Extension plans and drawings across Billingham
Need extension plans and drawings in Billingham? We survey the house, prepare what the council needs and deal with the officers until a decision is made.
- Guide price in BillinghamFrom £1,050 inc VAT
- PlanningWe find the right route for you
- Timescale2–6 weeks for drawings
- Postcode districtsTS18, TS19, TS20, TS22, TS23
Who this service is for
- 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
The most expensive changes are the ones made after the steel is ordered. A good design stage settles layout, heights, glazing and services on paper, so the build price is firm.
What it costs in Billingham
These are guide fees for Billingham, adjusted for North East England (×0.91) and including VAT. Council application and inspection fees are paid separately.
| Option | What it covers | Guide price |
|---|---|---|
| Essential | Measured survey and planning drawings | £1,050 – £2,050 |
| Standard | Planning drawings plus building regulations drawings | £2,000 – £3,500 |
| Premium | Full pack with structural calculations and 3D visuals | £3,050 – £5,050 |
Want a range for your exact size? The guide-price tool takes about a minute.
Local to Billingham
Across TS18, TS19, TS20, TS22, TS23, we can visit, measure and advise. Neighbouring towns we cover include Stockton-on-Tees (2 miles), Thornaby-on-Tees (4 miles), Yarm (6 miles), Hartlepool (7 miles).
Middlesbrough, in North Yorkshire, is roughly 2 miles from Billingham and also on our list. The North East has many brick terraces, colliery-era housing and post-war semis, with rear extensions and kitchen extensions the most common requests.
Planning and approvals in Billingham
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.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
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).
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Billingham, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Billingham?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Who do I contract with in Billingham?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
How much do extension plans cost?
Our design packs range from about £1,050 to £5,050 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 Billingham
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.