Architectural Plans & Structural Calcs for Planning Application

The below is all the same property. I have staged the work as I will require drawings for submission to planning and building control at different stages.

Stage 1:

I am first carrying out a rear extension under prior approval which will be 6m. This is a semi detached property and the adjoined property has already had his 6m extension approved.

My plan is to submit this to planning department which can take up to 8 weeks for approval.

This plan should show the house as it is and only the single storey rear extension with the rest of the house the same before and after.

I require the following:
- Architectural plans for planning permission purposes & the builder as reference
- Elevations
- Site plan
- Building Regulation Plans & Drawings
- Building Regulations Structural Calculations

Stage 2:

This will involve a loft conversion and creating plans for the loft under permitted development. The idea is to create as much usable space in the loft ideally 2 en suite bedrooms within the loft space.

This should show the property with the extension from stage 1 and the loft looking as a normal house.

I require the following in the price for the above:
- Architectural plans for planning permission purposes & the builder as reference
- Elevations
- Site plan
- Building Regulation Plans & Drawings
- Building Regulations Structural Calculations

Stage 3:

This should show the property with the extension from stage 1 and the loft from stage 2 but the layout as 8 bedroom HMO. This will be the final step. Re-arranging the property into an 8 bedroom HMO. Each room must have en suite. There must be a kitchen/living/lounge space of at least 30sqm. Each room should be a minimum of 15sqm including the en suite bathrooms. These minimum sizes are flexible and there is some flexibility involved with sizes.

I require the following in the price for the above:
- Architectural plans for planning permission purposes & the builder as reference
- Elevations
- Site plan
- Building Regulation Plans & Drawings if any structural works required and large walls are moved/rearranged. Try to avoid this as much as possible as it will reduce costs.
- Building Regulations Structural Calculations if any structural works required and large walls are moved/rearranged. Try to avoid this as much as possible as it will reduce costs.

I will need 2 versions of Stage 3. One showing the architectural plans as the property being 7 bedroom. The other showing as 8 bedrooms. Effectively 2 copies of the same plans. In the 7 bedroom plans the 8th room would be marked as 'storage'.

All of the above must be correct and of a standard to comply with any Local Authority in the United Kingdom.

The property is near Croydon in south London. I can provide measurements which I have taken myself on paper so you can begin drawing. I currently have the estate agents plans also to provide you an idea.

I am not looking for large professional design firms. I am looking to go direct to the designers and structural engineers. If you are a firm or large company please do not submit as you will be declined immediately.

I am looking to begin the project soon so i would need your proposal as soon as possible. Project must be completed within 14 days of instruction all 3 stages.