The questions we are asked most
Planning is where most home and commercial projects stall, usually over the same handful of questions. Here are straight answers on routes, drawings, costs and timings. If yours is not here, ask us and we will answer it properly.
Getting started
How do I know if I need planning permission?
It depends on your property type, what you are building, its size and position, and whether earlier work has used up your allowance. There are three routes: Permitted Development, Prior Approval, and Full Planning. Send us your postcode and what you are planning and we confirm which one applies to you in writing, free, usually the same working day.
What is the difference between Permitted Development and Full Planning?
Permitted Development is a national right to build certain things without applying. Prior Approval covers larger single-storey rear extensions, where you notify the council and neighbours. Full Planning is a complete application, needed for two-storey, side and front extensions and anything in a conservation area. Permitted development is explained here.
Do I need to have designed anything before contacting you?
No. Most people come to us with a rough idea, a photograph and a budget. We work out what is achievable on your property before anything is drawn.
Do you work outside London?
Yes. We prepare drawings and handle applications for properties across the UK, and our work also extends overseas. Everything is done remotely apart from the survey, which we arrange locally or guide you through yourself.
Drawings and approvals
What drawings will I actually receive?
Existing floor plans and elevations showing the property as it is, proposed plans, elevations and sections showing the new work, a site location plan and a block plan. Where the work is structural you also receive a Building Regulations set. Here is what goes into a council-ready set.
What is the difference between planning drawings and Building Regulations drawings?
Planning drawings show what you intend to build and whether it is acceptable. Building Regulations drawings show how it will be built safely: structure, fire, insulation, ventilation and drainage. Most projects need both, and we prepare both. See Building Regs and technical drawings.
Can my builder price the job from your drawings?
Yes, that is the point of them. The technical set is prepared so a contractor can price accurately and building control can sign off without chasing. The same set does all three jobs: submission, approval and build.
Do you handle the application itself?
Yes. We prepare the drawings and supporting documents, submit the application, respond to the case officer and manage it through to a decision. You are kept informed rather than left chasing.
What if the council asks for changes?
We make them at no extra cost. Councils frequently ask for minor amendments, and that is part of the package rather than an extra invoice.
Costs and payment
How much do architectural drawings cost in the UK?
Across the market, planning drawings typically run £1,200 to £2,500, and a full set including Building Regulations £2,500 to £5,000. We quote one fixed written price for your project after a free route check, so it cannot drift. See how our pricing works.
Are there costs that are not in your price?
Two, and we flag both up front. The council application fee, which is £548 for a householder application in England (from April 2026), and a structural engineer where the structure changes, usually £700 to £2,000. Both are paid to others, not to us.
Why fixed price rather than a percentage?
Percentage fees rise with your build cost, so the bill moves as the project does. A fixed package means the number you agree is the number you pay, and unlimited design revisions are included.
What happens if my application is refused?
We handle the changes and the resubmission, and if any application we submit is refused you get a 100% refund within 5 days. Nationally, national figures put householder approval rates at around 88%, and preparation is what makes the difference.
Do I pay anything for the route check?
No. The planning-route check and the fixed quote are free and carry no obligation.
Timings
How long will my drawings take?
We aim to complete your drawings within 10 working days of starting, unless we agree otherwise. Revisions usually take one or two short rounds after that.
How long does the council take to decide?
Around 6 to 8 weeks from validation for householder and minor applications. Validation itself can add a week or two, so plan for roughly two to three months from submission to decision.
Can anything be done faster?
The route check comes back the same working day, and drawings can be prioritised if you have a deadline. Council timescales are outside anyone's control, which is why getting the submission right first time matters so much.
Working with us
Are you architects or builders?
We specialise in architectural drawings, Building Regulations and planning approval. Your drawings work with any contractor you choose, and if you would like help finding a builder, just ask.
How many revisions do I get?
Unlimited. We revise the design until it is right, and that is included in the fixed price rather than billed separately.
Do you visit the property?
We arrange a measured survey where one is needed. Where it is permitted and the conditions are met, you can measure up yourself using our guide and save up to £450. See measured surveys.
Who will I be dealing with?
One team handles your route, your drawings and your application, so you are not passed between people or left explaining your project twice.
Commercial projects
Do you work with businesses as well as homes?
Yes. Change of use, fit-outs, shopfronts, signage, pavement licences and commercial Building Regulations. See commercial drawing services.
Do I need permission to change the use of a unit?
It depends on the current and proposed use class. Many moves within Class E need no application, while anything to or from sui generis usually does. We confirm your position in writing before you commit or sign a lease.
Can you help landlords converting to flats or HMOs?
Yes, including office to residential under Class MA prior approval, house to flats, and HMO layouts drawn to your council's room and amenity standards.
Where to go next
Popular services: Extension drawings · Loft, garage & basement drawings · Planning applications · Building Regs & technical drawings · Commercial change of use See also loft conversion guide.
Ask us directly.
Tell us the property and what you want to build. You get your planning route, the drawings you need and a fixed price in writing, with no obligation.