MCIAT chartered architectural technologists covering High Wycombe and the wider Buckinghamshire commuter belt from our London base. Planning permission, building regulations, loft conversions, extensions and mansard roofs, 30% below typical London architect rates.
National ones, decided by Buckinghamshire Council. The fee is £548 for a householder application and the permitted development limits match London’s. The Chilterns National Landscape reaches into the district, and inside it Class A side extensions and cladding are removed.
| Rule or fee | Value | Source |
|---|---|---|
| Householder planning application | £548 | Statutory, England 2026 |
| Lawful development certificate | £274 | Statutory |
| Larger home extension prior approval | £249 | Statutory |
| Rear extension, terrace or semi | 3m, or 6m under prior approval | GPDO 2015, Class A |
| Rear extension, detached | 4m, or 8m under prior approval | GPDO 2015, Class A |
| Inside a National Landscape or conservation area | Class A side extensions and cladding removed | GPDO 2015, Article 2(3) |
Sources: the Town and Country Planning (Fees for Applications) (England) Regulations 2012 as amended, 2026 rates; the General Permitted Development (England) Order 2015, Schedule 2, Part 1, Class A and Article 2(3). Read at 1 September 2026. Buckinghamshire became a single unitary authority in 2020, so the former Wycombe District local plan policies are now applied by Buckinghamshire Council.
Local planning contextLargest town in Buckinghamshire, historically the furniture-making capital of England and home to Hughenden Manor (Disraeli's house).
All householder planning applications in High Wycombe are determined by Buckinghamshire Council. The council follows the National Planning Policy Framework and its own adopted Local Plan, supported by area-specific design guides and Supplementary Planning Documents.
Conservation areas: High Wycombe Town, Hughenden, West Wycombe and Penn are conservation areas. The entire district falls partly within the Chilterns National Landscape (AONB).
Policy quirks to watch: Buckinghamshire Council's emerging Local Plan covers the whole unitary area, but Chilterns AONB status applies to much of High Wycombe's rural setting, triggering landscape and dark-sky policy tests on extensions.
Typical housing in High Wycombe includes victorian terraces in the town centre, Edwardian villas in Terriers, extensive 1930s and postwar semis across Totteridge and Micklefield, and rural cottages in the Chiltern villages. This mix drives the types of projects we most often prepare drawings for here.
Five core services, all delivered by MCIAT chartered architectural technologists, all within our 50-mile service radius.
Full planning submission: existing/proposed plans, elevations, site plan, and Design & Access Statement.
Construction-detail drawings for your builder and Building Control submission.
Rear dormer, hip-to-gable, L-shape or mansard loft conversion drawings.
Single-storey, double-storey, wrap-around and side-return extension drawings.
Full mansard conversion drawings with structural and thermal detailing.
Every drawing is signed off by a Chartered Member of the Institute of Architectural Technologists. The same quality bar that applies to our central London projects applies to our High Wycombe work.
We regularly submit to all M25 commuter-belt councils including Buckinghamshire Council. We research each council's Local Plan, design guides and recent decision history before we start drawing.
No mileage charges, no hourly rates, no surprises on the invoice.
Our submissions across the 33 London boroughs and the M25 commuter belt are prepared for council review before submission. This helps reduce avoidable resubmission risk and delay.
Rear and side-return extensions on High Wycombe's Victorian and Edwardian terraces are among the most common projects we handle. A single-storey rear extension of up to 6 metres is often achievable without full planning permission, though conservation-area status (see Buckinghamshire Council guidance) typically removes Permitted Development rights.
Two-storey side and rear extensions on High Wycombe's 1930s semi-detached housing stock allow for a larger kitchen and dining area at ground floor and an additional bedroom and bathroom above. Buckinghamshire Council generally supports subordinate extensions that maintain the original house's form and street rhythm.
Sympathetic extensions to listed and historic homes require additional heritage input. For period properties in High Wycombe, we prepare heritage impact statements, use traditional materials and maintain the original proportions that Buckinghamshire Council's conservation officer will expect to see.
Rear extensions and loft conversions on High Wycombe's post-war and New Town estates unlock significant additional living space. Many of these houses were built with low floor-to-ceiling heights, so we carry out a careful head-height survey before confirming loft-conversion feasibility.
Buckinghamshire Council application fees are charged separately at the statutory rate.
Planning permission drawings for High Wycombe.
Planning + building regulations drawings for High Wycombe.
Complex or listed-building projects in High Wycombe.
Yes. High Wycombe is well within our 50-mile service radius from our London office. We cover all High Wycombe postcodes (HP10, HP11, HP12, HP13) for planning permission drawings, building regulations drawings, loft conversions, house extensions and mansard roofs. High Wycombe is 30 miles from central London (28 min from London Marylebone), so our team can comfortably visit for measured surveys and pre-application meetings with Buckinghamshire Council.
These prices are roughly 30% below typical London architect rates for the same scope of work. Buckinghamshire Council application fees are charged separately at the statutory rate (£548 for a householder planning application, £274 for a Lawful Development Certificate in 2026).
Yes, every project includes an in-person measured survey at your property in High Wycombe. We typically combine the measured survey with an initial brief discussion on site, then return for pre-submission checks if needed. For projects that require pre-application meetings at Buckinghamshire Council, we attend on your behalf and include the call or meeting in the fee.
Yes. While our office is in London, our MCIAT chartered architectural technologists regularly submit to councils across the M25 commuter belt, including Buckinghamshire Council. We use the Planning Portal for submissions, so the process is identical regardless of which local planning authority handles your application. We research each council's Local Plan, design guides, and recent decision history before preparing your drawings so that the scheme aligns with their current approach.
The statutory target for a householder planning application is 8 weeks from validation. Buckinghamshire Council generally meets this target for straightforward applications, although conservation area or listed building consents can take longer. Pre-application advice typically takes 4–6 weeks. From initial instruction to final decision, expect 10–16 weeks for a typical residential project in High Wycombe.
MCIAT chartered. council-ready drawing review.
