. Just the report and one follow-up.

The Package

One Fee.
Everything In.

Fixed fee, from£298+ VAT

Scoped before you start. No hourly rates, no scope creep, and the fee is the same whether the answer is Go or No-Go.

All five deliverables included

Sketch Schemes
Schedule of Accommodation & Space Standards
Planning Policy Analysis
Risk Register
Full Feasibility Document

No obligation. Response within one working day.

Not included

Honest scope from the start. We can quote separately if any of these are needed.

Planning application submission and full planning drawings.
Structural engineering surveys, party wall, or measured surveys.
Pre-application meetings with the local authority.
Detailed design or construction-stage architectural services.
Specialist reports such as daylight, transport, or ecology.

The Proof

Nine-Bed HMO Conversion

A town-centre house tested for a large HMO. The scheme reached nine generously sized en-suite rooms while staying ahead of the refusal patterns seen locally.

Read the case study

The Clients

Hear From Our Clients.

Trusted by developers, investors, and property professionals across the UK.

"Thistle gives us the confidence to bid on tight deadlines. Their reports are clearer and more commercially grounded than any traditional architect we've used."

Marcus ColeDirector, Sterling Property Group

"We used to wait 3 weeks for a feasibility that still left questions unanswered. Thistle delivered in 4 days with a clear Go recommendation."

Rachel SimmonsAcquisitions Manager, Oakbridge Capital

"The level of detail in the risk register alone justified the fee. We avoided a building that would have cost us £200k in unforeseen structural work."

James WhitfieldManaging Partner, Northgate Developments

"Their ability to blend planning constraints with commercial viability is unparalleled. Every report has been investor-ready from day one."

Sophie HartleyInvestment Director, Meridian Estates

"We've instructed Thistle on 12 buildings now. The consistency and speed is something no other practice has come close to matching."

David OkonkwoCEO, Prestige Urban Living

"Thistle gives us the confidence to bid on tight deadlines. Their reports are clearer and more commercially grounded than any traditional architect we've used."

Marcus ColeDirector, Sterling Property Group

"We used to wait 3 weeks for a feasibility that still left questions unanswered. Thistle delivered in 4 days with a clear Go recommendation."

Rachel SimmonsAcquisitions Manager, Oakbridge Capital

"The level of detail in the risk register alone justified the fee. We avoided a building that would have cost us £200k in unforeseen structural work."

James WhitfieldManaging Partner, Northgate Developments

"Their ability to blend planning constraints with commercial viability is unparalleled. Every report has been investor-ready from day one."

Sophie HartleyInvestment Director, Meridian Estates

"We've instructed Thistle on 12 buildings now. The consistency and speed is something no other practice has come close to matching."

David OkonkwoCEO, Prestige Urban Living

"The accommodation schedule alone saved us weeks of back-and-forth with our QS. Everything was structured exactly how our lender needed it."

Aisha PatelDevelopment Manager, Langford Group

"We were about to exchange on a building that Thistle flagged as non-viable. That single report saved us from a £1.2m mistake."

Tom BrennanFounder, Brennan Property Co

"Fast, thorough, and commercially literate. Thistle understands what developers actually need, not what architects think we need."

Laura ChenHead of Acquisitions, Zenith Capital

"The Go/No-Go recommendation gave our board the clarity they needed. We went from feasibility to planning submission in under 3 weeks."

Nathan CrossOperations Director, Hartwell Developments

"Their desk study flagged an Article 4 direction that our solicitors had missed entirely. Worth every penny and then some."

Priya MehtaAssociate Director, Beaumont Living