Setting Out Engineer for Planning Permission: What You Need to Know
One of the most common misconceptions in UK property development is that you need detailed construction setting out drawings at the planning application stage. In reality, Local Planning Authorities (LPAs) do not require construction setting out at the application phase — they require planning drawings that communicate the design intent, site context, and proposed works. The distinction matters, and understanding it is essential for a smooth path from application to construction.
This guide clarifies exactly what setting out information LPAs actually require, when site levels and setting out drawings are needed, what developers are responsible for, and how the planning phase connects to the construction setting out stage.
What Planning Applications Actually Require
The Distinction That Matters
| Document | When It's Required | What It Does | | --- | --- | --- | | Planning drawings | At the planning application stage | Communicates design intent, site context, and proposed works | | Construction setting out | After planning approval — during construction | Marks the exact building position on the ground |
Planning drawings are not setting out drawings. They are design communication tools — they show what is proposed and how it relates to the site. Construction setting out is a separate activity that happens after planning permission is granted, transferring the approved design positions to the physical ground.
Mandatory Plans for Almost All Applications
| Plan Type | Scale | Purpose | | --- | --- | --- | | Location plan | 1:1250 or 1:2500 | Identifies the property position; red line marks the application boundary | | Site/block plan | 1:500 or 1:200 | Shows proposals in relation to boundaries, neighbours, trees, and access | | Existing and proposed elevations | 1:50 or 1:100 | All faces of the building, labelled with compass orientation | | Existing and proposed floor plans | 1:50 or 1:100 | All storeys, doors, and window positions matching the elevations |
These are the drawings that the LPA assesses when determining whether to grant planning permission. They must be accurate — but they are not construction setting out documents.
Drawing Standards LPAs Enforce
LPAs have specific requirements for planning drawings. Submissions that do not meet these standards may be rejected as invalid:
| Requirement | Why It Matters | | --- | --- | | No "Do not scale" or "Not to scale" markings | These call accuracy into question and are rejected by most LPAs | | Scale bars | Vertical scale bar required on all drawings | | Metric scale indicated | Scale must be stated (e.g., 1:100 at A3) | | North indicator | Clearly marked on every plan | | Colour printing | Colours must be clearly distinguishable | | OS licence number | Ordnance Survey licence number on location plans | | Clear dimensions | All dimensions stated on the drawings — not derived from scaling |
Any drawing marked "Do not scale" is likely to be rejected. LPAs expect dimensions to be stated explicitly, not implied by scaling a drawing.
When Site Levels and Setting Out Drawings Are Required
While detailed construction setting out is not required at the planning stage, LPAs do require site level information in certain situations. The key triggers are sloping sites, significant ground level changes, and major developments.
When Site Levels Are Required
| Situation | Why Levels Are Needed | | --- | --- | | Sloping sites | Must show how the proposal sits within the site — relative levels between existing and proposed buildings | | Significant ground level changes | Existing and proposed site sections are required | | Major developments | Finished floor levels for all buildings, ground levels across the complete site plus 20m beyond the boundary | | Landscaping conditions | Existing and finished ground levels, floor levels in relation to a fixed datum |
The proposed site levels plan must indicate finished floor levels for all buildings, ground levels for the complete site plus 20m beyond the boundary, and levels in metres to three decimal places (e.g., 32.350).
What the Site Levels Plan Must Show
| Element | Specification | | --- | --- | | Finished floor levels | All buildings — in metres to 3 decimal places | | Ground levels | Across the complete site plus 20m beyond the boundary | | Datum point | A fixed reference point — must be accessible and identifiable on site | | Existing levels | Current ground levels before development | | Proposed levels | Finished levels after development | | Cross-sections | Existing and proposed ground levels along key section lines |
If your site is flat and there are no level changes, you may not need a full site levels plan — but check with the LPA. Sloping sites always require level information.
When Construction Setting Out Happens
Construction setting out is commissioned after planning permission is granted. The sequence is:
| Phase | What Happens | | --- | --- | | Planning application | Planning drawings submitted — location plan, site plan, floor plans, elevations, sections | | Planning decision | LPA grants or refuses permission | | Pre-construction | Topographical survey commissioned (if not already done) | | Pre-construction | Setting out engineer commissioned | | Construction | Site control established, building positions marked, levels set |
The setting out engineer works from the approved planning drawings — but produces separate construction documents (grid lines with OS coordinates, benchmarks, and levels) that are accurate enough to mark the building position on the ground.
Developer Responsibilities for Planning
Boundary Verification
One of the most important developer responsibilities in the planning process is boundary verification. The proposed development must sit within the legal boundaries of the site — and this must be confirmed before the planning application is submitted.
| Responsibility | Details | | --- | --- | | Confirm the legal boundary | Boundary position confirmed against Land Registry title — not assumed from a fence or hedge | | Secure permissions if encroaching | If the proposed works encroach on neighbouring land, rights of way, or easements, written permission may be needed | | Check for easements and rights of way | Established easements that could impact the project must be identified and addressed | | Provide accurate boundary data | The topographical survey confirms the boundary — this data is used for the location plan's red line |
Boundary errors at the planning stage can result in the LPA querying the application, enforcement action if development proceeds outside the boundary, or neighbour disputes that cost time and money to resolve.
Drawing Accuracy Requirements
| Requirement | Why It Matters | | --- | --- | | All plans must be to metric scale | Drawings not to scale are rejected | | Clear dimensions stated | "Do not scale" markings are rejected — dimensions must be explicit | | Consistent information | Floor plans, elevations, and sections must be consistent — no discrepancies | | Accurate location plan | Red line boundary must reflect the actual legal boundary | | OS-licensed mapping | Location plans must use current OS map data with a valid licence number |
Inaccurate or incomplete drawings are one of the most common causes of LPA validation failures. An invalid application means the fee is not refunded and the timeline is delayed.
Competent Persons and Quality Control
| Requirement | Why It Matters | | --- | --- | | Setting out must be by competent persons | Architects, surveyors, and engineers must have appropriate qualifications | | All work thoroughly checked | Independent checking before construction — by different personnel than those who produced the drawings | | Coordination between disciplines | Architecture, structure, and MEP must be coordinated — inconsistencies found on site are expensive |
The architect is responsible for ensuring the drawings are accurate and consistent. The setting out engineer is responsible for accurately transferring the design to the ground. Both roles require professional expertise.
How Planning Conditions Relate to Setting Out
Planning Conditions That Require Setting Out Data
Some planning permissions include conditions that require survey or setting out data to be submitted and approved before works begin. These are pre-commencement conditions — works cannot start until they are discharged.
| Condition Type | Survey Data Required | | --- | --- | | Levels strategy | Topographical survey with spot heights and contours | | Drainage detailed design | Invert levels, contours, drainage cover positions | | Boundary treatment | Topographical survey with confirmed boundaries | | Tree protection | Topographical survey with BS5837 tree data | | Highways and access | Topographical survey with access geometry |
These conditions require survey data — but not construction setting out. The topographical survey provides the level and boundary information needed to discharge these conditions.
Construction Setting Out After Permission
After planning permission is granted, construction setting out is commissioned to mark the building positions on the ground. This is a separate activity from the planning submission — it happens during the construction phase and is managed by the contractor or developer.
| When | Setting Out Activity | | --- | --- | | Before groundworks | Site control established — control points and benchmarks set | | Before foundation excavation | Foundation positions, grid lines, and building outline marked | | Before drainage | Drainage positions and invert levels marked | | Before floors | Floor levels verified before slab is poured | | At completion | As-built survey confirms the building is on line and level |
LPA Expectations: Drawing Standards
What LPAs Check on Submission
| Check | What the LPA Looks For | | --- | --- | | Validation | Application form complete, correct fee paid, all mandatory plans provided | | Scale | All drawings to a recognised metric scale — not hand-drawn or approximate | | Boundary | Red line on the location plan encompasses all land in the application | | Consistency | Floor plans, elevations, and sections consistent — no discrepancies | | Dimensions | All key dimensions stated explicitly — not scaled from drawings | | Colour | Drawings in colour — not greyscale | | North indicator | Clearly marked on every plan |
What Triggers LPA Questions
| Issue | What Happens | | --- | --- | | Boundary unclear or disputed | LPA queries the application — may require revised location plan | | Levels not shown on sloping site | LPA requests site levels plan — delays the determination | | Dimensions inconsistent | LPA queries the application — architect must explain or revise | | Drawing not to scale | LPA rejects the application as invalid |
Developer Responsibilities Summary
| Responsibility | Details | | --- | --- | | Boundary verification | Confirm the legal boundary before submitting — not after | | Accurate drawings | All plans to metric scale with explicit dimensions | | OS-licensed mapping | Location plan uses current OS data with a valid licence number | | Compliance with conditions | Meet any planning conditions affecting neighbouring land or site levels | | Easements and rights of way | Check for and address any established easements before submitting | | Commission setting out | Commission a qualified setting out engineer before groundworks — not after |
The Connection Between Planning and Construction Setting Out
How Planning Approval Informs Setting Out
| Planning Element | Setting Out Implication | | --- | --- | | Approved drawings | The setting out engineer works from the approved drawings | | Approved levels | Finished floor levels approved in planning — must be reflected in setting out | | Approved boundary | Boundary position on the approved plans — setting out confirms compliance | | Planning conditions | Some conditions require level or boundary data before discharge | | Section 106 obligations | Some S.106 requirements affect construction — setting out must comply |
The approved planning drawings are the starting point for the setting out engineer. The engineer produces construction documents (grid lines, coordinates, benchmarks) from the approved plans — these are more precise than planning drawings, but they derive from them.
Common Issues That Arise at the Setting Out Stage
| 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 level | Drainage strategy checked against site levels before planning | | Building encroaches on boundary | Boundary position unclear or disputed | Topographical survey confirmed against Land Registry | | Control points disturbed | Contractor moves markers | Control points marked and protected on site |
All of these issues can be avoided by ensuring the planning drawings are accurate, the survey data is correct, and the boundary is verified before submission.
Setting Out Costs in 2025
Planning Phase (Topographical Survey)
| Service | Cost Range (ex VAT) | | --- | --- | | Topographical survey (small residential plot) | £450–£1,000 | | Topographical survey (medium plot) | £600–£1,500 | | Topographical survey (large or complex site) | £1,500–£4,000+ | | Location plan and site plan production | Usually included in architect's fee |
The topographical survey is commissioned in the planning phase — it provides the data for the location plan, site plan, and any required site levels plans.
Construction Phase (Setting Out Engineer)
| Service | Cost Range (ex VAT) | | --- | --- | | Half-day attendance | £250–£350 + VAT | | Full day (standard) | £300–£500 per day | | Full day (London/South East) | £400–£600 per day | | Small residential project (total) | £400–£1,500 | | Medium residential project (total) | £1,500–£5,000 | | Large residential project (total) | £5,000–£15,000+ |
The setting out engineer is commissioned after planning approval — in the construction phase.
Frequently Asked Questions
Q: Do I need to commission a setting out engineer for my planning application?
No — construction setting out is not part of the planning application. You need a topographical survey (for location plan, site plan, and site levels) and architect's drawings (for floor plans, elevations, and sections). Construction setting out is commissioned after planning approval, in the construction phase.
Q: What is the difference between planning drawings and construction setting out?
Planning drawings communicate the design intent — they show what is proposed and how it relates to the site. They are assessed by the LPA when determining whether to grant permission. Construction setting out marks the exact building position on the ground — it is done after planning approval and is managed by the contractor or developer.
Q: My site is flat — do I still need to show levels on the planning drawings?
Check with your LPA. If there are no level changes and no significant ground variation, a full site levels plan may not be required. However, the LPA may still ask for finished floor levels to be shown on the floor plans — confirm what is needed before submitting.
Q: Who provides the site levels information for the planning application?
The architect produces the site levels plan using data from the topographical survey. The survey company provides the OS coordinates, benchmarks, spot heights, and contours. The architect uses this data to produce the required drawings.
Q: When do I commission the setting out engineer?
Commission the setting out engineer after planning permission is granted — before groundworks begin. Site control must be established before any excavation or construction starts.
Q: Do I need a topographical survey before commissioning a setting out engineer?
Yes — the topographical survey provides the OS coordinates and benchmarks that the setting out engineer uses to establish site control. Commission the survey first, then the setting out engineer.
Q: The LPA has asked for site levels — what do I provide?
You need a site levels plan showing finished floor levels for all buildings, ground levels across the complete site plus 20m beyond the boundary, and levels in metres to three decimal places. The topographical survey provides the data; the architect produces the plan.
Q: Can the planning drawings be used for construction setting out?
The planning drawings (site plan at 1:200, floor plans at 1:100) are not precise enough for construction setting out. Setting out requires coordinates at survey accuracy (±10mm), which are not captured on planning drawings. The architect produces a separate setting out plan in DWG format for the setting out engineer.
Q: What happens if the boundary on my planning drawings doesn't match the legal boundary?
The LPA may query the application or reject the location plan. If development proceeds outside the legal boundary, this can result in enforcement action, neighbour disputes, and the cost of remedial works. Always confirm the boundary against Land Registry before submitting.
Q: My planning permission has a condition about levels — when do I need to address this?
Pre-commencement conditions must be discharged before works begin. If the condition requires level or boundary data, commission the topographical survey and provide the required information to the LPA before starting construction. Your architect or planning consultant can advise on the specific requirements.