Architectural design and planning: Costs & Planning

What is architectural design and planning?

Architectural design and planning covers everything before building starts: a measured survey of the house, design options, planning or permitted development drawings, the application itself, building regulations drawings and structural calculations. We offer it on its own or as part of a design-and-build project.

Architectural plans and elevations on a desk with a scale ruler and laser measure

Designing and building under one roof means the drawings are priced as they are drawn, so there are fewer surprises when the quote arrives. If you only need drawings and a planning application, we can do that and you are free to use any builder.

Typical time on site: 4 to 12 weeks
Guide price: £500 to £3,000
Building regulations: Drawings included

What is included?

Measured survey of the existing house
Design options and 3D views
Planning or lawful development certificate drawings
Submission and liaison with the planning officer
Building regulations drawings and specification
Structural engineer’s calculations

How much does architectural design and planning cost?

Drawings for a typical extension from survey to building regulations usually cost around £3,000 to £7,000 including VAT. Council planning and building control fees are paid separately.

Architectural design and planning	Guide price incl. VAT
Measured survey and existing drawings	£500 to £1,200
Planning drawings and application	£1,200 to £3,000
Building regulations drawings and specification	£1,000 to £2,500
Structural calculations	£500 to £2,000

Unit: per stage. Guide ranges only; your price is fixed in writing after the survey.

Use the guide price tool for a figure based on your size and specification, or see all guide prices.

Does architectural design and planning need planning permission?

England

We confirm whether your project is permitted development, needs prior approval or needs a householder application, and prepare the right submission. A lawful development certificate is the best proof that permitted development work is lawful.

Wales

We prepare applications to Welsh councils and check the Welsh permitted development rules, which differ from England's.

Scotland

We prepare planning applications where needed and the building warrant application, which must be approved before work starts in Scotland.

Northern Ireland

We prepare planning applications to the council and building control submissions for Northern Ireland projects.

What about building regulations?

Building regulations drawings show how the design meets each part of the regulations: structure, fire, ventilation, energy, drainage and access.

What should I think about before starting?

Planning and building regulations are separate approvals; most projects need building regulations even when planning is not needed.
Pre-application advice from the council can help on sensitive sites.
Conservation areas and listed buildings need extra design care and supporting statements.

How does the project run?

Tell us about the project. Call, use the guide price tool or send the form with a few photos and a postcode.
Free site visit. We measure up, look at access, drains and the structure, and talk through options and budget.
Design and fixed price. You get drawings and a written price for the agreed specification before anything is ordered.
Build and hand over. Our teams build to the programme, building control inspects, and you get the completion paperwork at the end.

Questions about architectural design and planning

How much do extension plans cost?

Typically £3,000 to £7,000 including VAT from measured survey to building regulations drawings, plus council fees.

Can I use your drawings with another builder?

Yes. If you buy drawings on their own, they are yours to use.

How long does planning take?

Councils aim to decide householder applications within eight weeks of validation.

What is a lawful development certificate?

A certificate from the council confirming that work is permitted development, which is useful when you sell.

Do I need a structural engineer?

For steels, new openings, lofts and extensions, yes. We arrange the calculations.

Related projects

Guides

Where do we build architectural design and planning?

We take on architectural design and planning across England, Wales, mainland Scotland and Northern Ireland. Choose your area: