What is a planning or building regulations application?
Planning permission decides whether a project can be built; building regulations decide how it must be built. Most extensions, lofts and conversions need building regulations approval even when planning permission is not required.
How much does a planning or building regulations application cost in Swanley?
In Swanley, a planning or building regulations application typically costs £750–£2,750 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Prices across the South East are typically 12% above the UK average for this kind of work, which is reflected in the range for Swanley. Council application fees are extra.
| Size or type | Guide range |
|---|---|
| Application management (council fees extra) | £750–£2,750 |
| Larger or more complex projects | £2,750–£3,500 |
What moves the price most:
- Building control route
- Planning conditions
- Revisions requested by the council
- Party wall surveyor appointments
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Planning and building regulations in Swanley
Before anything is built in Swanley, we confirm which approvals apply in England. In England householder applications, lawful development certificates and prior approvals for larger home extensions go to the local planning authority. Building control can be the council or a registered building control approver.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical planning or building regulations application we handle:
- Building control application and inspections
- Build-over agreements with the water company
- Party wall notices
- Prior approval (larger home extension) in England
- Planning or householder applications
- Permitted development assessment
How long does it take?
Allow about 8 weeks for a householder planning decision (two months in Scotland). If the drawings are for a planning application, add the council’s decision period once they are submitted.
Building in Swanley
The South East has a broad mix of housing, from Victorian terraces in the towns to post-war semis and newer estates, so extension types vary street by street.
Our Swanley coverage includes postcode districts BR8, and we also work in nearby places such as Orpington, Sidcup and Dartford.
How it works
- 01
Measured survey
We visit and measure the house so the drawings start from accurate information.
- 02
Design options
Sketch layouts to agree the approach before detailed drawing starts.
- 03
Drawings and documents
The drawings and forms the council and building control need.
- 04
Submission and follow-up
We submit the application and deal with questions from the council or building control.
Questions about planning and building regulations applications in Swanley
Who carries out building control?
Either the council’s building control service or, in England and Wales, a private building control body registered to do the work. In Scotland and Northern Ireland building control is provided by the council.
How long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
What is a lawful development certificate?
A certificate from the council confirming that a project is permitted development. It is optional but useful when selling the house.
Do you handle planning and building regulations applications in Swanley?
Yes. We handle planning and building regulations applications across Swanley, including postcodes BR8. Every project starts with a free home visit.
How much does a planning or building regulations application cost in Swanley?
In Swanley, a planning or building regulations application typically costs £750–£2,750 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Your fixed price depends on the survey and drawings.