Two-storey extension plans and drawings in the West Midlands

West Midlands at a glance

Nation: England
Price region: West Midlands
Postcode areas: B, CV, DY, WS, WV
Towns covered: 33 listed below, plus surrounding villages
Site visits: Free, no obligation

What a set of extension plans involves

This service suits you if you want clear, accurate plans for a two-storey extension, whether to apply for planning, check permitted development or get build prices. You get a measured survey, sketch options with guide costs, a chosen design developed into planning drawings and, if you go ahead, building regulations drawings coordinated with the structural engineer. Because we also build, the drawings are prepared with the build in mind.

Towns in the West Midlands include Birmingham (B1), Coventry (CV1), Wolverhampton (WV1), Dudley (DY1), Walsall (WS1) and Solihull (B91). If yours isn't listed, we still cover it.

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 England

In England, the plans support either a householder application, costing £548 (or £575 for applications made from 8 December 2026), or a lawful development certificate for permitted development, costing £274 (about £288 for applications from 8 December 2026). They must show the extension's relationship to the original house, the boundaries and neighbours, because two-storey rear permitted development depends on the 3 m and 7 m limits.

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

The Party Wall etc. Act 1996 applies, 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 the West Midlands

Measure and listen
A visit to the West Midlands to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Get it approved
Once you're happy with the design we submit it to the council for the West Midlands and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build and sign-off
Vetted teams working under S&K build the extension, and we arrange the building control completion certificate at the end.

Towns we cover in the West Midlands

Two-storey extension plans and drawings in the West Midlands: questions

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.

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 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 the West Midlands · About two-storey extension plans and drawings