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Barking and Dagenham, London

New build drawings in Barking and Dagenham

A new home in Barking and Dagenham is judged against a recent local plan, a zoned levy and, on the Becontree estate, a design code of its own. New build drawings in Barking and Dagenham from £1,450 including VAT are drawn and checked by MCIAT chartered architectural technologists to meet all three.

From £1,450 (VAT included)

  • MCIAT chartered
  • £2m PI insured
  • LABC Partnered
  • Fixed fees, VAT included

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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on new build drawings

    Seven steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Design options

      We model the house in Revit and show you options in 3D and plan, with the planning strategy and the precedents in your street.

    4. Design frozen

      You choose an option in writing. Nothing changes after this without your say.

    5. Independent check

      A second chartered technologist checks every sheet against the council's validation checklist and the policy. A senior review signs it off before anything is submitted.

    6. Submission

      We prepare the forms, certificates, fee and documents and submit through the Planning Portal.

    7. Officer liaison

      We answer the planning officer and make any amendments within five working days, at no charge until approval.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    Rear view of brick terraced houses in London with slate roofs and chimney stacks along the shared roofline

    The borough's plan and the Becontree design code

    The development plan is the Barking and Dagenham 2037 Local Plan, adopted in 2,024. Because it is recent, an application is read against current policy and not against a set of inherited habits. We read the plan for your site before the first sketch in full.

    On the Becontree estate the council also publishes the Becontree Estate SPD and Design Code. The estate was laid out as a whole, with matched houses, generous gardens and consistent building lines, and the code exists to keep that character when a corner plot or a side garden is considered for a new house. A new dwelling there has to read as part of the estate: its roof pitch, brick and front boundary are drawn to answer the code, and the street scene sheet shows the neighbours either side.

    Elsewhere in the borough the householder guidance is the Residential Extensions and Alterations SPD. It was written for extensions, but officers use its tests for outlook and daylight when a new house sits close to an existing one, so we draw the same sections they would.

    Red-brick mansion blocks and shopfronts on a street corner

    Local figures for Barking and Dagenham

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Local planBarking and Dagenham 2037 Local Plan—lbbd.gov.uk
    Local plan adopted2,024—lbbd.gov.uk
    Supplementary planning documentBecontree Estate SPD and Design Code2026lbbd.gov.uk
    Borough CIL residential rate£109.80/m² (Zone 1: Barking Town Centre, Leftley and Faircross); £39.22/m² (Zone 2: Barking Riverside); £15.69/m² (Zone 3: rest of borough). Schedule rates (2015): £70 / £25 / £10.rate as at 1 January 2026 to 31 December 2026 (Annual CIL Rate Summary 2026)lbbd.gov.uk
    Mayoral CIL rate (indexed)30.3 £/m² (indexed, permissions granted in 2026)—london.gov.uk
    Minor applications granted71 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications decided in time100 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Green Belt share of the council area14 % of council area covered by green-belt polygons—planning.data.gov.uk
    Domestic gardens share of land (GLUD 2005)22.8 % of land that is domestic garden (GLUD 2005)2005data.london.gov.uk
    Erection of dwellinghouses, not more than 10: per dwellinghouse, from 1 Apr 2026610 GBP per dwelling—ribblevalley.gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Barking and Dagenham
    Building regulations, layer by layerPart A: structure: Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments. Part B: fire safety: All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604. Part L: insulation: New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4. Part K: stairs: 2.0 m clear headroom over stairs. Full plans application: Building control body must decide a full plans application within 5 weeks, or longer if agreed in writingPart A: structurePart B: fire safetyPart L: insulationPart K: stairsFull plans applicationABCDE

    Building regulations, layer by layer

    The Approved Documents that shape most house projects, from structure to the application itself.

    A · Part A: structure
    Approved Document A: Structure, 2004 edition incorporating 2004, 2010 and 2013 amendments
    B · Part B: fire safety
    All dwellings: fire detection and alarm system minimum Grade D2 Category LD3 (BS 5839-6), mains-operated smoke alarms to BS EN 14604
    C · Part L: insulation
    New elements in existing dwellings, limiting U-values W/(m²·K): roof 0.15, wall 0.18, floor 0.18, windows 1.4 (or WER Band B), doors 1.4
    D · Part K: stairs
    2.0 m clear headroom over stairs
    E · Full plans application
    Building control body must decide a full plans application within 5 weeks, or longer if agreed in writing

    Levies on a new home in Barking and Dagenham

    Any new dwelling is liable for community infrastructure levy, and in this borough the rate depends on the zone. The residential rates in our data are £109.80/m² (Zone 1: Barking Town Centre, Leftley and Faircross); £39.22/m² (Zone 2: Barking Riverside); £15.69/m² (Zone 3: rest of borough). Schedule rates (2015): £70 / £25 / £10. Those figures are indexed, so the amount due depends on the year the permission is granted. A site in the town centre carries a very different bill from one in the rest of the borough, and we say which zone yours sits in at the quote stage.

    The Mayor of London's levy applies on top. Barking and Dagenham is in charging band 3, which is £30.3 per square metre for permissions granted this year. The drawings measure gross internal area carefully because both levies are charged on it, and a small error costs real money.

    The council's application fee is separate again. It is £610 per dwelling for up to nine houses, and we confirm the figure on the day you apply.

    How Barking and Dagenham decides small housing schemes

    A single new house or a small terrace is a minor application. Barking and Dagenham decided 169 minor applications in its latest year, granted 71 per cent and decided 100 per cent on time. Those figures cover all minor development, not only housing, and they do not predict your outcome. The statutory period for a minor application is 8 weeks unless you agree an extension.

    The borough's householder grant rate is lower, at 66.5 per cent, and a new house that sits tight against neighbours faces the same scrutiny, so daylight and overlooking are drawn explicitly and not left for the officer to estimate.

    Part of the borough is Green Belt, 14 per cent of its area. A new dwelling there is inappropriate development in principle and needs very special circumstances, so we check the Green Belt layer at the start. We tell you honestly when a site is not worth drawing.

    What a new build set includes in Barking and Dagenham

    The set is a proposed site plan, floor plans, roof plan, elevations to every face, sections through the stair and the highest point, and a street scene. Every room carries its area, because the nationally described space standard is applied as a minimum, and the schedule is taken from the 3D model so it stays correct if the layout moves.

    Garden space is drawn too. With 22.8 per cent of land in the borough as domestic garden, officers expect a family house to keep a proper garden and the plan shows its depth and aspect. We also mark bin, cycle and parking provision, and the heritage layers: 4 conservation areas, 49 list entries and 3 Article 4 directions.

    Price, process and next steps for new builds in Barking and Dagenham

    New build drawings here start at £1,450, VAT included, fixed after a free constraints check. We redraw at no charge if the council requests changes, though we cannot promise a decision.

    The application itself is prepared as planning drawings in Barking and Dagenham. After permission, construction drawings in Barking and Dagenham turn the design into build information, and structural calculations in Barking and Dagenham cover the frame. For the full picture of the borough, read architectural drawings in Barking and Dagenham, or compare with new build drawings in Redbridge next door.

    What you receive

    Planning drawing sheet for a rear extension with plans, elevations and sections
    Sample drawing. Planning drawings for a rear extension: plans, elevations and sections on one sheet set.
    Pencil resting on a dimensioned technical drawing beside a scale rule
    Points, not guesses
    Paint across the grid with the pointer.

    Other services in Barking and Dagenham

    New build drawings nearby

    Questions

    Which plan applies to a new house in Barking and Dagenham?

    The Barking and Dagenham 2037 Local Plan, adopted in 2,024. On the Becontree estate the Becontree Estate SPD and Design Code applies too.

    What does CIL cost for a new home in Barking and Dagenham?

    The borough rate depends on the zone, and the Mayoral levy adds £30.3 per square metre this year. We confirm both at the quote.

    How much are new build drawings in Barking and Dagenham?

    From £1,450 including VAT. The council's application fee is £610 per dwelling and is paid separately.

    How long does the council have to decide?

    A minor application has 8 weeks unless you agree an extension. We cannot promise a date.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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