Extension plans and drawings across Bedford
For Bedford homeowners we handle extension plans and drawings, with fees agreed in writing before any work starts.
- Guide price in BedfordFrom £1,250 inc VAT
- PlanningWe find the right route for you
- Timescale2–6 weeks for drawings
- Postcode districtsMK40, MK41, MK42, MK43, MK44
Will the council need to approve it?
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
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).
When it helps
- Projects that need a planning application or other approval
- Homeowners at the very start of a project
- Anyone who wants fixed designs before getting build prices
Covering Bedford
Our survey diary covers Bedford, including MK40, MK41, MK42, MK43, MK44. We also work in nearby Kempston (2 miles), Ampthill (8 miles), Leighton Buzzard (17 miles), Dunstable (17 miles).
For homes towards Cambridgeshire, St Neots is around 10 miles away. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
What it costs in Bedford
These are guide fees for Bedford, adjusted for East of England (×1.06) and including VAT. Council application and inspection fees are paid separately.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Measured survey and planning drawings | £1,250 – £2,350 |
| Standard | Planning drawings plus building regulations drawings | £2,300 – £4,050 |
| Premium | Full pack with structural calculations and 3D visuals | £3,600 – £5,850 |
Try the guide-price tool to see a range for your own size and finish.
What happens next
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions answered
Will my neighbours in Bedford 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.
Do I need building regulations approval in Bedford?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Do you cover all of Bedford?
Yes. We cover Bedford and the surrounding parts of Bedfordshire. Site visits are free and there is no obligation.
How much do extension plans cost?
Our design packs range from about £1,250 to £5,850 including VAT, from planning drawings only to a full pack with building regulations drawings, structural calculations and 3D views. Council fees are separate.
Do I need an architect?
Not necessarily. For most extensions an experienced designer or architectural technologist is enough. For listed buildings or complex sites an architect’s input can help.
Book a free site visit in Bedford
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.