What Drawings Do You Need for a Planning Application in London?

**What is a householder planning application?**

A householder planning application is the application type used for most house extension and alteration projects — it applies to a single dwelling house where the works are to the house itself (extensions, loft conversions, outbuildings, fences, walls, gates, or other alterations). It does not apply to flats, or to change of use applications, or to applications for new dwellings.

The Planning Portal's online application system (PlanX or the legacy system, depending on the local authority) lists the mandatory and optional documents for each application type. For a householder application, the standard mandatory documents are:

**1. Location plan (mandatory)**:

• A location plan showing the application site in context with the surrounding area, at a standard scale of 1:1250 (in urban areas) or 1:2500 (in rural areas). The location plan must:
• •Show the application site boundary, edged in red
• •Show any other land in the applicant's ownership or control that is not part of the application site, edged in blue
• •Show sufficient surrounding street layout for the site to be identified without reference to an address
• •Include a north point and a scale bar (or stated scale)

*Source*: Location plans must be derived from an Ordnance Survey (OS) base map — the OS holds the copyright to mapping data in the UK, and a planning location plan must be purchased from an authorised OS data supplier. Ordnance Survey digital map products can be purchased through the Planning Portal's location plan service, from companies such as Promap, GetMapping, or through an architect or planning consultant who has an OS data licence. The cost is typically £20–£50.

**2. Site plan (mandatory)**:

• A site plan showing the application site at a scale of 1:500 or 1:200, showing:
• •The application site boundary (edged red)
• •All existing buildings on the site (hatched or shaded)
• •The proposed new buildings or extensions (shown in outline or in a contrasting hatch)
• •All buildings within or adjacent to the application site on neighbouring properties
• •The direction of north
• •Where relevant: access routes, parking areas, landscaping, trees

The site plan gives the planning officer a clear picture of the site and its context before looking at the detailed architectural drawings.

**3. Existing floor plans (mandatory)**:

• Floor plans of the existing building at a standard scale of 1:50 or 1:100, showing:
• •All rooms at every floor level (including loft/roof space if relevant to the proposal)
• •All external walls and internal walls
• •Window and door positions
• •Room dimensions (not always required but strongly recommended — they allow the planning officer to assess scale and impact)
• •Dimensions must show the building footprint overall

*Note*: Existing floor plans should show the EXISTING condition — not the proposed. They are typically drawn from measured survey data (a tape measure or laser measure survey of the existing property). For most London terraced houses, a measured survey takes 2–4 hours for a competent surveyor or architect.

**4. Proposed floor plans (mandatory)**:

• Floor plans of the building as proposed after the works, at the same scale as the existing floor plans (1:50 or 1:100). Proposed floor plans must show:
• •All existing rooms and the new extension/alteration rooms
• •The extent of the proposed works clearly indicated (typically by hatching or by cloud annotation on the drawing)
• •All walls, windows, doors, and room names
• •Dimensions of the proposed extension

**5. Existing elevations (mandatory)**:

• Elevations of the existing building (the external facades), at 1:50 or 1:100, showing:
• •All visible external facades that will be affected by the proposed works (typically the rear elevation and the roof if the loft is being altered; the side elevation(s) for side extensions)
• •Existing window and door positions and sizes
• •Existing materials and finishes (cladding, render, brick, windows frame type)
• •Ground level (the level at which the building meets the ground)

**6. Proposed elevations (mandatory)**:

• Elevations of the building as proposed, at 1:50 or 1:100. Proposed elevations must show:
• •The proposed new facade(s) of the extension or alteration
• •The relationship between the existing building and the new extension (the line of junction between existing and new must be clearly shown)
• •All proposed materials and finishes (annotated on the drawing)
• •Any proposed rooflights, dormer windows, or roof changes
• •Ground level and, where relevant, the relationship to neighbouring properties (ground level changes, fence heights)

**7. Existing and proposed roof plans (required for many applications)**:

A roof plan is a view of the building from above, showing the roof structure — ridge lines, eaves lines, slopes, rooflights, dormer positions. Required where the proposal involves any change to the roof (loft conversion, dormer, rooflight addition). Scale: 1:50 or 1:100.

**8. Existing and proposed sections (sometimes required)**:

• A cross-section through the building (cutting through the relevant part of the proposal) shows the internal heights and relationships between floors and roof levels. Sections are particularly important for:
• •Loft conversions (to show head height within the converted loft)
• •Basement conversions (to show depths and relationship to existing foundations)
• •Extensions where the floor levels step between old and new
• Scale: 1:50 or 1:100.

**Drawing standards for planning applications**:

Planning applications in England are submitted via the Planning Portal (planningportal.co.uk), and all drawings must meet the following standards:

*File format*: PDF (preferred) or other acceptable formats listed by the local authority. Each drawing should be a separate PDF file — not a single PDF containing multiple drawings on separate pages.

*Drawing size*: Drawings should be prepared at a standard paper size (A1, A2, or A3) with the stated scale shown. The scale should be verifiable by measurement from the printed drawing (i.e., a 1:100 drawing at A1 paper size can be measured with a scale ruler).

*Drawing number and revision*: Each drawing should have a drawing number (e.g., 2025-RCB-001 Rev A) and revision letter. This allows specific drawings to be referenced in decision notices and in correspondence with the planning authority.

*North point*: A north arrow must appear on all plans (floor plans, site plan, location plan, roof plan).

*Scale bar*: All drawings should include a graphical scale bar (a drawn line labelled with its length in metres) — this ensures the scale is preserved when the drawing is printed at a different size from intended.

*Annotations*: All proposed materials should be annotated on the proposed elevations (e.g., 'matching existing London stock brick', 'grey powder-coated aluminium bi-fold doors', 'EPDM flat roof covering with insulated upstand'). The planning officer assesses the proposed materials as part of the application — if materials are not annotated, they will ask for additional information.

**Who produces planning drawings?**

• *Architects and architectural technicians*:
• A RIBA-registered architect or an architectural technician (typically CIAT registered) is the standard professional for producing planning drawings. They:
• •Visit the property to take a measured survey
• •Prepare existing plans, elevations, sections, and site plan
• •Design the proposed works (in conjunction with the homeowner)
• •Prepare proposed plans, elevations, sections, and roof plan
• •Submit the application (or assist the homeowner to submit) via the Planning Portal

Typical architect fee for planning drawings for a rear extension: £1,500–£4,000 (varies significantly by project complexity, architect's experience, and location in London).

*Architectural designers and drawing services*: There are many non-ARB-registered drawing services operating in London (architectural designers, planning consultants who also produce drawings). These can be competent and cost-effective, but the quality varies significantly. For straightforward projects, they can be adequate; for complex projects or contentious applications, an ARB-registered architect brings both greater design knowledge and professional accountability.

*Drawing companies (India/overseas)*: Some homeowners and builders use overseas drawing services who produce drawings based on sketches and dimensions emailed to them. These can produce acceptable drawings for simple projects but often lack knowledge of local planning context, conservation area requirements, and the nuances of London planning policy.

**What the drawing pack does NOT include (and what comes later)**:

• Planners are concerned with *appearance, scale, and impact* — not structure, services, or construction details. Planning drawings are not sufficient for Building Regulations approval or for construction. They will not show:
• •Structural details (beam sizes, foundation depths, wall tie specifications)
• •Building Regulations compliance details (insulation values, fire safety provisions, ventilation)
• •Detailed construction information (drainage, services, fixing details)

• After planning permission is granted, additional drawings are required:
• •*Building Regulations drawings*: More detailed construction drawings (typically 1:50 and 1:10 details) showing structural, thermal, ventilation, fire safety, and drainage compliance — submitted to Building Control (either the local authority Building Control or an Approved Inspector)
• •*Structural engineer drawings*: Foundation drawings, steel beam calculations, retaining wall designs — produced by the structural engineer working alongside the architect
• •*Services drawings*: M&E (mechanical and electrical) drawings where relevant (for larger or more complex projects)

**When additional documents are required beyond the standard drawing pack**:

*Design and Access Statement (DAS)*: A Design and Access Statement is a written document that explains and justifies the design of the proposed works and how the proposal respects the site, its context, and accessibility. For householder applications: a DAS is mandatory only where the site is in a designated area (Conservation Area, World Heritage Site, SSSI) and the application involves the creation of one or more dwellings; or where the site is listed. For most standard householder extensions, a DAS is NOT mandatory — but it can be good practice to include one for contentious applications or in areas where the planning officer is likely to scrutinise the design carefully.

• *Heritage Statement / Conservation Area Statement*:
• Where the property is in a Conservation Area (or is a Listed Building), a heritage statement is typically required or strongly advisable. It should:
• •Describe the significance of the conservation area or listed building
• •Explain how the proposed works respect the character and appearance of the area
• •Reference the relevant Conservation Area Character Appraisal (most London boroughs have published one for each conservation area)
• •Justify any materials or design features that may be questioned

*Arboricultural Assessment (BS 5837 tree survey)*: Where trees are present within the site or adjacent to it, a BS 5837 tree survey (see `ground-investigation-guide`) may be required — particularly where planning permission affects the root protection area of any tree. Tree preservation orders (TPOs) add a formal requirement: any works affecting a TPO tree require separate consent.

*Biodiversity Net Gain (BNG)*: From April 2024 in England, planning applications (excluding householder applications for extensions to an existing house, and a number of other exempt categories) require a biodiversity net gain assessment. For most standard London householder extensions and loft conversions, BNG does not apply — but for applications that add a new dwelling (permitted development refusal sites, larger schemes) it may be triggered.

**How to strengthen a planning application for a contentious project**:

In conservation areas, or where the proposal is likely to attract neighbour objections, the following additional steps can significantly strengthen the application:

1. *Pre-application advice*: Many London boroughs offer a pre-application service (paid) where a planning officer reviews the proposal before submission and gives informal advice — typically £100–£500 for householder schemes. This can reveal officer concerns before you commit to a full application and fee.

2. *Neighbour engagement*: Speaking to immediately adjacent neighbours before submitting is good practice — neighbour objections are influential in householder applications. If neighbours have concerns, addressing them at the design stage is much easier than post-submission.

3. *Accurate materials annotation*: Annotating proposed materials precisely ('matching reclaimed London stock brick', 'timber window frames in colour to match existing') reduces the risk of additional information requests.

4. *Reference to design guidance*: In the planning statement (or in the DAS), reference to the local authority's design guidance (Supplementary Planning Document for extensions, conservation area character appraisal) shows the planning officer that the application has taken account of the local policy context.

**Planning application fees (England 2025)**:

| Application type | Fee | |---|---| | Householder application (extension, loft conversion, outbuilding) | £258 | | Prior approval (larger home extension under 6m/8m scheme) | £120 | | Certificate of lawfulness — existing (CLEUD) | £258 | | Certificate of lawfulness — proposed (CLOPUD) | £129 | | Listed building consent | No fee | | Change of use with associated operations | £578+ depending on floor area |

Fees correct as of early 2025 — confirm current fees at the Planning Portal before submitting.