The short answer
Appointing an architect for planning drawings only — the design work plus the drawings needed for a planning application, with no building-regulations drawings and no on-site involvement — is a partial service, and it's normally charged as a fixed fee. For a typical residential extension or loft, that fee usually lands in the low-to-mid four figures, rising with the size and complexity of the project. It covers preparing the existing and proposed drawings (plans, elevations, sometimes a location and site plan) to the standard the council needs. It does not include the planning application fee paid to the council, the later building-regulations drawings the builder works from, a structural engineer, or any site supervision. It's a popular option for homeowners who want professional planning drawings but will handle the rest themselves or with a builder.
Many homeowners only want help getting through planning, then take over for the build. Here's what a planning-drawings-only appointment includes, what it costs, and what you'll still need afterwards.
Planning drawings only at a glance
- Service typePartial (planning only)
- Typical chargeFixed fee, four figures
- IncludesDesign + planning drawings
- ExcludesBuilding-regs drawings, site work
- Council feePaid separately
What planning drawings only includes
A planning-only appointment typically delivers the drawings a local planning authority needs to assess your proposal. For a house extension or loft that usually means:
- Measured information of the existing house (or a survey you provide) to draw from.
- Existing drawings: plans and elevations showing the house as it is.
- Proposed drawings: plans and elevations showing the new design.
- A location plan and site/block plan at the scales the council requires.
- Submitting the application (often) via the national planning portal, or providing the drawings for you to submit.
What it does not include is the detailed building-regulations drawings — those come later and show how the work is actually built (insulation, structure, drainage, fire and so on). Planning drawings prove the proposal is acceptable in principle; building-regs drawings prove it's built safely and to standard. They're two separate stages.
What it typically costs
Because it's a defined, partial service, planning drawings are usually quoted as a fixed fee rather than a percentage. The figure scales with the work involved — a small single-storey extension needs fewer drawings than a two-storey extension plus loft, or a project on a constrained or sensitive site. The table below gives an indicative steer only; always get a written fixed-fee quote for your specific job.
| Project type | Indicative planning-only fee | Notes |
|---|---|---|
| Small single-storey extension | Lower four figures | fewer drawings |
| Larger / two-storey extension | Mid four figures | more drawings, elevations |
| Loft conversion | Lower–mid four figures | depends on dormers/roof |
| Constrained or sensitive site | Higher | conservation, design detail |
Indicative UK figures for guidance only — get a written fixed-fee quote. Excludes council planning fee and VAT. Source: Checkatrade and HomeOwners Alliance cost guides.
What you'll still need afterwards
Getting planning permission is only the first half of the paperwork. Before a builder can start properly, most projects also need building-regulations approval, which requires a separate set of technical drawings and usually a structural engineer's calculations for any beams or structural changes. If you've only paid for planning drawings, budget for those next.
This is why a planning-only fee can look cheap next to a full service — it genuinely is less work, but it's not the whole journey. It suits homeowners who are confident managing the build, or who'll use a design-and-build contractor that produces the building-regs drawings in house. If you'd rather one professional carried the design all the way from idea to a builder's working drawings, a fuller appointment that includes the building-regs stage may be better value overall, even though the headline fee is higher. Either way, the key is to know exactly where the planning-only fee stops so there's no surprise when the next stage's costs arrive.
Who planning drawings only suits
A planning-only appointment is a sensible, cost-controlled choice for some homeowners and a false economy for others. It tends to work well when:
- You're using a design-and-build contractor who will produce the building-regulations drawings and coordinate the structural engineer in house — in that case paying an architect for the later stages would duplicate work.
- You're confident project-managing the build yourself and arranging the building-regs drawings, engineer and Building Control separately.
- The project is straightforward enough that the design effort is largely in getting through planning, and the construction is conventional.
It's a weaker choice when the project is complex, the design needs to carry through carefully into the technical detailing, or you want a single professional accountable from concept to completion. In those cases the saving on the planning-only fee can be lost later if the building-regs drawings don't fully reflect the design intent, or if coordination between separate parties slips. There's also a continuity benefit to keeping the same architect: they already understand the design and the planning conditions, so they can carry that knowledge into the building-regs stage rather than someone new having to get up to speed. Weigh the headline saving against how much you value that continuity and accountability. For a simple, well-defined project with a capable builder, planning drawings only is an efficient way to spend less; for an ambitious or intricate one, the fuller appointment often repays its higher fee by keeping the whole project coherent.
Frequently asked questions
What's the difference between planning drawings and building-regs drawings?
Planning drawings show what you propose to build and prove it's acceptable in principle to the council. Building-regulations drawings show how it's actually built — structure, insulation, drainage, fire safety — and are checked by Building Control. They're separate stages with separate fees.
Does a planning-only fee include the council's planning fee?
No. The architect's planning-only fee covers preparing and usually submitting the drawings. The statutory planning application fee is paid separately to the local council, and VAT is normally extra too.
Can I use planning drawings to start building?
Not on their own. Most work also needs building-regulations approval, which requires separate technical drawings and often a structural engineer. Planning permission establishes that you may build the proposal; building-regs approval governs how it's built safely.
Sources & further reading
- Planning Portal — applying for planning permission
- HomeOwners Alliance — architects guide
- Checkatrade — architect fees guide
Figures on this page are typical UK ranges drawn from published sources and depend on your specific project. They are guidance, not a quotation.