On this page 6 sections
A householder planning application for an extension costs £548 in England (from 1 April 2026; fees rise each April), but total costs including drawings, surveys, and professional fees typically range from £1,000 to £5,000+. The total time the process takes also affects your overall budget — see How Long Does Planning Permission Take? for a full breakdown of timescales. Fees are set nationally by the government and are the same at every council. For new dwellings, fees start at £610 per dwelling and can reach £427,537 for the largest schemes (MHCLG fee schedule from 1 April 2026). This guide covers every cost associated with getting planning permission — from the official application fees to the hidden extras like ecological surveys, CIL charges, and Section 106 contributions that catch people out.
Planning Application Fees: The Official Costs
What is CIL (Community Infrastructure Levy)?
The Community Infrastructure Levy is a charge that local councils can set on new development to help fund infrastructure like roads, schools, and healthcare facilities. CIL rates vary enormously between councils — from £0 to £400+ per square metre. Self-builders can claim an exemption, but the claim must reach the council before work starts (CIL Regulations 2010 reg 54B(2)(b)). CIL applies to developments creating over 100m² of new floor space or any new dwelling.
Planning application fees in England are set nationally by the government and are the same regardless of which council you apply to. They rise automatically every 1 April; the figures below apply from 1 April 2026 (MHCLG fee schedule).
Householder Application Fees
The most common application type for homeowners:
- Householder application (extension, loft conversion, etc.): £548
- Outbuildings, gates, fences, walls and other works in the garden: £272
- Listed building consent (alterations to a listed building): £0 (free)
- Lawful development certificate (existing use or works): the same as the planning fee, so £548 for an extension
- Lawful development certificate (proposed use or works): half the planning fee, so £274 for an extension or £136 for an outbuilding
- Lawful development certificate (existing use lawful despite a condition): £309
New Dwellings
Building new homes is where fees escalate quickly:
- Fewer than 10 dwellings: £610 per dwelling
- 10-50 dwellings: £659 per dwelling
- More than 50 dwellings: £32,578, plus £196 per dwelling above 50
- Maximum fee: £427,537 (for the largest developments)
- Outline application, site under 0.5 ha: £610 per 0.1 ha
- Permission in principle: £531 per 0.1 ha
For example (full applications, from 1 April 2026):
- 1 new house: £610
- 5 new houses: £3,050
- 50 new houses: £32,950
- 100 new houses: £42,378
Commercial and Other Development
- New commercial floor space (none, or up to 40 sq m): £309
- New commercial floor space (40 sq m to under 1,000 sq m): £610 per 75 sq m
- New commercial floor space (1,000-3,750 sq m): £659 per 75 sq m
- New commercial floor space (over 3,750 sq m): £32,578, plus £196 per additional 75 sq m (maximum £427,537)
- Change of use: £610 (to dwellings: £610 per dwelling for fewer than 10)
- Advertisement consent: £174 (signs on business premises, or advance signs to them) or £610 (all other adverts)
- Agricultural buildings: £127 (up to 465 sq m), £610 (465-540 sq m), then per-75 sq m bands
Other Common Fees
- Approval of reserved matters: the full application fee, or £610 if the full fee has already been paid
- Removal/variation of conditions (section 73): £89 (householder), £608 (other) or £2,076 (major development)
- Prior approval (permitted development): £249 for most, including a larger home extension or an extra storey (Class AA); £260 per dwelling for Class MA commercial-to-residential; £249, or £536 with building works, for Classes M, N and Q
- Non-material amendment: £46 (householder) or £309 (other)
- Discharge of conditions: £89 (householder) or £309 (other) per request, not per condition
All figures: MHCLG fee schedule from 1 April 2026.
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Fee Exemptions and Reductions
Not everyone pays the full fee. Several exemptions exist:
Full Exemptions (No Fee)
- Listed building consent: no fee (GOV.UK fees guidance, para 004)
- Demolition of an unlisted building in a conservation area: no fee (Fees Regulations 2012 reg 5A). Conservation area consent itself was abolished on 1 October 2013; this demolition now needs planning permission.
- Works to trees under a tree preservation order: no fee for consent (GOV.UK fees guidance, para 004)
- Disabled access works: alterations to a home, or works in its garden, to provide access or facilities for a disabled resident, and access works to buildings the public use (reg 4)
- Change of use within the same use class needed only because a condition requires it: no fee (reg 6)
No longer free: a revised application after a refusal or withdrawal. The "free go" within 12 months was abolished on 6 December 2023 (SI 2023/1197 reg 5), so a resubmission pays the full fee again.
Reductions
- Alternative proposals in one application: where one application covers two or more alternative proposals for the same land, made on the same day by the same applicant, you pay the highest of the fees in full plus half of each of the others (Fees Regulations 2012 Sch 1 para 10)
- Parish councils: half the normal fee (Sch 1 para 2)
- Non-profit sports and recreation clubs: a flat £610 for playing-field changes of use or ancillary works, but not new buildings (Sch 1 para 3; MHCLG schedule)
There is no general 50% discount for affordable housing or for domestic renewable energy.
Planning Fee Calculator
The Planning Portal offers a free fee calculator at planningportal.co.uk. Enter your proposal details and it calculates the exact fee. Always verify before submitting.
Hidden Costs: What Else Will You Pay For?
The application fee is often the smallest part of the total cost. Here's what else to budget for.
Architectural Drawings: £500-£5,000+
You'll need accurate existing and proposed plans. Costs depend on complexity:
- Simple extension (plans and elevations): £500-£1,500
- Loft conversion: £800-£2,000
- New dwelling: £2,000-£5,000+
- Major development: £10,000-£50,000+
Many architects offer a planning-stage package that includes the application drawings, Design and Access Statement, and handling the submission.
Surveys and Reports: £200-£10,000+
Depending on your site and proposal, you may need:
- Topographical survey: £300-£1,000
- Tree survey (BS5837): £300-£800
- Ecology survey (preliminary): £300-£600
- Bat survey (full, if needed): £500-£2,000
- Flood risk assessment: £500-£2,000
- Heritage statement: £500-£2,000
- Transport assessment: £2,000-£10,000
- Contamination report: £1,000-£5,000
- Noise assessment: £500-£2,000
- Daylight/sunlight assessment: £1,000-£3,000
Not all of these will be needed for every application. Your council's validation checklist tells you exactly which documents are required.
Planning Consultant Fees: £500-£5,000+
A planning consultant can:
- Advise on the likelihood of success
- Prepare the planning statement
- Handle pre-application discussions
- Manage the application process
- Negotiate with officers
Typical fees:
- Householder application management: £500-£1,500
- Minor development: £1,500-£3,000
- Major development: £3,000-£15,000+
Pre-Application Advice: £0-£600+
Most councils charge for pre-application advice:
- Householder: £50-£150
- Minor development: £150-£400
- Major development: £400-£2,000+
Some councils offer free initial advice for householder applications. Check your council's website.
Community Infrastructure Levy (CIL): Varies Hugely
If your development creates new floor space (typically over 100 sq m or a new dwelling), you may need to pay the Community Infrastructure Levy. Rates vary enormously between councils — from £0 to £400+ per square metre. For example, Manchester City Council and Birmingham City Council each publish their CIL charging schedules online — check your local council's planning portal to find the rate that applies to your development.
For a typical new house of 100 sq m in an area with a CIL rate of £150/sq m, that's £15,000. Exemptions exist for self-builders and affordable housing, but they must be claimed before work starts: a self-build claim received after commencement does not count (CIL Regulations 2010 reg 54B(2)(b)).
Section 106 Contributions: Major Developments
Major developments typically need to make financial contributions through a Section 106 agreement for:
- Affordable housing (often 20-40% of units)
- Education facilities
- Highway improvements
- Open space and recreation
- Healthcare facilities
These can add hundreds of thousands or even millions to the cost of large schemes.
Total Cost Examples
Example 1: Single-Storey Rear Extension
| Item | Cost |
|---|---|
| Planning application fee | £548 |
| Architectural drawings | £800 |
| Planning consultant (optional) | £0-£500 |
| Total | £1,348-£1,848 |
Example 2: New Detached House (Self-Build)
| Item | Cost |
|---|---|
| Planning application fee | £610 |
| Architectural drawings | £3,000 |
| Ecology survey | £400 |
| Tree survey | £400 |
| Flood risk assessment | £800 |
| Planning consultant | £2,000 |
| CIL | £0 if the self-build exemption is claimed before work starts; otherwise £5,000-£30,000 (varies by area) |
| Total | £7,210 with the exemption; £12,210-£37,210 without it |
Example 3: 20 New Houses (Developer)
| Item | Cost |
|---|---|
| Planning application fee | £13,180 (20 × £659) |
| Architectural drawings | £20,000 |
| Full survey package | £15,000 |
| Transport assessment | £8,000 |
| Planning consultant | £10,000 |
| CIL | £100,000-£500,000 |
| S106 contributions | £200,000-£1,000,000 |
| Total | £366,180-£1,566,180 |
How to Reduce Costs
1. Check If You Need Planning Permission
Many projects fall within permitted development rights and don't need planning permission at all. Extensions, loft conversions, outbuildings, and more may be covered. A lawful development certificate for proposed works (£274 for an extension, £136 for an outbuilding) can confirm this.
2. Get It Right First Time
Resubmissions are no longer free: the "free go" was abolished on 6 December 2023, so a revised application after a refusal pays the full fee again (SI 2023/1197 reg 5). If you are refused, use the officer's reasons for refusal to revise your scheme before paying again. If development has already been carried out without planning permission, you may need a retrospective planning application — which is assessed on the same fee basis as a standard application.
3. Get Pre-Application Advice
The small cost of pre-application advice can save thousands by avoiding a refused application. Knowing what the council will support before you commission detailed drawings is invaluable.
4. Commission Only What's Needed
Check your council's validation checklist before commissioning expensive surveys. There's no point paying for a bat survey if one isn't required for your application.
5. Get Multiple Quotes
Architect and consultant fees vary widely. Get at least three quotes and check references before committing.
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Frequently Asked Questions
Is the planning application fee refundable if my application is refused?
Not because it was refused. The fee is refunded if the application is rejected as invalid (Fees Regulations 2012 reg 3(5)), or under the Planning Guarantee if the council has not decided it within 16 weeks (non-major) or 26 weeks (major). The refund does not apply if a longer period was agreed in writing, the application was called in by the Secretary of State, you appealed for non-determination before the deadline, or someone applied to the High Court about the application (reg 9A(2)). The old free resubmission within 12 months was abolished on 6 December 2023, so a revised application pays the full fee again.
Do I need to pay a fee for building regulations as well?
Yes. Building regulations approval is separate from planning permission and has its own fees. Building control fees are set by individual councils or approved inspectors and typically range from £200-£1,000 for domestic work.
Can I submit a planning application myself to save money?
Yes. There's nothing stopping you from preparing and submitting your own application via the Planning Portal. However, professional drawings are usually needed, and mistakes can be costly. For simple householder applications, a DIY approach with professional drawings is a reasonable middle ground.
Are planning fees different in Scotland, Wales, and Northern Ireland?
Yes. Planning fees are set separately in each UK nation. The fees quoted in this guide are for England. Scotland and Wales have their own fee schedules, which are broadly similar but not identical. Northern Ireland also has separate fees.
How do I pay the planning application fee?
Fees are paid online when submitting through the Planning Portal, typically by credit or debit card. If submitting a paper application, you can usually pay by cheque made payable to the council.