Construction Setting Out for Planning Permission: What You Need to Know
There is an important distinction that trips up many property owners, developers, and even architects: "setting out" and "planning drawings" are not the same thing. Setting out is a construction-phase activity that transfers design positions to the ground — it happens after planning permission is granted. The planning submission requires accurate survey data and drawings, but not construction setting out in the technical sense.
Understanding this distinction — and what planning authorities actually require — is essential for planning a smooth path from application to construction.
This guide clarifies exactly what planning authorities expect from your submission, how survey data fits into the planning process, what happens at the construction setting out stage, and how to manage both phases correctly.
The Critical Distinction: Setting Out vs. Planning Drawings
| Term | Purpose | When Required | | --- | --- | --- | | Topographical survey | Accurate site base for designs | Pre-application — provides the data for planning drawings | | Location plan | Shows site in context | With planning application | | Site plan (block plan) | Shows proposed works in context | With planning application | | Architectural drawings | Shows design intent and appearance | With planning application | | Construction setting out | Marks building positions on the ground | After planning approval — during construction |
The confusion arises because "site plan" is sometimes called "setting out plan" in an architectural context — but a planning site plan and a construction setting out plan serve completely different purposes. The planning site plan shows where the proposed development sits relative to the site boundaries and surroundings. The construction setting out plan shows exactly where the building should be built relative to survey control points.
What Planning Authorities Actually Require
| Document | What It Shows | Why the LPA Needs It | | --- | --- | --- | | Location plan (1:1250) | Application site in its surroundings | To confirm the site exists and is in the right location | | Site plan (1:200) | Proposed works relative to the site | To assess impact on neighbours, access, trees, and boundaries | | Floor plans | Internal layout of existing and proposed | To assess the proposed use and its impact | | Elevations | External appearance of existing and proposed | To assess design quality and neighbours' amenity | | Sections | Relationship of proposed to existing — with levels | To assess bulk, massing, and impact on neighbours | | Roof plan | Roof geometry — existing and proposed | For roof alterations and extensions |
None of these documents are "construction setting out" in the technical sense. They are planning drawings — they communicate the design intent, not the precise construction positions.
What LPAs Expect in a Valid Planning Application
National Mandatory Requirements
Every planning application in England must include:planningportal
| Document | Specification | | --- | --- | | Location plan | 1:1250 or 1:2500 scale — based on current Ordnance Survey map — red line boundary — blue line for additional land — North indicator — at least two named roads — OS licence number | | Site plan (block plan) | 1:100, 1:200, or 1:500 scale — existing and proposed boundaries — all buildings (including those to be demolished) — trees — access arrangements — parking — hard surfacing — boundary treatments | | Application form | Fully completed — owner declaration — agricultural holdings declaration | | Correct fee | Fee calculation must be correct — underpayment delays the application |
Quality Standards for Plans
Planning portal guidance requires:planningportal
| Requirement | Details | | --- | --- | | Scale | Recognised metric scale with scale bar — not hand-drawn | | Paper size | Original paper size indicated (A4, A3, etc.) | | OS licence | Ordnance Survey licence number with copyright acknowledgement | | North indicator | Clearly marked on every plan | | Colour printing | Colours must be clearly distinguishable — not greyscale | | Clarity | Drawings must be readable when printed at the specified scale |
LPAs validate applications against their local checklist and against national requirements. If the application is incomplete or drawings don't meet the quality standards, the LPA has 3 working days to request the missing information and can reject the application as invalid.
Local Validation Requirements
In addition to the national mandatory requirements, LPAs maintain a local validation list that specifies what additional information is required for certain types of development. Common local requirements include:planningportal
| Requirement | When It Applies | | --- | --- | | Design and Access Statement | Major developments, conservation areas, listed buildings | | Flood Risk Assessment (FRA) | Sites in flood zones 2 or 3, or greater than 1 hectare in zone 1 | | Tree Survey (BS5837) | Sites with trees within or adjacent to the development | | Transport Assessment | Major commercial or residential developments | | Heritage Statement | Conservation areas and listed buildings | | Lighting Assessment | Developments near residential properties or ecologically sensitive sites | | Parking Standards Assessment | Developments that alter parking provision |
Your architect or planning consultant should check the LPA's local validation checklist before submitting — requirements vary between authorities.
How Survey Data Fits Into the Planning Process
The Role of the Topographical Survey
The topographical survey is the foundation for the planning submission. It provides:surveyx.co
| Survey Data | How It Is Used | | --- | --- | | Accurate site boundary | Confirmed against Land Registry title — draws the red line on the location plan | | OS coordinates | All drawing positions are tied to OS National Grid — ensures consistency | | Ground levels and contours | Section drawings show levels relative to the site — essential for sloping sites | | Trees and vegetation | Site plan shows existing trees — BS5837 tree survey data informs the layout | | Drainage and services | Site plan shows existing drainage — informs the drainage strategy | | Building footprints | Site plan shows existing buildings — informs the demolition or retention strategy | | Access geometry | Site plan shows access points — assessed against highways standards |
Without the topographical survey data, the location plan and site plan cannot be produced to the required accuracy. A location plan drawn from approximate Google Maps data will not be accurate enough — the red line boundary must reflect the actual legal boundary.
When to Commission the Survey
| Stage | What You Need | | --- | --- | | Pre-application | Topographical survey commissioned — provides the base data for design | | Design development | Survey data informs every design decision — building position, levels, drainage | | Planning submission | Survey data used to produce location plan, site plan, and section drawings | | Post-approval | Survey data used by the setting out engineer to establish site control |
Commission the topographical survey at the feasibility stage, before the design is developed. This ensures the design team works from accurate data from the start — avoiding the common problem of having to revise the design when the survey reveals site constraints.
Planning Submission vs. Construction: Different Data for Different Phases
| Phase | Data Required | Who Provides It | | --- | --- | --- | | Planning | Location plan, site plan, floor plans, elevations, sections | Architect — based on topographical survey data | | Pre-construction | Setting out plan with grid lines, coordinates, and benchmarks | Architect — based on topographical survey | | Construction | Site control points, building positions marked on ground, levels set | Setting out engineer — based on architect's drawings | | Completion | As-built survey confirming building is on line and level | Setting out engineer |
The planning submission requires drawings at 1:100 or 1:200 scale — accurate enough to communicate the design. The construction setting out requires coordinates and levels at survey accuracy — accurate enough to mark the building position on the ground.
What Happens After Planning Approval: Construction Setting Out
The Setting Out Stage
Once planning permission is granted, the construction phase begins — and setting out becomes critical. This is where the design positions are transferred from the drawings to the actual ground.
| What Happens | Why It Matters | | --- | --- | | Site control established | Control points set with known coordinates — all subsequent measurements reference these | | Building position marked | Grid lines and profiles mark exactly where the building will be built | | Levels transferred | Benchmarks establish the heights of floors, foundations, and external works | | Drainage positions marked | Pipe routes and invert levels marked — before drainage is installed | | Verification at key stages | Foundation positions, wall alignments, and floor levels checked before work proceeds |
Who Does the Setting Out?
| Party | Role | | --- | --- | | Setting out engineer | Professional surveyor — operates total stations, levels, GPS to mark positions on the ground | | Contractor | Manages the construction — responsible for building on the set-out positions | | Architect | Provides the setting out drawings — responsible for the design being buildable | | Developer/client | Commissions the setting out engineer — manages the process |
On most projects, the contractor commissions the setting out engineer. On projects where the developer wants independent verification, or where the contractor lacks surveying expertise, the developer may commission the setting out engineer directly.
When to Book the Setting Out Engineer
| Timing | Why It Matters | | --- | --- | | Before the site is handed over | Site control must be established before groundworks begin | | Before foundations are dug | Foundation positions must be set out and verified before concrete is poured | | Before drainage is installed | Drainage positions and levels must be marked before pipes are laid | | At key hold points | Verification before each critical stage — prevents errors from propagating |
Setting Out Drawing Requirements for Construction
What the Architect Must Provide
| Document | Contents | Format | | --- | --- | --- | | Setting out plan | Grid lines, building outline, coordinates, boundaries, benchmarks | DWG (AutoCAD) | | Site plan with OS coordinates | Site boundary, building position, contours, levels | DWG + PDF | | Floor plans with levels | All finished floor levels referenced to a benchmark | DWG + PDF | | Sections with levels | Section through building with floor heights and site levels | DWG + PDF | | Drainage plan with invert levels | Pipe routes, invert levels, connection points, cover levels | DWG + PDF | | Topographical survey | OS coordinates, benchmarks, boundary confirmation | DWG + PDF |
Setting Out Plan Specifications
| Element | Specification | | --- | --- | | Grid lines | All grid lines with OS coordinates | | Building outline | Dimensioned wall lines with coordinates | | Benchmarks | OS heights for all level datums — must be accessible on site | | Boundaries | Legal boundary positions confirmed against Land Registry | | Coordinate system | OS National Grid — not local coordinates | | Tolerance | Positional tolerance stated (typically ±10mm) and level tolerance (±5mm) |
The setting out plan must be in DWG format — not PDF. The setting out engineer imports coordinates from DWG files. PDFs are not precise enough for setting out.
The Relationship Between Planning and Setting Out
How Planning Approval Affects Setting Out
| Planning Element | Setting Out Implication | | --- | --- | | Approved drawings | The setting out engineer works from the approved drawings — not preliminary versions | | Condition discharge | Some conditions must be discharged before setting out (e.g., tree protection) | | Section 106 obligations | Some S.106 requirements affect construction — setting out must comply | | Approved levels | Finished floor levels approved in planning — must be reflected in setting out | | Boundary treatment | Approved boundary positions — setting out confirms compliance |
If the approved planning drawings show a building position that cannot be physically set out on the site (due to levels, access, or other constraints), this must be raised before construction begins — not after.
Common Issues That Arise at Setting Out
| Issue | Why It Happens | How to Prevent It | | --- | --- | --- | | Building position doesn't match survey | Drawings not tied to OS coordinates | All drawings use OS National Grid coordinates | | Levels don't work with drainage | Finished floor levels conflict with outfall | Drainage strategy checked against site levels before planning | | Building encroach on boundary | Boundary position unclear or disputed | Topographical survey confirmed against Land Registry | | Control points disturbed | Contractor moves markers | Control points marked and protected | | Setting out plan doesn't match planning drawings | Different versions used | Single source of truth — same drawings used throughout |
Developer Responsibilities at Each Stage
Pre-Planning
| Responsibility | Why It Matters | | --- | --- | | Commission topographical survey | Provides the base data for all planning drawings | | Confirm boundaries | Boundary disputes are expensive — confirm before submitting | | Provide accurate brief | Architect must know what the development involves | | Check LPA validation requirements | Missing information delays the application |
Post-Approval, Pre-Construction
| Responsibility | Why It Matters | | --- | --- | | Commission setting out engineer | Essential for correct building positions | | Ensure drawings are setting-out ready | All coordinates, levels, and benchmarks on the drawings | | Brief the contractor on control points | Control points must not be disturbed | | Confirm benchmarks are accessible | Level datums must be visible and protected |
During Construction
| Responsibility | Why It Matters | | --- | --- | | Ensure key stage verification happens | Before foundations, before walls above ground, before drainage | | Receive written setting out reports | Evidence of what was set out — protects all parties | | Check as-built data | Confirms building is on line and level | | Manage changes | Any design change must be communicated to the setting out engineer |
Setting Out Costs in 2025
| Service | Cost Range (ex VAT) | | --- | --- | | Topographical survey (residential plot) | £450–£1,500 depending on size | | Location plan and site plan production | Usually included in architect's fee | | Setting out engineer (half-day) | £325–£400 + VAT | | Setting out engineer (full day, London) | £400–£750 + VAT | | Setting out visits for a small residential development | £800–£2,500 total | | Setting out visits for a medium residential development | £2,000–£5,000 total | | As-built survey for adoption | £500–£2,000 depending on scope |
The investment in professional setting out is always justified by the risk it mitigates. A building in the wrong position — discovered after foundations are poured — costs multiples of the setting out fee to correct.
Frequently Asked Questions
Q: Does a planning application need construction setting out?
No — construction setting out is not part of the planning application. The application requires accurate survey data (for the location plan and site plan) and architectural drawings (for the design assessment). Construction setting out happens after planning approval, during the construction phase.
Q: What is a setting out plan, and is it part of the planning submission?
A setting out plan in the construction sense is a technical drawing showing grid lines, coordinates, and benchmarks — it is used by the setting out engineer to mark the building position on the ground. This is not part of the planning submission. In an architectural context, "setting out plan" sometimes means a site plan with boundary dimensions — but this is just the planning site plan with more detail, not a construction setting out document.
Q: Can the planning drawings be used for setting out?
The planning drawings (site plan at 1:200, floor plans at 1:100) are not precise enough for setting out. Setting out requires coordinates at survey accuracy (±10mm), which are not captured on planning drawings. The architect should produce a dedicated setting out plan in DWG format for the setting out engineer.
Q: Who provides the information for construction setting out?
The architect provides the setting out plan and all relevant drawings. The topographical survey company provides the OS coordinates and benchmarks. The setting out engineer takes this information and marks the positions on the ground. The contractor ensures the works are built on the set-out positions.
Q: How do I know if the setting out is accurate?
The setting out engineer provides a written report after every visit — documenting all control points, coordinates, levels, and measurements. This report is your evidence that the setting out was done correctly. You should also receive an as-built survey at the end of the project confirming the building was built in the correct position and at the correct level.
Q: My planning approval shows specific finished floor levels — does setting out check these?
Yes — one of the critical functions of setting out is to transfer the approved finished floor levels from the drawings to the site. The levels are set relative to a benchmark on site. Before the floor slab is poured, the setting out engineer verifies the level is correct. If the level doesn't match the approved drawing, this must be resolved before construction proceeds.
Q: Do I need to do anything special for setting out if my site is in a conservation area?
No — the setting out process is the same regardless of whether the site is in a conservation area. However, if the planning permission includes requirements for specific boundary treatments, materials, or architectural detailing, the setting out must accurately reflect these approved details. The architect should ensure the setting out plan reflects all approved conditions.
Q: The contractor says they will handle setting out — is that okay?
On very simple projects, the contractor may handle basic setting out. On any project where precision matters — new builds, extensions, basements, buildings near boundaries — a professional setting out engineer is strongly recommended. The contractor's staff rarely have the equipment, training, or experience of a professional setting out engineer. Commissioning a professional is a small cost that prevents expensive errors.