Design and planning services are unusual in this list because the deliverable is drawings and paperwork rather than physical building work, which makes it even more important to specify precisely what's included. 'Drawings and planning application' can mean a single sketch and a form filled in, or a full measured survey, detailed proposal drawings and a complete submission pack — and the price difference between those is large.
Drawing stages
The specification should distinguish between a measured survey of the existing building, concept/feasibility drawings showing the proposed layout, and detailed technical drawings suitable for construction and building control submission. These are genuinely different deliverables requiring different levels of detail and time, and a quote should state which ones are included and at what stage each is produced.
Where the project also needs structural drawings — steel positions, foundation details — the spec should state whether these are produced in-house or by a separate structural engineer, and who coordinates between the two.
Submission pack content
A planning application submission pack typically needs a location plan, block plan, existing and proposed elevations and floor plans, and a design and access statement where required by the local authority. The spec should list which of these are included, rather than a generic 'planning application prepared and submitted'.
For listed buildings or conservation areas, additional heritage statements or listed building consent applications may be required, and these should be named as separate items since they carry their own fees and preparation time.
Building control submission
Separately from planning permission, Building Regulations approval requires its own technical drawing package — the spec should state whether this is included, whether it's a full-plans or building notice application, and who liaises with the building control body through construction.
Structural calculations and party wall coordination
Where the design includes structural openings, steel beams or foundation changes, the spec should confirm whether structural calculations are included in the design fee or are a separate instruction, and similarly for party wall matters where the proposal is near a boundary — Party Wall etc. Act notices and any resulting award are a distinct service, not an automatic inclusion.
What a vague design and planning quote tends to omit
Planning application fees payable to the local authority (separate from the designer's fee), the cost of any revisions requested by planning officers, and the time and cost of attending pre-application discussions are common omissions.
- Local authority planning application fee, stated separately
- Number of design revisions included before extra charges apply
- Structural calculations, included or separate
- Building control submission package
- Party Wall Act notice preparation, if relevant
Common questions
What's the difference between a planning drawing and a building control drawing?+
A planning drawing shows the proposal's appearance, layout and impact for the council to assess against planning policy. A building control drawing shows technical construction detail — structure, insulation, fire safety — needed to demonstrate compliance with Building Regulations. They serve different purposes and are usually produced at different stages.
Are planning application fees included in a design fee?+
Not usually — the local authority charges its own fee for processing a planning application, separate from whatever you pay a designer for producing the drawings. This should be stated clearly in the quote.
Do I need a heritage statement for a listed building?+
Often yes, alongside or instead of a standard design and access statement, depending on the local authority's requirements. This should be identified early since it affects both cost and submission timing.
Get a design and planning quote with the drawing stages set out
We state exactly what's included at each drawing stage and what the council submission pack contains before you instruct us.