Two-storey extension plans and drawings in Clwyd

Clwyd at a glance

Nation: Wales
Price region: Wales
Postcode areas: CH, LL
Towns covered: 20 listed below, plus surrounding villages
Site visits: Free, no obligation

What a set of extension plans involves

Two-storey extension plans involve a measured survey of your house, design options, and a set of scaled drawings showing the existing and proposed floor plans, elevations, a site plan and a location plan. These are the drawings needed for a planning application or lawful development certificate. Building regulations drawings with construction details follow as a separate, more technical set.

The main places we list in Clwyd are Wrexham (LL13), Buckley (CH7), Deeside (CH5), Colwyn Bay (LL28), Flint (CH6) and Rhyl (LL18). We cover the villages in between too.

Fees

Planning drawings (survey and design) are a guide of £2,000–£3,500 and building regulations drawings and specification £1,500–£4,000, with your design stage priced in writing before it starts.

Rules in Wales

In Wales, the plans need to show the measurements the Welsh rules depend on: the 4 m and 3 m rear depths, the 10.5 m distances to boundaries and, for side extensions, the 1 m set-back and 50% width test. A householder application costs £585. Building regulations drawings follow the Welsh Approved Documents.

Approval in Wales: Householder planning application: £585. Councils normally decide householder applications within 8 weeks.

Building regulations: Building regulations approval under the Welsh Approved Documents, which differ from England's in places (notably energy efficiency).

The Party Wall etc. Act 1996 applies in Wales, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

Planning drawings versus building regulations drawings

Planning drawings show what the extension looks like and how it affects neighbours. Building regulations drawings show how it is built: foundations, structure, insulation, fire safety, ventilation and drainage. Most two-storey extensions need both, prepared at different stages.

Drawings that can be built

Drawings that ignore steel sizes, floor depths or drain runs often need redesigning once a builder prices them. We coordinate the design with the structural engineer and our build teams, so what is approved is practical to construct.

How we work in Clwyd

Look at the house
We start in Clwyd with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Towns we cover in Clwyd

Two-storey extension plans and drawings in Clwyd: questions

How long do extension plans take to prepare?

Survey, design and planning drawings usually take 4 to 8 weeks, depending on how many options you want to explore. Technical design, structural calculations and building control approval take a further 4 to 8 weeks, and this can overlap with the planning decision period.

Do I own the plans once they are drawn?

You receive copies of the drawings to use for your project, including your planning application and building regulations approval. Copyright in drawings normally stays with whoever prepares them unless agreed otherwise. Your written design stage price sets out how the drawings can be used.

Do the plans include structural calculations?

Not at planning stage. Structural calculations and beam design are prepared by a structural engineer once the design is agreed, and they form part of the building regulations package. We coordinate the engineer's work with the drawings so steel sizes and floor depths match.

Neighbouring areas

All extension services in Clwyd · About two-storey extension plans and drawings