Planning and buildingregulations drawings

We start with a measured survey of the property. From that we prepare existing and proposed floor plans, elevations, sections, a site plan and a location plan. In conservation areas or for listed buildings we add a design and access statement and a heritage statement. We complete the application forms, pay the fee on your behalf if you wish, and submit through the Planning Portal.

Applications fail validation more often than people expect, usually because of a missing plan, an incorrect ownership certificate or an unclear red line. We check every submission against the local validation list for Bristol City Council, Bath and North East Somerset, Somerset Council, the Devon districts and the Welsh authorities we work with.

Once planning is in place, or where it is not needed, building regulations approval is required. There are two main routes: a full plans application, where drawings are checked before work starts, or a building notice, where inspection happens during the work. For anything beyond a simple project we recommend full plans. It gives your builder certainty and allows accurate pricing.

A full plans package sets out construction details, insulation values, structural information from an engineer, drainage, ventilation, fire safety and accessibility. You can use the local authority or a registered building control approver.

This service suits straightforward projects with a clear brief: a permitted development extension that needs a Lawful Development Certificate, a loft conversion, a garage conversion or a change to windows and doors. For complex projects, or where design decisions are still open, our full design service will give you a better outcome.

Either way, the drawings are prepared in our own studio, not outsourced to a drawing bureau. We take responsibility for accuracy and we stay with the application until a decision is issued, responding to officer queries and negotiating amendments where needed.

Each authority has its own expectations. Bristol has detailed guidance on extensions and dormers. Bath expects careful attention to the World Heritage setting. Somerset is still harmonising the policies of its former districts. Devon's National Parks are separate planning authorities. Newport and Monmouthshire apply Welsh policy. Knowing these differences saves time.

Incorrect ownership certificates, where the red line includes land you do not own. Missing site plans or plans without a north point and scale bar. Heritage statements left out for conservation areas. Drawings that do not match each other. Neighbours not consulted on overlooking. Each of these can add weeks. Our checklist catches them before submission.

After a decision, conditions often need to be discharged before work can begin, for example approval of materials or a construction management plan. We handle these applications too, so your builder can start on time.