Planning permission drawings, Durham & the North East
Scaled existing and proposed drawings for a planning application, prepared by an architect for your planning permission. If you would like, we act as your agent and manage the submission with the council.
Who this is for
Not every project needs full planning permission; some fall under permitted development and only need a Certificate of Lawful Development. One of the first things we do is check your project against local and national planning rules to confirm the right route. Whether you are extending, converting the loft or garage, adding a porch or remodelling a bungalow, the drawings we prepare show the council exactly what is proposed and give you a design you can share with family, neighbours and builders.
- Check whether permission is needed and the correct route
- Measure and draw your property as it stands
- Develop proposed plans and elevations with you over a reasonable number of revisions
- Prepare the location plan on a licensed Ordnance Survey map
- Submit and manage the application as your agent
- A full set of planning drawings: existing and proposed floor plans, roof plans and elevations, with materials and finishes
- A clear recommendation on the planning route
- A Design and Access Statement where required
- The submission handled on your behalf, with updates through to a decision
From first visit to decision, step by step
Site visit and measured survey
We measure the existing building, note levels, openings and services, and photograph the affected areas. This is the record every drawing that follows is built on.
Existing and proposed drawings
We draw your property as it stands, agree a brief with you in person or by video call, then develop scaled proposed plans and elevations, refining them until the design is right. Phase 1 typically takes 1–3 weeks, depending on revisions.
Planning application
We advise the right route, then prepare, submit and manage the application as your agent for a fixed admin fee. Councils typically take around 8 weeks to decide.
Technical design
Once planning is secured, or where none is needed, the same team prepares the building regulation drawings and structural design, typically within 2–3 weeks.
How our fees work
Every stage is a fixed fee, agreed in writing before it starts, and you only pay for the stages you use. The figure depends on the type of project, the size and type of your property and where it is: site visits outside our local postcode areas (NE, DH, DL, TS and SR) carry a travel charge, projects inside the M25 are priced higher, and listed buildings and conservation areas involve extra work. Council and building control fees are separate and paid directly to them.
- Site visit and measured survey
- Existing and proposed drawings
- Planning application, submitted as your agent, where required
- Building regulations drawings and specification
- Structural design and calculations
- Optional extras such as 3D visuals, party wall notices and site support
The instant quote tool prices every stage separately for your property in about two minutes, with no obligation. If you already have planning drawings, upload them and we send a fixed written proposal.
What the council needs
A planning application needs scaled existing and proposed floor plans and elevations, a site location plan on an Ordnance Survey base, the application form and the council's fee, and sometimes a Design and Access Statement. Councils require an OS map with most applications to show the proposed development and boundaries; we provide a licensed one as part of the planning stage.
As your agent we prepare and submit the application, liaise with the planning officer and respond to any questions while it is being considered. If we think permission will be difficult to achieve, we tell you before submitting anything. If a scheme is refused we review the council's reasons and prepare a revised design to address them.
Real planning drawings
Our example project page shows real, anonymised planning packs, including a bungalow remodelling and a whole-house extension with a dormer loft and remodel. Each shows the existing and proposed floor plans, roof plans and elevations, with materials and finishes, that secured planning permission. See the example planning drawings.
Planning drawings, answered
Do I need planning permission?
It depends on the project, your property and its location. We check against permitted development and local rules and tell you whether a full application or a Certificate of Lawful Development is the right route.
Can you submit the application for me?
Yes. We can act as your agent and deal with the council on your behalf as part of our planning service, for a fixed admin fee quoted up front. The council's own application fee is separate and paid direct to the council.
What is the difference between planning permission and permitted development?
Permitted development covers smaller changes, some extensions, loft conversions and exterior alterations, that you can make without a formal planning application, within set limits. Anything larger, or where permitted development rights have been removed (for example in a conservation area), needs planning permission: a formal application to your local council.
What happens if planning permission is refused?
We review the council's reasons and prepare a revised design to address them. If we think permission will be difficult to achieve, we will tell you before submitting anything. We can never guarantee approval, and a significant redesign following a refusal may be chargeable.
How long does planning permission take?
We typically prepare the drawings in 2–3 weeks, and councils then usually take around 8 weeks to determine an application, so allow 8–10 weeks for the planning stage as a whole.
How much do planning drawings cost?
Existing and proposed drawings are a fixed fee agreed in writing, priced by the type of project, your property and its location. The measured survey and our submission fee are shown separately, and the council's fee is separate. The instant quote tool gives the exact figure for your property.
What is an OS map and why is one needed?
An Ordnance Survey map is a detailed, scaled map of your site and the surrounding area. Councils require one with most planning applications to show the proposed development and boundaries. We provide a licensed OS map as part of the planning stage.
What if I want changes to the design?
Amendments and revisions are included while we are preparing your drawings. Changes requested after submission, or a substantial redesign, may be chargeable, but we will always agree any extra cost with you first.
Read more before you start
Ready to get started?
Tell us about your project and we'll talk you through the right stages, the likely route and what to expect.