Architectural design & PlanningBolton & the North West

Extensions, lofts and conversions, done right.

Planning and Building Regulations drawings for homeowners, landlords and developers across Greater Manchester and Lancashire. Got a project in mind? Let's plan it together.

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Planning and Building Regulations drawings for homeowners, landlords and developers across Greater Manchester and Lancashire. Got a project in mind? Let's plan it together.

Qualified and experiencedYears of hands-on experience on residential and commercial projects
Fixed fees up frontA full fixed fee proposal, with no hidden costs
We deal with the councilSubmissions and planning officer liaison handled for you
Local since 2019Based in Bolton, working across the North West
Services

From first sketch to approved drawings

Ask about your project →

  • Single and double storey extensions to the side and rear of your home. We start by checking whether your plans fall under permitted development, which could save you time and application fees, and we can apply for a Lawful Development Certificate so you have formal confirmation from the council.

    If planning permission is needed, we take care of the whole application for you. We prepare the drawings and supporting documents, submit everything to the council, and deal with the planning officer on your behalf through to a decision.

  • Dormers, hip to gable roofs and loft conversions, designed around the things that make or break a loft: usable head height, where the new staircase lands, and a safe escape route in the event of a fire.

    Many loft conversions fall under permitted development, and we will confirm this for you at the start. Where planning permission is needed, we manage the application from start to finish. Every scheme also comes with Building Regulations drawings covering the structure, insulation and fire safety, so your builder can price and build with confidence.

  • Turn an unused garage into a bedroom, office or living space, with the insulation and damp proofing details Building Control expects to see.

  • Layouts, planning applications and conversion drawings for landlords and investors, including commercial to residential schemes.

  • Drawings, Design and Access Statements, planning statements and pre-application advice, submitted and managed with the council for you.

  • Technical drawings and specifications your builder can price and build from, coordinated with your structural engineer.

  • Accurate existing drawings as the starting point for any design, and realistic 3D renders so you can see your project before work starts.

Existing vs proposed

See the change before you build it

Every project begins with an accurate measured survey of your home, then drawings that show exactly what it could become. The plans and elevations below are our own work, surveyed and drawn by DS Design & Planning for a recent extension project. Drag across the floor plan, or switch between existing and proposed.

Ground floor plan
Existing ground floor plan: living rooms, kitchen, utility, WC, office, conservatory and a detached garage

Proposed: single storey rear extension forming an open plan kitchen, dining and living space, a front extension linking the garage with a bedroom, ensuite and kitchenette, and a new porch.

Existing front elevation Proposed front elevation with brick gable, clad porch and black framed windows Existing rear elevation with two conservatories Proposed rear elevation with a full width extension, sliding doors, aluminium cladding and roof lights

Planning drawings by DS Design & Planning. Client and site details removed.

Recent work

Projects across the North West

Survey photo of the existing detached house with a recessed timber porch
Existing ground floor plan with separate kitchen, reception room, utility and an integral garage
Proposed front elevation with an extended entrance, columns and canopy
On site: new steels and props in place as the rear walls are opened up for the extension
Visualisation of the finished front elevation with stone clad entrance, columns, canopy and black framed windows
Survey photo

Featured project · Bolton

Front, rear and garage remodel

A large detached family home given a new front entrance, an open plan rear extension and a garage conversion. We surveyed the house, produced the drawings and coordinated the structure, so the builder could work straight from our plans.

Front
Extended entrance with columns, a stone clad surround and a canopy
Rear
Single storey infill extension with a roof lantern, creating an open plan kitchen, dining and living space
Garage
Converted to a cinema room under permitted development
Structure
Steelwork to the structural engineer's design
Start your project →
Before: a disused tool hire shop with roller shutters
After: the completed brick building with large windows and landscaped frontage
Building Regulations drawings: ground and first floor plans of the eight flats, elevations and construction specification notes

Cheshire East · Commercial to residential

Tool hire shop to eight luxury apartments

We prepared the full Building Regulations package for converting a former tool hire shop into eight apartments, including plans, elevations, construction details and specifications for the contractor.

Before: a semi detached house with a small porch and detached garage
After: the extended house with a double storey side extension, render, black framed windows and a canopy over double front doors
Proposed ground and first floor plans showing the open plan kitchen, living and dining space and five bedrooms

Bolton · Planning and Building Regs approved

Side and rear extensions

A double storey side extension and part double storey rear extension, together with a single storey extension creating an open plan kitchen, dining and living area. We secured both planning permission and Building Regulations approval.

How it works

Four clear steps, no surprises

  1. Step 1

    Free consultation

    Tell us what you want to achieve and we'll advise on what's likely to be approved.

  2. Step 2

    Fixed fee proposal

    A written proposal setting out the scope, fees and anything excluded.

  3. Step 3

    Survey and design

    We measure the property, draw the options and refine them with you.

  4. Step 4

    Submission

    We submit to the council and deal with the planning officer through to a decision.

About

Designed by someone who knows how buildings go together

DS Design & Planning is led by Daanyal Shairaz, a qualified architectural designer with a background in design management, building surveying, estimating and contract administration.

That means designs that are practical to build and sensible on cost, not just drawings that look good on paper.

Client reviews

“Planning a big extension can be so stressful but with Daanyal it’s felt a breeze.”

“DS Design & Planning have been amazing. In particular Daanyal. The service, communication & advice he has provided is excellent. I would highly recommend using this company for any future work you would like to do to your house etc. fast, efficient and always at the end of the phone for any query you may have. Planning a big extension can be so stressful but with Daanyal it’s felt a breeze. Thank you for all your work and guidance you have provided.”
Eloise V. · Extension client · 5 star review

“Excellent service from start to finish.”

“Excellent service from start to finish. Danny was professional, knowledgeable and very helpful throughout the whole process. He understood exactly what we wanted and provided great advice along the way. The drawings were completed to a high standard with excellent communication throughout. Would highly recommend DS Design & Planning to anyone needing architectural drawings or planning services.”
Chris W. · Client · 5 star review
Contact

Got a project in mind? Let's plan it together.

Send a few details and we'll come back to you with advice and a fixed fee quote.

Phone07496 376890 Emailinfo@dsdesignltd.co.uk

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