Extension plans and drawings across Thornaby-on-Tees
We prepare extension plans and drawings for homes in Thornaby-on-Tees, as a stand-alone service or as the first stage of a design and build project.
- Guide price in Thornaby-on-TeesFrom £1,050 inc VAT
- PlanningWe find the right route for you
- Timescale2–6 weeks for drawings
- Postcode districtsTS17
Design and approval fees for Thornaby-on-Tees
Fees below are our Thornaby-on-Tees guide (×0.91, the North East England factor), including VAT. Council and building control fees are extra.
| 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.
Covering Thornaby-on-Tees
Site visits are available across Thornaby-on-Tees (TS17). Nearby, we also take on projects in Stockton-on-Tees (3 miles), Yarm (3 miles), Billingham (4 miles), Darlington (10 miles).
Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
When it helps
- Anyone who wants fixed designs before getting build prices
- Projects that need a planning application or other approval
- Homeowners at the very start of a project
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.
The planning position for a specific Thornaby-on-Tees address depends on its history and any designations, which is why we check it at the first visit.
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).
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 Thornaby-on-Tees home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Thornaby-on-Tees
Do you cover all of Thornaby-on-Tees?
Yes. We cover Thornaby-on-Tees and the surrounding parts of County Durham. Site visits are free and there is no obligation.
How long does this take for a Thornaby-on-Tees home?
2–6 weeks for drawings, depending on the council and the complexity of the project.
Do I need building regulations approval in Thornaby-on-Tees?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
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.
Can I use your drawings with another builder?
Yes. Once paid for, the drawings are yours to use for your project.
Book a free site visit in Thornaby-on-Tees
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.