A bright London rear extension, the kind Fixed Fee Plans draws for planning applications

Fixed Fee Plans · London & the home counties

Fixed fee planning drawings, printed with the price on.

A complete planning drawing service in London is £645 drawings + £250 survey (£895 total) — measured survey, existing and proposed drawings, application pack and Planning Portal submission. Paid in five stages that begin at £250. The prices are on this site, with no form in front of them.

SMP-01, a sample house · ground floor · existing and proposed · 1:100
Fee calculatorFFP-01 · Rev A
Our fixed fee£895
Council fee, paid to your council£548
Our fee + council fee£1,443
CoverageAll 33 boroughs

Householder application fee, paid to your council at submission.

Prices include one measured survey of a house of up to two storeys (£250). A flat or maisonette is £50 less; a house of three storeys or more is £50 more. One survey covers every service on the same job.

Plus the Planning Portal's own charge if the application goes through the Portal: up to £149 including VAT, depending on the application type, and some types have none (source).

Get this fee in writing

or email hello@fixedfeeplans.co.uk

No obligation. Nothing is sent until you ask; your enquiry comes to us and nowhere else.

Starts at£250
Boroughs33/33
Stages5

Fixed fee, in writing

Tell us about your project

Send the postcode and what you want to build, and add photos or old plans if you have them. We reply with the fee in writing and the payment stages set out in full.

Prices include one measured survey of a house of up to two storeys (£250). A flat or maisonette is £50 less; a house of three storeys or more is £50 more. One survey covers every service on the same job.

Sample proposed elevations: front and rear at 1:100 with window and door positions, materials and ridge and eaves levels.Sample planning drawing: proposed ground floor plan at 1:50 for a two-storey side extension, with new walls filled grey, section lines and room names.
Sample sheets of invented houses, showing the drawing format. Not client projects.

Ask for your fixed fee in writing

Name and email are required. Everything else helps us price it, but is optional.

Your enquiry goes to us and nowhere else. It is never syndicated or sold. See our privacy notice.

Two Victorian terraced houses on a London street, one painted white and one in yellow stock brick, with bay windows

Example sheets

See what you get before you pay for it

Sample sheets of invented houses, so you can see the format. None is a client project.

Sample proposed elevations: front and rear at 1:100 with window and door positions, materials and ridge and eaves levels.
Sample planning drawing: proposed ground floor plan at 1:50 for a two-storey side extension, with new walls filled grey, section lines and room names.
Complete planning drawing service
Sample planning drawing: proposed ground floor plan at 1:50 for a two-storey side extension, with new walls filled grey, section lines and room names. Behind it: the proposed elevations.
Sample building regulations section: construction section with footings, floors, walls and roof, the kind of detail a regularisation application has to show.
Sample building regulations drawing: ground floor construction plan with steel beam, footings, fire doors and alarm positions noted.
Building regulations drawings
Sample building regulations drawing: ground floor construction plan with steel beam, footings, fire doors and alarm positions noted. Behind it: the construction section.
Sample existing drawings: existing ground and first floor plans of a semi-detached house, the base of a planning application.
Sample existing elevations: front and rear, the kind of scaled sheet a lawful development certificate application sits on, alongside the proposed drawings.
Certificate of lawfulness
Sample existing elevations: front and rear, the kind of scaled sheet a lawful development certificate application sits on, alongside the proposed drawings. Behind it: the existing floor plans.
Sample building regulations drawing: ground floor construction plan with steel beam, footings, fire doors and alarm positions noted.
Sample party wall notice: a section 3 party structure notice under the Party Wall etc. Act 1996, with the adjoining owner's reply options. Not legal advice.
Party wall notices only
Sample party wall notice: a section 3 party structure notice under the Party Wall etc. Act 1996, with the adjoining owner's reply options. Not legal advice. Behind it: the construction plan.
Sample side elevations: existing and proposed west elevation on one sheet, the kind of comparison a planning amendment relies on.
Sample proposed elevations: front and rear at 1:100 with window and door positions, materials and ridge and eaves levels.
Windows and doors planning application
Sample proposed elevations: front and rear at 1:100 with window and door positions, materials and ridge and eaves levels. Behind it: the side elevations.
Sample proposed elevations: front and rear at 1:100 with window and door positions, materials and ridge and eaves levels.
Sample 3D visualisation: an illustrative view of a semi-detached house with its proposed two-storey side extension.
3D visualisation
Sample 3D visualisation: an illustrative view of a semi-detached house with its proposed two-storey side extension. Behind it: the proposed elevations.
Sample building regulations drawing: ground floor construction plan with steel beam, footings, fire doors and alarm positions noted.
Sample building regulations section: construction section with footings, floors, walls and roof, the kind of detail a regularisation application has to show.
Building regulations regularisation drawings
Sample building regulations section: construction section with footings, floors, walls and roof, the kind of detail a regularisation application has to show. Behind it: the construction plan.
Sample planning drawing: proposed ground floor plan at 1:50 for a two-storey side extension, with new walls filled grey, section lines and room names.
Sample block plans: existing and proposed site layout for a planning application pack, on invented surroundings with no map data.
Planning application pack
Sample block plans: existing and proposed site layout for a planning application pack, on invented surroundings with no map data. Behind it: the proposed ground floor plan.
Sample existing elevations: front and rear, the kind of scaled sheet a lawful development certificate application sits on, alongside the proposed drawings.
Sample existing drawings: existing ground and first floor plans of a semi-detached house, the base of a planning application.
Existing drawings
Sample existing drawings: existing ground and first floor plans of a semi-detached house, the base of a planning application. Behind it: the existing elevations.

Photo: Huy Phan / Pexels

Drawn in Revit

One 3D model behind every sheet

The plans, elevations and sections are taken from one model of the house, so they agree with each other. This is a sample house being built, sped up. It is not a client project.

Free tool · no email required

Do I need planning permission?

Plenty of London home improvements need no planning permission at all. Nobody else in this market volunteers that, because the application is the thing they are selling.

Up to four questions, one honest answer, and the fee for the route you actually need. If the answer is permitted development you will still need building regulations drawings, and an optional certificate of lawfulness from £795 is written proof if a buyer or lender asks.

Rules applied: Town and Country Planning (General Permitted Development) (England) Order 2015, Schedule 2 Part 1, as amended. Conservation areas and Article 4 directions remove or restrict these rights. Listed buildings also need listed building consent. A checker cannot see your title or local designations — treat the result as a starting point, not a legal opinion.

Question 1 of up to 4

What type of property is it?

Property
Not answered yet
Area
Not answered yet
Work
Not answered yet
Route
Not answered yet
A sketch of your answers, not to scale and not a drawing of your house.
Two hands holding a printed floor plan over a desk of drawings, with a pen and notebook beside it
Photo: Tima Miroshnichenko / Pexels

Drawing register

How much planning drawings cost in London

The core fees are below, and all 51 are on the price list. A complete planning drawing service is £645 drawings + £250 survey (£895 total); building regulations drawings are £545 drawings + £250 survey (£795 total); a certificate of lawfulness is from £545 drawings + £250 survey (£795 total). There is no VAT to add to our fees. Council fees are separate — £548 for a householder application in England since April 2026, £610 for a full one.

If the application goes through the Planning Portal, the Portal adds its own service charge: nothing, £99 or £149 including VAT, depending on the application type and complexity, paid to the Portal at submission and not normally refunded with a council fee (Ashford Borough Council, Planning Portal service charges, 11 September 2026). It is not ours and not the council's. Other submission routes exist; where your council accepts one without a charge, we can use it.

RefItemStagesFee
A01
Complete planning drawing serviceSurvey, existing, proposed, pack, Planning Portal submission
5 stages£645 drawings + £250 survey (£895 total)
A10
Planning, building regs and structural packagePlanning, building regs and structural calcs for one extension or loft
5 stagesfrom £1,245 drawings + £250 survey (£1,495 total)
A02
Building regulations drawingsConstruction drawings, sections and specification for building control
3 stages£545 drawings + £250 survey (£795 total)
A11
Building regulations and structural packageBuilding regs and structural calcs where no planning application or prior approval is needed
4 stagesfrom £945 drawings + £250 survey (£1,195 total)
A05
Certificate of lawfulnessProof the work is permitted development
3 stagesfrom £545 drawings + £250 survey (£795 total)
C01
Prior approval: larger home extensionNotification drawings and the neighbour list for a larger single-storey rear extension under permitted development
from £375 drawings + £250 survey (£625 total)
A07
Garage conversion drawingsGarage to living space, planning where needed and building control
from £525 drawings + £250 survey (£775 total)
A03
HMO drawingsLicensing layout, room areas, amenity standards, fire strategy plan
Projectfrom £795 drawings + £250 survey (£1,045 total)
A06
Structural calculationsBeams, lintels and padstones sized for building control
from £425
B06
Measured surveyLaser survey of the whole property
£250

Prices include one measured survey of a house of up to two storeys (£250). A flat or maisonette is £50 less; a house of three storeys or more is £50 more. One survey covers every service on the same job.

See all 51 fixed fees

Staged payments

£250 starts it

Two hands holding a printed floor plan over a desk of drawings, with a pen and notebook beside it
Checking the drawings with you before anything goes to the council. Photo: Tima Miroshnichenko / Pexels.

Nobody should pay four figures for drawings they have not seen. Each stage falls due only once the work before it is finished and sent to you. Stop after any stage and nothing further is owed.

£250

Measured survey

Laser-measured inside and out, within 1 to 2 working days of booking.

£175

Existing drawings

Plans, elevations and sections of the building as it stands.

£225

Proposed drawings

Your scheme drawn, revised with you until it is right.

£125

Planning application pack

Forms, statements, OS location plan and block plan.

£120

Submission and agent service

Planning Portal submission, officer queries handled.

Building regulations run the same way — measured survey £250, construction drawings £425, submission £120. A certificate of lawfulness is measured survey £250, existing and proposed drawings £450, submission £95.

Background photo: Peter Morch / Pexels.

The back of a house extension at shell stage, with a large glazed opening, blockwork walls and a scaffold tower
Photo: Brett Jordan / Pexels

Planning tracker

How long will planning take where you live?

Start with London as a whole, then pick your council and the type of application. Every figure is the government's own count of decisions, from 1 July 2025 to 30 June 2026.

Decisions, 1 July 2025 to 30 June 2026
MHCLG live table PS2, district planning application statistics

All of London, Extensions and lofts: 85.8% granted, 93.4% decided within 8 weeks, 23,967 decisions.

Approved

20,556 of 23,967

85.8% granted across the 33 boroughs. 3,411 not granted.

How long decisions took

93.4% within 8 weeks

15,451 of the 16,549 decided with no agreed extension of time.

  • Within 8 weeks 15,451
  • 8 to 13 weeks 680
  • 13 to 16 weeks 118
  • 16 to 26 weeks 162
  • 26 to 52 weeks 86
  • Over a year 52
  • Agreed extension or performance agreement, 6,957 decided by the agreed date 7,418

How busy

23,967 decisions in a year

Householder planning applications. Larger home extension prior approvals are counted separately and are not here. Approval counts every decision. The 8-week share leaves out decisions made under an extension of time agreed with the applicant (or a performance agreement), which PS2 counts apart and the bar shows hatched. Building regulations decisions are not published council by council, so they are not shown. Photos: Tima Miroshnichenko, Huy Phan / Pexels.

  1. ValidationThe 8 weeks run from the day a complete application arrives. If an item on the council's local list is missing, the clock does not start until it is sent.
  2. NeighboursAt least 21 days for comments, and no decision before then (DMPO 2015, art. 15 and 33).
  3. Decision8 weeks from a valid application, unless you agree longer (art. 34).

What we draw

Planning drawings, building regs and licence plans

These cover almost every job through the door. Each has a published price rather than an hourly rate, and the full list is on the price list.

Bright modern kitchen in a completed London rear extension

House extension planning drawings

Rear, side return, wraparound and two-storey extensions, drawn to your council's validation checklist and tested against permitted development first — including the 3m, 4m, 6m and 8m rear depth limits.

Extension drawings£645 drawings + £250 survey (£895 total)
Loft bedroom with skylight in a London loft conversion

Loft conversion planning drawings

Dormer, hip-to-gable, L-shaped and rooflight conversions. Most lofts are permitted development — we check the 40m³ and 50m³ volume limits before you spend a penny on an application.

Loft drawings£645 drawings + £250 survey (£895 total)
Architectural blueprints and drawings on a desk

Building regulations drawings

Construction drawings, sections and specification notes for building control — required even where planning permission is not.

Building regs£545 drawings + £250 survey (£795 total)
Converted flat kitchen, part of an HMO drawing package

HMO drawings & flat conversions

Licensing layouts with room areas, amenity standards and a fire strategy plan for landlords converting to rooms or self-contained flats.

HMO drawingsfrom £795 drawings + £250 survey (£1,045 total)
Architectural technologist drafting a planning application

Certificate of lawfulness

Where the work is already permitted development, a lawful development certificate proves it to the council, the buyer's solicitor and the lender.

Lawfulnessfrom £545 drawings + £250 survey (£795 total)
A London mews of white-painted two-storey houses with garage doors and external stairs along a cobbled street

Project builder

Build your project, see every fee

Pick the property, what you are building, the planning route and anything else you need. The total adds up our published prices, charges one survey, and keeps the council fee apart.

1What is the property?
2What are you building?
3Which planning route?

Not sure? The planning permission quiz tells you in four questions.

4Anything else?

Photo: AXP Photography / Pexels

Two Victorian terraced houses on a London street, one painted white and one in yellow stock brick, with bay windows
Photo: Huy Phan / Pexels

Coverage

All 33 London boroughs, one published fee

The price does not change from borough to borough. What changes is the council: its validation checklist, its Article 4 areas and how it treats conservation areas — which is why we draw to the borough, not to a template.

Every London borough

The same published fee in every one of them. We draw to each council's own validation checklist rather than to a template.

Beyond the M25 we cover the commuter belt — Essex, Kent, Surrey, Hertfordshire, Middlesex, Berkshire and Buckinghamshire. Same published prices, same stages.

Each live borough page shows the council's householder approval rate with its source and date range, derived by us from MHCLG live table PS2. Of the competitors we reviewed in September 2026, four advertise approval rates of 94%, 96%, 98% and 99% with no methodology, sample size or date range; we would rather publish the fraction and its source than add a fifth bare percentage.

Council data is live for 32 boroughs. Start with the London approval rates table, or the boroughs with the most householder decisions last year: Bromley, Barnet and Richmond upon Thames.

A rear extension under construction: new blockwork walls, a steel beam over the wide opening into the house, and bricks stacked on the ground

Fixed fee vs hourly

Why a fixed fee beats an hourly rate

You are not commissioning a building. You are commissioning a set of drawings a planning officer will validate. That is a defined piece of work, and it is why a published fee holds where an hourly rate drifts.

The usual way

  • Price behind a form. You ring to find out what you are buying.
  • An approval rate quoted with no source, no sample size and no date range.
  • Half the fee up front, before a single line is drawn.
  • Revisions billed hourly once the "included" two are spent.

Fixed Fee Plans

  • £895 printed on this page, before you speak to anyone.
  • Every figure with its source named, and our own record published once there is one worth publishing.
  • £250 to start. Each stage paid only when it is delivered.
  • Revisions included until the officer is satisfied.

Photo: Brett Jordan / Pexels

Floor plan drawings, pencil sketches of a house, a scale rule and a protractor spread across a desk
Photo: Tima Miroshnichenko / Pexels

Planning guides

Straight answers on planning permission and building regulations

Consumer bodies write the honest guides and never quote a price. Drawing firms quote a price and never write the honest guide. We do both on the same page, because a homeowner deciding whether to extend needs the rule and the cost together.

Cost

What planning drawings cost in London

Every fee on one page: our fixed fees, the council's fee shown separately, and each council's pre-application charge.

Read the guide →Permitted development

Do I need planning permission?

The GPDO rights that let you extend without an application, and the conservation area and Article 4 traps that remove them.

Read the guide →Building regulations

Part L and the Future Homes Standard for extensions

The U-values and glazing limits an extension must meet, and what changes on 24 March 2027.

Read the guide →Building regulations

Part B fire safety for loft conversions

Protected stairs, fire doors, alarms and escape windows, from Approved Document B.

Read the guide →Building regulations

Part A structure: when you need calculations

When a wall, opening or loft floor needs an engineer, and what building control checks.

Read the guide →Prior approval

Larger home extension prior approval

How the 6m and 8m rear extension route works, the 42-day clock and when neighbours can object.

Read the guide →Permitted development

Loft conversion permitted development

The 40m³ and 50m³ limits, dormers, hip-to-gable, and what counts towards the volume.

Read the guide →Garage conversions

Do garage conversions need planning permission?

When converting a garage needs no application, what can change that, and the building regs that always apply.

Read the guide →HMOs

HMO planning permission in London

C3, C4 and sui generis, Class L, Article 4 directions and the licensing rules for houses in multiple occupation.

Read the guide →Certificates

Lawful development certificates explained

Section 191 vs 192, the evidence councils want, and the 10-year rule since April 2024.

Read the guide →Party wall

Party Wall Act notices: when you need one

The three triggers, the notice periods, surveyors, awards and who pays.

Read the guide →Cost

Planning permission fees in England

The council fee for each type of application from 1 April 2026, what is refunded, and what is charged separately.

Read the guide →
Tiled roofs, chimney stacks and roof windows on a row of older English houses under a grey sky

The building regulations cluster nobody else writes

Planning permission decides whether you may build it. Building regulations decide whether it is safe to build. The second half is where projects actually fail, and it is the half this market barely covers. From 24 March 2027 the Future Homes Standard brings new Approved Documents L and F into force in England, changing what a compliant drawing set has to show.

L

Conservation of fuel and power

Fabric U-values, heat loss and the 2027 Future Homes Standard uplift — the part that most often sends a drawing set back.

B

Fire safety

Escape windows, protected stairs and the 30-minute separation every loft conversion needs, whether or not it needed planning permission.

A

Structure

Beams, padstones and the structural calculations building control wants before it will pass a steel over an opening.

Future Homes Standard: MHCLG published the consultation response and new Approved Documents L and F on 24 March 2026, in force 24 March 2027 for standard work, with transitional arrangements running to 24 March 2028.

Photo: Zekai Zhu / Pexels

Answers

Planning drawing questions, answered plainly

The five things London homeowners ask before they commit. More in our planning guides.

Floor plan drawings, pencil sketches of a house, a scale rule and a protractor spread across a desk
Sketches and floor plans: the existing and proposed drawings start as a measured layout like these. Photo: Tima Miroshnichenko / Pexels.
How much do planning drawings cost in London?
A complete planning drawing service at Fixed Fee Plans costs £895, covering the measured survey, existing and proposed drawings, the application pack and submission to the Planning Portal. Many London practices will not tell you their price until you fill in a form. The council's own householder fee of £548 is paid separately to your local authority.
Do I need planning permission for a loft conversion?
Usually not. Most loft conversions in England are permitted development provided the added volume stays under 40m³ for a terraced house or 50m³ for a semi-detached or detached one, nothing extends beyond the front roof plane, and the property is not a flat. Conservation areas and Article 4 directions remove that freedom — run it through the permitted development checker. If your loft conversion is permitted development you still need building regulations drawings, and a certificate of lawfulness from £795 proves it at resale.
What is the difference between planning permission and building regulations?
Planning permission governs whether you may build it — size, appearance, effect on neighbours. Building regulations govern whether it is safe to build — structure, fire, insulation, ventilation. They are separate approvals with separate drawings and separate fees, and most projects need both. Planning drawings are £895 here and building regulations drawings £795, and together they are the whole design cost before a builder prices the work.
How long does a planning application take in London?
Eight weeks is the statutory target for a householder application and thirteen for a full one. Our part: the survey within 1 to 2 working days of booking, then the drawings within 1 week of the survey, then the pack and submission.
Is the council fee included in your price?
No. The council fee goes to your local authority, not to us: £548 for a householder application in England and £610 for a full application on a dwellinghouse, since the 1 April 2026 indexation. We pay it at submission, pass you the receipt and never mark it up. The full breakdown is on the price list.

Start with £250

Your fixed fee is already on this page.

Tell us the postcode and what you want to build. We confirm the fee in writing and book the survey.

Get my fixed fee020 7131 9703
Reviewing architectural drawings for a London planning application
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