By Signature Design and Architecture, Whiteley ·
The stages you pay for
Most domestic projects go through the same sequence, and a quote should make clear which of these it covers:
- Measured survey: recording the existing house and plot so every later drawing starts from accurate dimensions
- Design and planning drawings: developing the proposal with you and preparing the drawings the council needs
- The application itself: forms, supporting documents, submission and dealing with the case officer
- Building regulations drawings: the technical package showing how the work will be built
- Structural input: calculations and details for beams, foundations and other load-bearing elements
When two quotes look very different, the first thing to check is whether they include the same stages. One may cover the survey and the application handling while another leaves those out. Our measured site surveys page explains why the survey matters so much to everything that follows.
What pushes the price up or down
Size is the obvious factor, but it is rarely the biggest one. A large, simple rectangle can take less design time than a small extension squeezed around a boundary, a drain run and an awkward roof. The things that tend to add work include:
- Complexity: several roof forms, changes of level or alterations spread through the house
- Site constraints: conservation areas, listed buildings, trees, flood risk or tight boundaries
- Planning history: earlier refusals or conditions that need to be addressed in the design
- The number of design options you want to explore before settling on one
- Revisions requested by the council during the application
- How much structural work is involved, such as knocking through load-bearing walls
Simple, well defined projects on unconstrained sites sit at the lower end of the effort scale. Being clear about what you want at the start, and making decisions promptly, also helps keep the design stage efficient.
Planning-only or a full building regulations package
Some people ask for planning drawings first and leave the technical stage until approval is in hand. That spreads the commitment and makes sense if the planning outcome is uncertain. Others prefer to instruct the whole package from the start so the design is developed with construction in mind and there is no gap between approval and getting builders' prices.
Either way, planning approval on its own is not enough to build. Almost every extension, loft conversion or structural alteration also needs building regulations approval, and builders need the technical drawings to price accurately. Our building regulations drawings page sets out what that package contains, and our structural drawings page explains how the calculations fit alongside it.
Plans and elevations
- To explore options before committing to a full project
- For planning and lawful development certificate applications
- To support a lease, sale or remortgage
Council fees are separate
Whatever you pay for drawings, the local authority charges its own fees for planning applications, lawful development certificates and building control. These are paid to the council or approved inspector, not to your designer, and they are set nationally or by the authority. Check the current fees on the Planning Portal or your council's website before you budget, as they change from time to time.
How to get an accurate quote
The most reliable way to price drawings is to look at the house. A phone call or a few photos rarely reveal the details that make a difference, such as where the drains run, how the roof is framed or what the neighbours' windows overlook. That is why we start every project with a free on-site consultation with no-obligation quotation.
During the visit we talk through what you want to achieve, look at the planning position and the practical constraints, and explain which stages your project will need. You then receive a quotation based on your actual house rather than a generic estimate. We handle all planning for our clients, so the quotation covers the planning application as well as the drawings, where an application is needed.
Related reading
This guide focuses on the drawings themselves. For a wider look at the factors behind extension design costs, read what affects the cost of extension plans. When you are ready, contact us or call 07713 483394 or 07889 028734 to book your consultation.
This guide is general information only and does not replace advice on your specific property. Rules can change, so always check the current position before starting work.
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Frequently asked questions
Is the measured survey included in the drawings price?
It should be listed clearly in any quote. Our quotations set out each stage, including the survey, so you can see exactly what is covered.
Do I need building regulations drawings if I have planning approval?
Yes, in almost every case. Planning approval and building regulations approval are separate, and builders need the technical drawings to price and build the work properly.
Are structural calculations extra?
Structural input is a distinct stage. Whether it is needed, and how much is involved, depends on the work. Your quotation will show whether it is included.
Why do quotes for plans vary so much?
Usually because they cover different stages or assume different levels of detail. Compare what each quote includes: survey, design, application handling, building regulations drawings and structural input.
How do I get an exact quote for my project?
Book a free on-site consultation with no-obligation quotation. We look at the house and your plans, then quote for the stages your project actually needs.