Why use Plans and Planning?

We work exclusively in this area specialising in extending & improving residential properties, because we are small and specialise in this part of the market we understand what people want from their homes and what is possible in a domestic setting.

We are small and competitive. Unlike a large architectural practice with offices and the overheads that push up prices, we work from home and keep our costs down. We even provide cost effective drafting services for other Architects.

Most of all we apreciate that for most people extending their home is a large undertaking fraught with potential problems and expense and that it may be the first time that they have been involved with the planning and construction process. For this reason at the start, and as the project develops, we are completely clear about what will be required and the cost. We aim to ensure that there are no surprises or ‘hidden’ extra costs. Where there are elements that cannot be costed – for example structural calculations which may depend on the final design – we will give you an approximate cost following our first visit and a fixed cost as soon as the final design is agreed.

Can't the Builder do the plans and applications?

Yes - but it is usually better to have competitive quotes for the construction work, this is quite hard to do if one builder has produced the design. We are independent and work for you, we create the best design for you then provide you with detailed drawings on which several builders can tender. This way the prices you recieve are much easier to compare.

Why Extend?
More so than at any time in recent history it makes more sense to extend or re-model the home you are in than to move house. Whilst having building works go on around you can be traumatic and expensive it is usually far less so than moving house.

However the days when almost any extension would add value to your house are now behind us and most extensions are designed to improve and augment the property to meet the needs and aspirations of the owners. A larger kitchen, an extra bedroom or bathroom or a guest suite can all improve a home, usually at less cost and expense than moving.

Whether it’s a loft conversion or a full ‘granny suite’ it should be designed and planned carefully to have any chance of getting permission and being built successful and hopefully without tears! We can help in that.

What will it cost?
Typical costs are shown on the Design Costs page of the website. The main thing is that you will never incur costs that have not been identified and agreed in advance. You need never ‘worry’ that a phone call or email is going to result in an invoice later on!

How long will it take?
The design phase takes 2 to 4 weeks depending on how many drafts we go through together, after plans have been submitted the process takes around 8 weeks.

Do we need Planning Permission?
The following questions should help you work out where you are in the process;

Are you the freehold owner or have you written permission from the freeholder?

            No – you need to approach the freeholder for permission – click here for advice        
            Yes – next step

Is the property listed or within a conservation area? 

           Yes – you need Planning Consent
           No - next step

Does the proposed extension fall within the rules for permitted development?

          Yes – Apply to the local planning office for a Lawful Development Certificate
          No – you need Planning Consent

Can you guarantee that I will get planning permission?
Most applications are approved, but the final decision rests with the planning committee and no one can give a guarantee that any particular application will be approved.

Can I submit your own sketches?
Provided the drawings are to scale and include all the elements required by the planners and are delivered in a suitable format then you can complete your own planning application. The advantages of using a specialist company is that your plans will be produced in CAD, this makes amendments far easier and of course once approved a CAD drawing is the starting point for construction drawings for distribution to builders. Apart from quite small projects Builders are unlikely to be satisfied with Sketches.

How much to change or amend my drawings?
There is no charge for amendments during the planning process.

Can I have copies of the drawings on paper?
The planning process is mostly digital; when we get to the building regulation stage we produce hardcopy drawings. Should you at any stage want hardcopies we can produce them for a small fee per sheet – currently £7.50 per sheet.

How much input to the design can we provide?
We invite continuous input throughout the design phase. As soon as we have the 1st draft of the proposed works we will email that to you for comment, we will incorporate your comments and re-submit the drawings to you gradually building up detail until you are happy with the plans.