Planning permission for extensions across Staines-upon-Thames
Need planning permission for extensions in Staines-upon-Thames? We survey the house, prepare what the council needs and deal with the officers until a decision is made.
- Guide price in Staines-upon-ThamesFrom £350 inc VAT
- PlanningWe find the right route for you
- Timescale8–13 weeks typical decision period
- Postcode districtsTW15, TW18, TW19, TW20
Do I need planning permission in Staines-upon-Thames?
In England the main routes are permitted development (ideally confirmed with a lawful development certificate, £274), larger home extension prior approval (£249, 42 days) and a householder planning application (£548, normally 8 weeks), with council fees as set from 1 April 2026.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
Fees in Staines-upon-Thames
Guide fees for Staines-upon-Thames including VAT, using our South East England factor of ×1.12. Council and building control charges are not included.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Permitted development confirmed in writing (certificate or notification) | £350 – £750 |
| Standard | Householder planning application handled | £650 – £1,250 |
| Premium | Application with heritage or design statements, and responses to the council | £1,000 – £1,800 |
Our handling fee only. Council fees are extra: in England from 1 April 2026 a householder application is £548, a lawful development certificate for a proposed extension £274 and a larger home extension prior approval £249. Drawings are priced separately.
For a figure based on your own dimensions, use our guide-price tool.
Covering Staines-upon-Thames
Our survey diary covers Staines-upon-Thames, including TW15, TW18, TW19, TW20. Neighbouring towns we cover include Egham (2 miles), Ashford, Surrey (2 miles), Sunbury-on-Thames (4 miles), Weybridge (5 miles).
The South East has a broad mix of 1930s semis, post-war estates, newer developments and period cottages, and many houses have enough garden for a generous rear extension.
What is included
- Advice if conditions are attached or changes are requested
- Application forms, plans and supporting statements
- Submission and fee payment guidance
- Planning history and constraints check for your address
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Staines-upon-Thames home, measure up, talk through what you want and check the planning position.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions answered
Do I need building regulations approval in Staines-upon-Thames?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Staines-upon-Thames, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Staines-upon-Thames be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
What happens if planning is refused?
You can revise the design and reapply, or appeal. We read the officer’s report and tell you honestly which option has a better chance.
How much does planning permission cost?
In England, from 1 April 2026 the council fee is £548 for a householder application, £274 for a lawful development certificate for a proposed extension and £249 for larger home extension prior approval. Our handling fee is separate.
Book a free site visit in Staines-upon-Thames
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.