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 the West Midlands?
In the West Midlands, a planning or building regulations application typically costs £750–£2,500 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 in the West Midlands sit near the national average for this kind of work, and the range for the West Midlands reflects that. Council application fees are extra.
| Size or type | Guide range |
|---|---|
| Application management (council fees extra) | £750–£2,500 |
| Larger or more complex projects | £2,500–£3,000 |
Your quote will depend mainly on:
- Revisions requested by the council
- Planning conditions
- Building control route
- Type of application
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Planning and building regulations in the West Midlands
Whether you need planning permission depends on your house and its location 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.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
The work we manage on a planning or building regulations application:
- Discharge of planning conditions
- Building control application and inspections
- Lawful development certificate applications
- Planning or householder applications
- Build-over agreements with the water company
- Prior approval (larger home extension) in England
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 the West Midlands
The West Midlands has large numbers of 1930s semis and Victorian terraces, which suit rear extensions, side extensions and dormer loft conversions.
Towns we cover in the West Midlands include Birmingham, Coventry, Wolverhampton, Dudley, Walsall and Solihull.
How it works
- 01
Survey and brief
We visit, talk through what you want and record the existing building.
- 02
Concept design
Options for layout and appearance, revised until you are happy.
- 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 the West Midlands
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.
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.
How long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
How much does a planning or building regulations application cost in the West Midlands?
In the West Midlands, a planning or building regulations application typically costs £750–£2,500 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.
Do you handle planning and building regulations applications in the West Midlands?
Yes. We handle planning and building regulations applications across the West Midlands, including postcodes B1, B10, B11, B12 and B13. Every project starts with a free home visit.