Planning + building regs + structural · London & home counties
Planning, building regs and structural, from £1,249
Planning drawings and submission, building regulations drawings and structural calculations for one extension or loft conversion, in one fee, compared with £2,185 or more bought separately.
Householder planning fee paid to your council at submission; the building control charge is separate and set by your council or a registered building control approver.
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).
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The planning, building regulations and structural package from Fixed Fee Plans costs from £1,249 for one extension or loft conversion, compared with £2,185 or more for the three services bought separately. It covers one measured survey, the planning drawings and submission, the building regulations drawings and the calculations for standard beams and lintels. Council fees are paid separately to the council or building control body.
Key points
- from £1,249, published. £936 less than the three bought separately.
- One survey, one model. The planning drawings, construction drawings and calculations all start from the same measurements.
- Five stages. Paid stage by stage, never all up front.
- Council fees separate. The £548 householder fee and the building control charge go to the authorities, not to us.
One model, three sets of drawings
How much does a planning and building regulations package cost in London?
The package costs from £1,249 with Fixed Fee Plans, the same in every London borough, compared with £2,185 or more for complete planning drawing service (£895), building regulations drawings (£795) and structural calculations (from £495) bought one at a time. It is “from” because the structure varies: standard beams and lintels are included, and anything beyond them is priced at the separate structural rate before it is done. The council's £548 householder planning fee and the building control charge are paid to them directly and are never folded into our price. Council planning fees are set by the Town and Country Planning (Fees for Applications) Regulations, annual indexation from 1 April 2026.
What is included in the package?
The package runs in five stages, each paid when it is delivered. The first three are the planning service; the last two are the construction side.
| Service | Bought separately | In the package |
|---|---|---|
| Complete planning drawing service | £895 | £750 |
| Building regulations drawings | £795 | £299 |
| Structural calculations | from £495 | £200 |
| Total, our fee | from £2,185 | from £1,249 |
| Difference | £936 less as a package | |
Council fees are not in either column. Householder planning fee paid to your council at submission; the building control charge is separate and set by your council or a registered building control approver. The package covers one extension or loft conversion with standard beams and lintels; structural work beyond that is priced at the separate structural rate.
Why do planning and building regulations need separate drawings?
Planning and building regulations are separate approvals with separate tests, so each needs its own drawings. Planning decides whether the extension may be built, judged on its size, appearance and effect on the neighbours. Building regulations decide how it is built: structure, fire safety, insulation, ventilation and drainage, set out in Schedule 1 of the Building Regulations 2010. The approval comes from your council's building control or a registered building control approver (GOV.UK), and our building regulations drawings go to whichever you choose.
Where a problem is found: on paper, or on site
Full plans Recommended
- Drawings submitted
- Building control checks them
- Approval, conditions or rejection: a problem is found on paper
- Builder starts to approved drawings
- Site inspections, then completion certificate
Building notice Small, simple work
- Notice given; drawings are not formally approved, though building control can ask for them
- Work can start two days after the notice of starting is given
- Site inspections only, no formal decision
- A problem is found on site, possibly once it is built
- Rework, then completion certificate
When do you need structural calculations?
You need structural calculations when the work changes how the house carries its load: a steel beam over a new opening into an extension, a wall taken out between two rooms, or new floor joists in a loft. Building control checks them against requirement A1 of the regulations, with Approved Document A as the guidance. In the package the engineer sizes the standard beams, lintels and padstones from our drawings; a more complex frame is priced at the structural calculations rate and quoted before it starts.
What is not included in the package?
Three costs sit outside the package, and none is ours to set. The council's planning fee, currently £548 for a householder application, is paid to the council when the application is submitted. The building control charge is set by your council or a registered building control approver and paid to them. If the work is to a shared wall, builds on the boundary, or digs near a neighbour's foundations, the Party Wall etc. Act 1996 may apply; our party wall service (from £695) is separate.
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.
Who is the package for?
The package suits a homeowner with one extension or loft conversion that needs planning permission and building regulations approval, and who would rather have one fee and one set of drawings than three separate jobs. If your project may be permitted development, check first with the permitted development checker: if neither a planning application nor prior approval is needed, you do not need the planning part, and a certificate of lawfulness (from £950) can prove the work is lawful instead, and the building regulations drawings and structural calculations are from £1,095 together. If a single-storey rear extension qualifies for the larger home extension prior approval, the package covers that route at the same price, with a council fee of £249 instead of £548. More on rear and side extensions is on the house extension drawings page, and on lofts on the loft conversion drawings page.
How much is the planning and building regulations package?
Why is it cheaper than buying the three separately?
Why is the price "from"?
Do I need planning permission and building regulations approval?
Does the package cover prior approval instead of a planning application?
What if my project needs neither planning permission nor prior approval?
Start with £150
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Tell us the postcode and what you want to build. We confirm the fee in writing and book the survey.