Jan 21, 2026
Paying for planning drawings before you know what's needed? That's a fast way to lose money and stall your project. Homeowners often fork out hundreds or even thousands to architects or technicians, only to find out later the drawings are missing details, the wrong scale, or don't have the documents the council wants.
Before you pay for drawings or submit plans, double-check your council's requirements, confirm the scale and documents, look at the draughtsperson's credentials, and make sure you own the copyright to the finished work.
Councils reject incomplete applications right away. If you miss a location plan, use the wrong scale, or forget a design statement, your application gets invalidated before anyone even reads it.
That means weeks or months lost, plus more fees. A simple checklist before you pay can save you from those headaches.
This guide walks you through exactly what to check before spending money on drawings. You'll see which plans your council demands, how to spot gaps in a quote, what validation requirements matter, and how to protect yourself legally and financially.
Key Takeaways
Confirm your council's validation checklist and required scales before paying for any drawings.
Make sure your quote covers all plans, elevations, and supporting documents needed for your project.
Check copyright, revision terms, and the draughtsperson's credentials before you sign anything.
Understanding Planning Drawings and Their Importance
Planning drawings are technical documents that show your local planning authority exactly what you want to build and where it will sit on your property. These scaled plans are the backbone of any planning application and must meet certain standards before your council will even look at your proposal.
Types of Planning Drawings Required
Most planning applications need four main types of drawings.
Site location plans show your property's position in the area, usually at 1:1250 or 1:2500 scale. Draw a red line around your property boundary and a blue line around any other land you own nearby.
Block plans (sometimes called site plans) display your property at 1:200 or 1:500 scale. They show boundaries, access points, parking, and where buildings sit on your plot.
Floor plans lay out the inside at 1:50 or 1:100 scale. You'll need both existing and proposed versions showing rooms, walls, doors, and windows.
Elevations show all outside faces of your property at 1:50 or 1:100 scale. Councils want both existing and proposed views for front, rear, and both sides.
Role of Drawings in the Planning Process
Your plans and drawings are what planning officers use to decide if your project fits planning policy. If your drawings aren't clear or accurate, your application won't even make it past validation.
Planning officers check your drawings against local design guides, height limits, boundary distances, and neighbour impact rules. They look at measurements, materials, window patterns, and how your proposal fits with the street.
The Planning Portal wants every drawing to have a scale bar, north arrow, and clear labels. Miss any of these, and you'll be waiting weeks to fix and resubmit.
Neighbours also rely on your drawings to understand your proposal during consultation. If your plans are messy or vague, expect objections.
Legal and Compliance Considerations
Submitting inaccurate drawings can cause more than just rejection. If you get permission based on wrong measurements or misleading plans, that permission can be invalid.
You have to build exactly to the approved drawings. If you change anything, you might need a non-material amendment, a minor amendment, or even a whole new planning application.
Drawings must follow Ordnance Survey copyright rules when using location plans. Most technicians and designers provide compliant plans through the Planning Portal or similar services.
Keep certified copies of all approved drawings. You'll need them for Building Regulations, selling your place, or if planning enforcement ever gets involved.
Essential Checks Before Paying for Drawings
Before you pay for any drawings or submit plans to building control, make sure your project meets local requirements, that the drawings cover all details, and that your professional is up to scratch. These checks really do save time and money.
Reviewing Local and National Requirements
Every local authority has its own requirements for building regulations drawings. These can differ from national standards and from council to council.
Contact your local building control team before you order drawings. Ask them what they need.
Check if your project needs a Full Plans application or if a Building Notice will do. Most councils post guidance documents on their websites. These explain submission requirements, fees, and timelines for your area.
Your planning consultant or designer should know the local rules. They need to know which Approved Documents apply to your project. For example, extensions must comply with Parts A, B, C, E, F, G, H, J, K, L, and M at the very least.
Some councils—especially in London—ask for extra fire safety or sustainability standards. Good surveyors or consultants should point these out early.
Validating Scope and Detail of Drawings
Before you pay, check that your drawing package covers everything building control wants. Use a validation checklist to make sure nothing is missing.
Your drawings should show site location plans, floor plans, elevations, and vertical sections at the very least.
Technical details matter. Building regulations drawings need to show construction methods, insulation, and structural calculations. Planning permission drawings don't go into this much detail, so make sure you're getting the right type.
Ask your designer to walk you through each drawing. They should provide:
Structural details for walls, floors, and roofs
Fire safety provisions with escape routes
Ventilation and drainage layouts
Energy performance specs
Material specifications for everything
If you need calculations, get them. Extensions and loft conversions usually need a structural engineer's input.
Assessing Qualifications of Professionals
Check that the person preparing your drawings is actually qualified. Not all designers can produce building regulations drawings.
Ask about their professional memberships and insurance. Registered architects, technologists, and surveyors usually have the right skills.
Look for memberships like RIBA, CIAT, or RICS. These show they're following professional standards.
Ask for examples of previous approvals they've won. If they've done similar projects in your area, that's a good sign.
Confirm they have professional indemnity insurance—ideally at least £1 million. This covers you if mistakes in the drawings cause problems later.
Key Plans and Documents Needed for Submission
Every planning application needs certain drawings that show what exists and what you want to build. Your council will want a location plan, block plan, floor plans, roof plans, and elevations at a minimum.
Location Plan and Block Plan Essentials
Your location plan needs to outline your site in red at 1:1250 or 1:2500 scale. Show where your property sits compared to streets and buildings.
Include at least two named roads and enough area for the planning officer to find your site.
A block plan (or site plan) shows your property boundaries and proposed work at 1:200 or 1:500 scale. Outline your application site in red and any other land you own in blue.
Site plans need to show key measurements, boundary treatments, parking, and access. Mark trees, neighbouring buildings, and any structures you plan to demolish. Show distances between your proposal and boundaries.
Existing and Proposed Floor Plans
Floor plans show the inside layout of each floor. You need both existing and proposed floor plans at 1:50 or 1:100 scale.
Existing plans show what's there now. Proposed plans show your changes.
Add room names, dimensions, and wall thicknesses. Mark windows, doors, stairs, and fixed features like bathrooms and kitchens.
Plans need a north point and a scale bar.
If you're building an extension or loft conversion, show how the new space links to existing rooms. Proposed plans should make it clear how the changes affect the flow through your home.
Roof Plans and Elevations
Roof plans show your roof from above at 1:50 or 1:100 scale. Include ridge and eaves heights, roof materials, and which way the roof slopes. Mark skylights, chimneys, solar panels, or other features.
Elevations show all outside faces of your building. Draw elevations for each side affected by your proposal at 1:50 or 1:100 scale.
Mark window and door positions, materials, and ground levels. Show accurate heights from ground level to eaves and ridge. Add details of materials, colours, and features like bay windows or porches.
Meeting Validation Requirements for Planning Applications
Planning authorities only validate your application if you send in all the right documents. Each council has national requirements for every application and local requirements for certain types of projects.
Using the Validation Checklist
Every planning authority posts a validation checklist online. This tells you exactly what you need to submit.
The checklist splits requirements into national items (apply everywhere) and local ones (just for your council).
Download your council's checklist before you pay for drawings. It tells you which plans need scale bars, what file sizes are allowed, and which supporting documents your project needs.
Most councils accept PDF plans and documents, with JPEG or TIFF for photos.
Common requirements include:
Completed and signed application form
Location plan at 1:1250 or 1:2500 scale
Site plan (usually 1:500 or 1:200)
Existing and proposed elevations
Existing and proposed floor plans
Householder applications usually need fewer documents than commercial ones. If your property is in a conservation area or near protected trees, you may need extra assessments.
Understanding Local Authority Requests
Local requirements depend on your project's location and scope. Your planning authority might ask for extra assessments not on every checklist.
Part A requirements are a must for validation. These might be street scene elevations for new buildings or heritage statements for listed buildings.
Part B requirements can be requested by the case officer if they need more info.
Projects in flood zones 2 or 3 need a Flood Risk Assessment. If you're within 30 metres of ancient woodland, you'll need a tree survey to BS5837 standards.
Applications for 10 or more dwellings must include an affordable housing statement with unit types, sizes, and locations.
Check if your site has special designations. Sites near Special Protection Areas, SSSIs, or within certain wastewater catchment areas need more environmental assessments.
Ensuring Complete and Accurate Submissions
Your drawings must have certain details to pass validation. Every plan needs a title, drawing number, scale, and scale bar.
Don't label plans as "preliminary," "illustrative," or "draft" unless they're just extra reference material. The application form and certificates need full signatures and dates.
Councils want complete names and addresses for applicants and agents. If you miss a signature or ownership certificate, validation gets delayed.
File requirements to check:
Max file size of 10 MB per document
Plans as PDF files
A1 size for readability
Scale bars on all technical drawings
Clear drawing numbers and revision dates
Your fee has to clear in the council's bank account before they start validation. The Planning Portal fee calculator doesn't work for hybrid applications, so you'll need to work those out separately.
Keep your fee calculation note with your documents.
Tick off each item on the validation checklist as you gather documents. One missing thing will stop your application, wasting both time and money.
Additional Documents and Special Conditions
Some planning applications need more than just basic drawings. Your project's location, size, or type of work might mean you have to submit specialist reports or supporting statements with your plans.
PlanSure turns planning insight into clear next steps tailored to your property.
Design and Access Statement
You'll need a Design and Access Statement for some applications. This document explains your design choices and how people will access the proposed development.
Major applications always require this statement. You'll also need one for projects in designated areas like conservation areas or Areas of Outstanding Natural Beauty, even for smaller builds.
The statement covers two main parts. The design section explains your approach to layout, scale, appearance, and landscaping.
The access section describes how everyone, including disabled users, will reach and move through the development.
Key elements to include:
Context analysis of the surrounding area
Design principles and concepts
How the proposal fits with local character
Access arrangements for all users
Sustainability considerations
Check with your local planning authority about their requirements. Some councils offer templates or guidance notes with exactly what they expect.
Flood Risk Assessment and Other Reports
If your site sits in Flood Zone 2 or 3, you'll need a flood risk assessment. You can check your property's flood zone on the Environment Agency website before paying for drawings.
A qualified professional must prepare this assessment. It looks at flood risks to and from your development and explains how you'll reduce those risks.
Other specialist reports might include ecological surveys, tree surveys, heritage statements, or contaminated land assessments. Your site's characteristics determine what you need.
Common triggers for specialist reports:
Protected species or habitats nearby
Trees with preservation orders
Listed buildings or conservation areas
Previous industrial use of land
Proximity to archaeological sites
Your architect or planning consultant should flag required reports during the initial site assessment. Factor these costs into your budget before you commission drawings.
Permitted Development Considerations
Permitted development rights let you carry out certain works without planning permission. But you'll probably still need building regulations approval and proper drawings.
Check if your project falls under permitted development before paying for full planning drawings. You might only need simpler building regulations drawings, which usually cost less.
Some properties have restricted permitted development rights. This includes flats, maisonettes, and homes in conservation areas or Article 4 direction areas. Previous planning conditions may have also removed these rights.
If you’re unsure about your permitted development status, ask your council for a Lawful Development Certificate. This confirms whether your proposed work needs planning permission.
The certificate requires basic drawings but costs less than a full planning application.
Building Regulations Drawings and Next Steps
Building regulations drawings serve a different function than planning drawings. They contain technical information that building control needs to check for compliance.
These drawings focus on construction methods, structural integrity, and safety standards. They don’t worry much about external appearance.
Purpose of Building Regulations Drawings
Building regulations drawings show how your project will meet UK safety and performance standards. They explain exactly how you'll construct the work, including foundation depths, wall thickness, insulation values, and ventilation details.
You need to prove compliance with relevant Approved Documents. For extensions, you’ll need to show Part A (Structure), Part L (Energy Efficiency), Part F (Ventilation), and Part B (Fire Safety) compliance.
Loft conversions require extra details on staircase dimensions, headroom, and escape routes.
Your builder relies on these drawings to know what materials to use and how to build each part. Without proper technical details, you risk failed inspections, delays, and extra costs to fix non-compliant work.
Differences Between Planning and Building Control Drawings
Planning permission looks at visual impact and whether your proposal fits the area. Building control checks technical construction details and structural safety.
You can have planning approval but still fail building regulations if your construction methods don’t meet standards.
Planning drawings usually show floor layouts, elevations, and site plans at smaller scales. Building regulations drawings include vertical sections, foundation details, U-value calculations, and structural engineer’s info.
They're more technical and drawn at larger scales so construction is clear.
Building control needs specs for materials, insulation, ventilation, and drainage. Planning departments don’t require this much detail.
Your planning drawings won’t meet building regulations requirements, so you’ll need separate submissions for each.
Typical Construction Details and Structural Information
Building regulations drawings must include vertical sections showing wall construction from foundation to roof. These sections display damp proof courses, cavity widths, insulation, and floor build-ups with exact dimensions and materials.
Foundation details show excavation depths, concrete thickness, and any reinforcement needed. A structural engineer provides calculations for beams, lintels, or changed load-bearing elements.
Building control won’t approve drawings without proper structural information for big changes.
Construction details also cover drainage, ventilation strategies, and thermal bridging solutions at junctions. You need to specify window U-values, wall insulation types, and airtightness measures.
Your drawings should include enough info that building control can check compliance without asking for clarifications.
Legal, Financial, and Copyright Considerations
Before you pay for architectural or planning drawings, you should know who owns the copyright, how fees work, and what rights you’re actually buying. Usually, the creator keeps copyright even after you pay, which can limit how you use the drawings later.
Intellectual Property Rights over Drawings
The architect or designer who creates planning drawings owns the copyright automatically. This protection starts as soon as the drawings are made, no matter who paid for them.
Paying for drawings doesn’t mean you own the copyright. You’re usually buying a licence to use the drawings for a specific project, not full ownership.
If you want to own the copyright, you’ll need a written agreement that assigns the rights to you.
Your licence may only cover the original project. If you want to change the drawings, use them on another site, or share them with a different architect, you’ll probably need extra permission.
Without proper licensing, you could face legal trouble for copyright infringement.
Check if your architect sent an appointment letter with Royal Institute of British Architects (RIBA) standard terms. These spell out what you can and can’t do with the drawings.
If there are no written terms, your rights depend on what’s reasonable for the work you commissioned.
Fee Calculation and Payment Verification
Ask for a detailed breakdown of all fees before paying anything. Architects might charge hourly, a fixed fee, or a percentage of construction costs.
Use a fee calculator if you can find one to estimate fair costs for your project. Compare quotes from several professionals to make sure you’re paying a fair rate.
Ask about extra charges for revisions, planning submissions, or retrieving old drawings.
Get written confirmation of what the fees include. Some architects charge separately for site visits, planning applications, or building regulations drawings.
Check the payment schedule and whether deposits are refundable if you decide not to go ahead.
Ensuring You Have Necessary Usage Rights
Confirm in writing what you’re allowed to do with the drawings before paying. Your licence should cover building the project, making minor tweaks, and sharing drawings with builders and contractors.
If you’re buying a site with existing planning permission, check that the copyright licence transfers with the purchase. Planning permission doesn’t automatically give you the right to use the drawings.
Don’t assume a new architect can use drawings from a previous architect. The new architect needs to check that copyright is cleared and get permission if needed.
If the original architect complains, you have to stop using the drawings right away.
Ask for a written licence agreement that clearly states your usage rights, any time limits, and whether the licence is transferable.
Frequently Asked Questions
Before you pay for drawings or submit plans, you’ll want straight answers about validation steps, essential elements, costs, and document types. Knowing these details helps you avoid costly mistakes and delays.
What should be validated in architectural designs prior to making a payment?
Check that the drawings include all required views: floor plans, elevations, and sections. The scale must be correct and clearly marked.
Measurements need to be accurate and match your project requirements.
Verify that the drawings show compliance with local planning policies and building regulations. Your architect should include details about materials, dimensions, and structural elements.
Check that the drawings address access needs and any site-specific constraints.
Confirm the drawings include ownership boundaries and site context. Make sure design details match what you discussed with your architect.
Review if the drawings suit the type of application you’re submitting, whether that’s planning permission or building regulations approval.
Which elements are essential to review in permit plan drawings before submission?
Your location plan must show the site and its surroundings at the right scale, typically 1:1250 or 1:2500. The site plan needs to show the proposed development in detail with accurate measurements and boundaries.
Both plans are mandatory for most planning applications.
Check that all elevations show existing and proposed changes clearly. Floor plans should include room layouts, dimensions, and door and window positions.
Cross-sections must show how the proposal relates to ground levels and neighbouring properties.
Verify that ownership certificates are completed correctly. Your drawings need to show parking, access points, and any landscaping changes.
If needed, confirm your design and access statement addresses the design principles reflected in your drawings.
How do drawing costs from architects compare for different projects?
Planning permission drawings usually cost less than building regulations drawings. Simple extensions or single-storey projects generally run £500 to £1,500 for planning drawings.
More complex projects like new builds or large extensions can cost £2,000 to £5,000 or more.
Building regulations drawings are more detailed and cost more than planning drawings. Expect an extra fee once planning consent is granted.
Full Plans applications need comprehensive structural info and specs, which take more time to prepare.
Costs vary by project size, complexity, and your location. Architects in London and the South East often charge higher fees than elsewhere.
You should get itemised quotes from several architects to compare services and prices.
Against which criteria should all shop sketches be verified?
Shop drawings must match the approved construction documents in dimensions and specs. Check that specified materials meet project needs and building regulations.
Verify that fabrication details are practical and can be built as shown.
Review shop drawings for coordination with other trades and building systems. Make sure they include all info needed for manufacturing and installation.
Drawings should comply with British Standards and manufacturer specs.
Have your architect or structural engineer review shop drawings before fabrication. Confirm that any changes from the original design are acceptable and won’t affect safety.
Check that the supplier has provided all needed certifications and technical data.
In the sequence of construction documents, what precedes as-built illustrations?
Construction drawings come before as-built drawings in the project timeline. You start with planning drawings for initial approval from the Local Planning Authority.
Building regulations drawings follow once planning permission is granted.
Working drawings give contractors the details they need during construction. Shop drawings are created by suppliers and subcontractors for specific parts.
Construction moves forward based on these approved documents.
As-built drawings come last, after construction is done. They show what was actually built, including any changes made along the way.
These drawings record the final locations of structural elements, utilities, and building systems.
What distinguishes between a plan and a technical drawing in construction documentation?
A plan shows a horizontal view, looking straight down from above. Floor plans, site plans, and location plans all use this overhead perspective.
Plans reveal the layout and arrangement of spaces, boundaries, or building elements. You see how everything fits together from a bird’s-eye view.
Technical drawings cover all construction documentation, not just plans. They include elevations, sections, and details.
These drawings give precise measurements, material specs, and construction methods. You’ll find what you need for building regulations approval here.
Plans usually support planning applications and show design intent. Technical drawings dive deeper, adding structural calculations, construction sequences, and compliance info.
You’ll need both types at different project stages. Technical drawings, though, get way more detailed than planning drawings.