Who Does Drawings for Planning Permission
Planning drawings: A guide to architectural plans for council applications
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BeforeBricks Marketing Squad
What are planning drawings?
Planning drawings are a set of architectural drawings required past the local planning authority to to be able to understand and approve the proposal of a new evolution on a property.
They are additional documents that are submitted as part of the planning application and only pay attending to certain specific details and practise non require details such equally construction, joinery item, insulation, flooring construction, roof thickness, etc.
At BeforeBricks, we help homeowners gain planning permission from councils across England, Wales, and Scotland for their projects.
What types of projects require planning drawings
All the guidelines set forth past the authorities that need to be considered before making a decision on whether you lot need to brand drawings for planning permission can exist found on the planning portal.
However, there are rights called Permitted Development Rights that enable y'all to carry out certain developments on your property without the demand for a planning permission.
(blue text to jump to department beneath on PDR)
Projects that do non autumn within Permitted Evolution Rights need planning permission and projects that require planning permission need at least some planning drawings. Drawing requirements vary from project to project.
Types of projects that require planning permission drawings
Not all householder projects require planning consent. However, here are some projects and criteria that will mean you need drawings for planning permission:
• Building a single-storey extension to a property, when the proposed extension exceeds:
(i) 8m from the original rear wall for detached houses and upwardly to 6m for semi-detached and terrace houses
• A proposed extension covering more than than fifty% of the land around the existing property
• Structure of a new home firm
• Alteration of the external appearance of an existing house in a conservation area
• Converting a business firm into flats or spliting a house into ii or more houses
• Changing the functional use of a building or country
• Changing or replacing boundaries, fences and railings that are:
(i) more than i metre high - next to a highway
(ii) more than 2 metres high elsewhere.
What drawings do yous need for planning?
Drawings that are required vary depending on the telescopic and complexity of the project.
Certain drawings such as site location plan and block plans are required for all applications regardless. In addition, there are other mandatory drawings that apply for all councils equally well as local level requirements which yous would have to bank check in accelerate with your own local authorization.
Site location programme
Equally the name suggests, a Site Location Programme is a drawing that helps us identify the location of an architectural project. It helps us understand the project in relation to its context and is sometimes referred to equally a 'Location Program'.
- Paper size A4 or A3
- Scale ane:1250 or one:2500
- N Point
- Plot boundary - Red
- Other state owned by bidder
- (shut or bordering site) - Bluish
- Buildings, roads and footpaths on land bordering the site - for clear identification
Nosotros have written a more detail blog post on site location plans.
Cake plan (or site programme)
A Cake Programme is a zoomed-in version of the site plan showing the proposed development in more detail. It shows the relationship between the property with the plot boundary and immediate surroundings and is sometimes simply called a 'Site Plan'.
- Newspaper size A3 or A4
- Calibration 1:100, 1:200 or one:500
- North Point
- Plot boundary - Reddish
- Other country owned by bidder (close or adjoining site) - Bluish
- Buildings, roads and footpaths on land adjoining the site
- Plot purlieus dimensions
- Extent and the type of any difficult surfacing. Boundary treatment - walls, fencing, etc.
- Access points and rights of manner to site Trees - On site + Side by side plots Additional congenital structures (sheds, out-buildings, garden structures)
We have written a short guide on how to get a free site or block plan drawing.
Roof plans
Merely as the proper noun suggests, a roof plan is simply a drawn view of the roof from higher up. It shows the proposal in its immediate context, similar to a block plan but in more detail.
- Paper size A3 or A4
- Scale 1:fifty or one:100
- North Point
- Plot purlieus - Red
- Roofing material as hatch
- Ridge lines, chimneys, rooflights, raised parapets and trees
Floor plans
Floor plans clearly show the over layout of spaces in the evolution. Each floor would have its ain separate floor program.
A planning application requires two sets of plans - existing floor plans with the property fatigued every bit is and proposed plans showing how it relates to the existing dwelling.
Proposed flooring plans could signal the existing principal property lines in a different color to conspicuously distinguish proposed changes.
- Paper size A3 or A4
- Scale 1:50 or i:100
- North Signal
- Plot boundary - Red
- Room labels
- Changes in flooring levels
- Internet area of master rooms/spaces
- Important edifice elements - labelled
- Relevant dimensions - internal and external
Elevations
Elevation drawings are used to show how the project looks before and afterwards completion.
They are drawn equally views from four main faces - forepart, rear, correct and left. You don't necessarily need all 4 elevations for every planning application. It depends on the position and result of proposed changes to everything effectually it.
For case - a planning application to change the external windows on the right side of a property would just require a right elevation as none of the other faces are beingness affected by this change and so on.
Planning application would require two sets of elevations - existing tiptop with the property drawn as is and proposed elevations with new changes and how it related to original domicile.
- Paper size A3 or A4
- Scale 1:fifty or 1:100
- Property boundary in ruby-red
- Room labels
- Changes in floor levels
- Relevant dimensions - internal and external
- Color and type of edifice finishes (bricks, return, cladding, roof tiles, etc. )
- Color and blazon of important building elements (doors, windows, rooflights, pipes, etc. )
- For existing buildings, cartoon sheet to contain both existing and proposed elevation to clearly identify proposed changes
- Show context where needed - Outline elevations of neighboring buildings in frame of view, trees, etc.
Sections
An architectural section is the view of the edifice when assumed to exist cut across by a vertical plane. It is mainly used to indicate the relationship between different spaces and levels of the building.
- Newspaper size A3 or A4
- Calibration 1:50 or 1:100
- Property boundary in red
- Changes both existing and finished levels
- Finished flooring and ridge levels of buildings
- Fixed and identifiable datum level, usually Above Ordnance Datum – AOD
- Relevant dimensions - internal and external
- Room labels
- Color and type of of import building elements (doors, windows, rooflights, pipes, etc. )
- Colour and blazon of building finishes (bricks, return, cladding, roof tiles, etc. )
- For existing buildings, cartoon canvas to incorporate both existing and proposed section to conspicuously identify proposed changes
- Show context where needed - Outline elevations of neighboring buildings in frame of view, trees, etc.
Detail
Details or joinery drawings are highly authentic drawings that are generally required to be submitted for a Planning Application forth with Listed Edifice Consent. These drawings are able to depict the fixtures and fittings in a clear and curtailed manner, especially for replacement alterations.
- Paper size A3 or A4
- Scale 1:ii, 1:v or one:xx
- Key dimensions
- Materials/components - labelled with specifications (color, measurement, type, etc. )
- For windows and doors - include wall in which they are mounted to prove depth of reveal
Boosted supporting documents for planning applications
Photographs and photomontages - Photographs and photomontages are a great way to demonstrate the proposal and to understand its relationship with the context. It's a quick and constructive way to communicate the thought in terms of the project scale and massing. When submitting these, the location of the view and other descriptive details need to be mentioned for clear understanding.
3D Model - 3D models are another effective communication tool used by designers that can aid the viewer understand the exact idea of the proposal. Submitting a 3D model forth with the planning drawings in some cases could make it easier to get the proposal approved.
Full general guidelines that apply for all planning drawings
- Drawings are to exist drawn to an A3 or A4 size for ease of printing when required. Avoid scaling drawings to larger than A1.
- All drawings submitted with a planning application should include a championship bar that has a drawing title, drawing number, date, paper size, cartoon scale and should be in PDF format.
- In case of revised drawings, the revision number, revised change and date need to exist marked clearly.
- Drawings are to be scaled to a standard metric scale and indicated (preferably using a scale bar). Standard accepted scales include 1:50, i:100, one:200, 1:500, i:1250, 1:2500. In case of joinery item drawing, you may fifty-fifty use scales of 1:5, one:10 or 1:20
- Wherever possible, try to maintain the aforementioned orientation for all drawings
- All access points, vehicular and pedestrian access roads, parking spaces and visibility splays (that tin can accept an bear upon on neighboring properties) need exist shown
- Proposed changes to an existing property need to be marked clearly. Apply of colour hither is encouraged to be able to distinguish between proposed and existing parts of the drawing
- If there are proposed changes in levels, these need to be indicated clearly, wherever possible. In this case, site sections through bordering backdrop with relevant elevations would be required to clearly point proposed level changes.
- In the case of a projection where the proposed development has a direct bear on on a neighbouring property, trees and other prominent elements effectually the belongings need to be shown and dimensioned on the drawings.
- If in that location exists an overhanging tree from adjoining property, a tree survey is required to decide the position, exact measurements and species and need to be clearly shown on drawings.
What format should planning drawings be in?
- All documents to be submitted as function of the planning application have to be given clear and unique names/numbers. A common fault to avoid is not mentioning whether the drawing is of existing or proposed development.
- In case of revised drawings, the revision number, revised change and date need to be marked clearly.
- Drawings for online applications are to be submitted in .pdf format (other accustomed file types are .medico, .jpg, .tif, .txt ). CAD, .gif, .xls and video files are non accepted formats of drawings.
- The size of each private file has to be kept below 10 MB. Where unavoidable, documents tin can be split into smaller files and named clearly as Part one, Function 2 etc.
- You could also take the extra step and attach a Schedule of Drawings to your application
How are drawings submitted to planning?
The near common way to submit a planning application is through the online planning portal.
You lot will need to fill up in details based on your project. The portal does a pretty expert job of prompting yous to respond questions that are but relevant to your awarding. The completed form is and then sent directly to your local planning authorisation for processing.
The application will generally consist of the completed forms, necessary drawings, supporting documentation and the correct fee paid. The awarding volition only exist sent to the planning authority once all the requirements have been met.
You tin can also send in your application through email to your local say-so by making certain you have all the necessary documents specified past the local council. You lot will need to attach all the filled digital forms and drawings (some planning authorities may enquire for more than). When required, the payment can be made past BACS transfer. You volition then recieve an acknowledgement within 3-5 working days.
You also always have the option to submit a difficult-copy of your application. You lot volition need to fill in the printed forms and attach a minimum of 4 copies of all documents, including drawings (some planning regime may ask for more).
You can then drop them off at your local authority or ship it through post.
How much does information technology price to submit planning drawings?
The planning application fee is fixed based on the type and complexity of the project. For case, £206 for a basic house renovation/extension, £462 for new houses, etc. In addition, there is a service charge of £23.33 (+VAT) if you lot submit via the planning portal, which is essentially the quickest and virtually efficient way.
Do I need to submit physical copies of drawings for planning application?
No, only digital. However you can always have printed versions produced for your personal use as they tin can sometimes be easier to read than on a computer screen. We offer physical copies to our clients.
How much does it toll for an architect to draw upward plans?
If you need planning drawings for your application, it's best to hire an builder.
An architect's fee which includes design + drawings + supervision, would come up to roughly ten-15% of the total build toll. Additionally, there are firms that charge a fixed amount, i.e; the fee is generally structured based on factors such as floor surface area, number of floors, level of complexity, etc. Based on these factors, the drawing fee would lie inside the range of £200 to £2000.
Hiring an builder that has experience working with planning drawings and approvals at the earliest stage would also relieve you of the fuss of dealing with such approvals and standards and moreover, ensure a smooth execution of your project from first to stop.
You can request a quote for council permission drawings here.
Can I do my ain drawings for planning?
If you're thinking about getting planning drawings for your planning application, you're most likely looking into getting a new evolution/alteration for your property and probably already have an builder on board and then it would essentially exist a office of your package.
Making diy planning drawings with little or no previous experience could put yous in a greater chance of your planning drawings getting rejected and this may result in a longer and more expensive process which would further complicate your project.
Nevertheless, there is no legal requirement to have an architect involved for any project, simply that being said, the probability of getting your planning drawings approved would depend more than on the complexity of the projection. Y'all can definitely draw them yourself using CAD softwares, equally long as the drawings comply with the standards prepare by local authorities.
What is a planning officer looking for on drawings?
Context
Context relates to the agreement of the human relationship between the project and its environment. The officeholder in charge looks into how your projection responds to its surroundings in terms of architectural grapheme and materials.
Scale
Calibration relates to the size of the projection in relation to its surrounding built structures. The officeholder in charge looks into how your project relates to its surroundings in terms of its size.
Materials
The officeholder also looks into whether your proposed evolution blends in or stands out among its neighboring buildings. This is a major consideration for listed buildings or projects in conservation areas as they are required to maintain a certain level of uniformity in terms of materials and style.
Blueprint and Layout
This relates to the 3D 'shape' of the edifice and if the internal layout is well designed to make the best use of the space.
Parking
Each quango has set up forth its own guidelines when it comes to parking regulations. These need to be carefully considered at an early phase to avoid complications afterwards.
5 most common reasons why your planning drawings become rejected
In that location are certain mandatory documents that have to be submitted for an application to even be valid, if whatever of these documents or drawings are absent-minded, the processing of your awarding will exist delayed until you have them all uploaded.
Bated from such delays, there are situations wherein your application tin can be rejected as a whole or rejected because of some drawings.
Some of the common reasons why planning drawings get rejected are:
- Drawings have not been labelled clearly/correctly. A common mistake is non mentioning whether the cartoon is existing or proposed in the title bar or file name.
- When the submitted planning drawings do not add up. For example, bi-folding doors are fatigued 1m from the right edge of the rear extension wall on pinnacle just the same doors announced to exist drawn 0.5m from the same wall on the floor plan.
- When drawings are not fatigued to a standard calibration. (For example i:twoscore, 1:75, i:150, etc. )
- If the red line for holding purlieus is not drawn on one or more drawings (or fatigued incorrectly)
- If the drawings do non follow the file requirements stated by the planning portal such as recommended file format, size, etc.
5 ways to increase the chances of your planning drawings being approved
- Get your planning drawings to demonstrate that you lot have taken into consideration any loss of privacy for neighboring properties that may be caused by your proposal.
- Use the 45 degree rule to ensure that in that location is no loss of natural light experienced by neighboring property due to overshadowing by your proposed development
- Ensure that your proposal follows the guidelines nether the Tree Preservation Guild (TPO).
- Ensure that your proposal fits in with the architectural character and materials used on surrounding properties. In addition, consider the minimum standards and outdoor space requirements set up by your local council beforehand.
- Pattern the layout of your project in accordance with highway rubber regulations and be certain to not restrict existing access routes in any manner.
Tin can I build without submitting plans to the council?
Not all extensions require planning permission.
There are sure rights chosen Permitted Development Rights that enable you to carry out certain developments on your property without the need for a planning permission.
They are mainly centered effectually dimensions of the proposal, position relative to existing structures and proximity to boundaries.
These guidelines tin can become complicated sometimes so you might want to become a Lawful Development Certificate issued by the planning department to ensure that your proposed development is agreed upon.
This, however, is not a requirement and yous can skip it if you're sure well-nigh your project.
Whether y'all require a planning application or not, you almost ever need to get edifice regulations approval prior to construction, hence, that would involve getting some plans drawn.
What tin I build without planning permission?
A few examples of common works that yous can behave out under permitted evolution are listed below -
- Single and double storey extensions that extend just up to 8m from the original rear wall ( for detached firm) and upward to 6m for all other house types.
- Modify of function assigned to infinite. For example, conversion of loft, garage, basement, etc.
- Interior alterations of space such as knocking down internal walls
- Add-on of dormer windows
- Addition of rooflights
- Building a porch with net area less than 3m2
- Erecting antenna or installation of satellite dishes
- Installation of equipment such as solar panels (not including air current turbines)
However, it is ever advisable to cross cheque with your local authority an experienced architect/surveyor on general guidelines that apply to your property before you brainstorm. If your proposal falls outside the scope of permitted evolution, you will need to employ for planning permission.
Divergence between planning drawings and edifice regulations drawings
Planning drawings
Edifice Regulation Drawings
Planning drawings are a set of simplified architectural drawings
They are submitted to the local planning authority
Planning drawings are used to empathize and corroborate the telescopic of the works of a new development or work washed on an existing belongings.
They but pay attending to certain specific details such as overall size, newly proposed materials and external features of the building. Planning drawings exercise not crave details on construction methods and materials.
A set of planning drawings generally include a site program, block program, flooring plans, elevations and basic sections through the building.
Building Regulation Drawings are a set of detailed drawings and structure details
They are submitted to the local building control department
Building Regulation Drawings are used to determine if the proposed development is safe and fit to live in for users in and effectually a new development or work washed on an existing property.
They are to be drawn at a much more detailed level than the planning drawings. Details include structural information from the engineer, thermal insulation calculations and proof of full compliance with all relevant parts of the Edifice Regulations.
A set of building regulation drawings would include drawings containing detailed data regarding structural systems, mechanical and electrical layouts, sabotage layouts, detail sections at big scales of 1:v, ane:10, ane:20, etc. It also generally contains a detailed certificate with structure method notes and total product specifications which enable the contractor to ultimately build from.
Source: https://www.beforebricks.com/blog/planning-drawings-guide
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