Planning drawings
for extensions & lofts
- ARB-registered architect-led design
- We draw, submit and manage your full council application
- 95% approval rate — fixed-fee, first draft in 2 weeks
Professional planning drawings that get approved first time
Our in-house planning consultants — both with former Local Authority experience — manage everything from drawing to decision, with a 95% planning approval success rate.
Areas we cover
Planning drawings, planning permission and building regulations across London, Surrey and Berkshire. Find your area below.
The Fluent all-inclusive service
From planning drawings to build-ready — under one roof
Our all-inclusive service takes you from the first conversation to planning approval and building regs, with one coordinated team. No chasing separate consultants. No gaps between stages.
You’ll benefit from a 10% package discount, a complimentary pre-construction service, and a construction budget overview — so you know what everything costs before anything starts on site.
How it works
From your first conversation to planning decision — four clear steps.
Free planning call
Tell us about your project. We’ll advise on whether you need full planning permission or fall under permitted development — no obligation.
Site survey
Our surveyor visits your home and takes precise measurements. These form the foundation of every planning drawing we produce.
Planning drawings
Your designer — working with our ARB-registered architect — creates your plans, elevations and site plans. You review, we revise — until you’re completely happy.
Application & decision
Our planning consultants submit your application, handle all council correspondence, and keep you updated through to the decision notice.
Our promise to you
Our in-house planning team has direct Local Authority experience. We know what councils want to see, and we design your planning drawings with approval in mind from day one.
ARB-registered architect in our team
Our practice includes an ARB-registered architect involved in the design process across every project — your planning drawings are always architect-led.
Ex–Local Authority planning expertise
Our planning consultants have worked inside Local Authority planning departments. They know exactly how officers assess applications.
95% planning approval success rate
We research local planning policies, review local precedents, and design with approval in mind from the very first sketch.
First draft drawings within 2 weeks
From survey to first draft planning drawings is typically two weeks. We move quickly without cutting corners.
Fixed-fee planning packages
Our packages are fixed-fee from the start — no surprises, no hidden extras, no hourly rate anxiety.
One team, every stage
Planning drawings, application submission, council liaison, building regs and structural engineering — all coordinated under one roof.
Planning drawings — designed around your local authority
We understand local validation requirements and planning considerations across Surrey, London, Berkshire, Hampshire and the wider South East. Our planning team has worked with Elmbridge, Guildford, Woking, Richmond, Kingston, Runnymede and many more.
Not sure if you need planning permission? Get expert advice.
Download our free guide: 10 Steps to a Stress-Free Build. Written from 10+ years of helping homeowners plan extensions, loft conversions and new builds.
Download the free guide
About our planning drawings service
Fluent Architectural Design is a residential design practice based in Surrey, working with homeowners across London, Berkshire, Hampshire and the South East. We specialise in planning drawings for house extensions, loft conversions and new-build homes — managing the full planning application process from first drawing to decision.
Our in-house planning team has direct Local Authority experience — they know how planning officers assess applications and how to prepare drawings that meet your council’s validation requirements first time. That’s why we have a 95% planning approval success rate across 1,900+ residential projects.
Our practice includes an ARB-registered architect, meaning the design thinking behind your planning drawings is architect-led from the start. We also provide building regulation drawings and structural engineering coordination, so you can move seamlessly from planning approval to build-ready information with one team.
If you’ve been searching for “planning drawings” or “planning permission drawings” for your extension or loft conversion, Fluent brings design expertise, planning knowledge and project management together in one coordinated residential team.
Planning drawings FAQs
What are planning drawings?
Planning drawings are scaled architectural plans, elevations and site drawings that show your Local Authority exactly what you’re proposing to build. They must meet your council’s specific validation requirements — the right scale, the right content, and the right level of detail. We prepare everything your council needs as part of our planning drawings service.
Do I always need planning permission?
Not always. Many single-storey rear extensions and loft conversions fall under Permitted Development and don’t need a formal planning application. But you still need accurate drawings, and in many cases you’ll want a Lawful Development Certificate to prove the work is lawful. We’ll tell you exactly what’s required during your free planning call.
How much do planning drawings cost?
Our fixed-fee planning drawing packages start from £800 for straightforward projects and typically range to £2,500 depending on project size and complexity. The exact figure is confirmed in your free consultation — no hidden extras, no hourly rates. Get in touch and we’ll give you a clear quote.
How long does the planning process take?
From survey to submitting your application is typically 2–3 weeks. Your Local Authority then has 8 weeks to decide on most householder applications. We manage the process, track your application online, and handle any queries from the planning officer — you just wait for the good news.
What happens after planning permission is granted?
Once you have planning approval, you’ll need Building Regulation drawings to actually build. These are more detailed technical drawings that show how the structure, insulation, drainage and fire safety will work. Our team produces these as a natural next step — so your builder has everything they need to start on site.
How do you achieve a 95% planning approval rate?
We research local planning policy and local precedents before we design anything. Our planning consultants have worked inside Local Authority departments — they know how officers assess applications. We also prepare high-quality, well-presented drawings that are easy for councils to validate and assess. And if a query comes back, we deal with it directly.
What if my planning application is refused?
It’s rare — our approval rate is 95%. But if it happens, we review the council’s feedback, revise the design to address the concerns, and resubmit at no extra charge. We don’t stop until you have an approved scheme.
What areas do you cover?
We work across Surrey, South West London, Berkshire, Hampshire and the wider South East. We have extensive experience with local councils including Elmbridge, Guildford, Woking, Runnymede, Richmond, Kingston, Mole Valley, Reigate & Banstead and many more.
Get your planning drawings quote
We’d love to hear about your project
Tell us what you’re planning — an extension, a loft conversion, or something else — and we’ll come back with a clear fixed-fee quote and an honest view of your planning chances.
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Fluent ADS
Elmbrook House (Ground Floor),
18-19 Station Road,
Sunbury-On-Thames,
TW16 6SB, UK
Phone: 0800 043 8838
Email: info@Fluent-ADS.co.uk
Ready to get your planning drawings?
Book a free, no-obligation planning call. We’ll confirm what permission you need, what the drawings will include, and give you a clear fixed-fee quote.
