How Much Does Planning Permission Cost in the UK?

A householder planning application for an extension costs £258 in England (as of December 2023), 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 £578 per dwelling and can reach £405,002 for the largest schemes. 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

Key Planning Fee Facts (England, 2024)

• Householder application fee: £258 (set December 2023)
• New dwelling fee: £578 per dwelling (up to 50 dwellings)
• Maximum application fee: £405,002
• Listed building consent: always free
• First resubmission within 12 months: free
• Fees last significantly increased: December 2023 (25% average rise)

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 apply for an exemption. 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. The fees were last updated in December 2023, with a significant increase.

Householder Application Fees

The most common application type for homeowners:

• Householder application (extension, loft conversion, etc.): £258
• Listed building consent (alterations to a listed building): £0 (free)
• Lawful development certificate (existing use): £258
• Lawful development certificate (proposed use): £129

New Dwellings

Building new homes is where fees escalate quickly:

• 1-50 dwellings: £578 per dwelling
• 51+ dwellings: £578 × 50 = £28,900, plus £138 per additional dwelling above 50
• Maximum fee: £405,002 (for the largest developments)

For example:

• 1 new house: £578
• 5 new houses: £2,890
• 50 new houses: £28,900
• 100 new houses: £35,800

Commercial and Other Development

• New commercial floor space (up to 40 sq m): £293
• New commercial floor space (40-75 sq m): £293
• New commercial floor space (75+ sq m): £293 per 75 sq m (up to 3,750 sq m), then £186 per additional 75 sq m
• Change of use: £578
• Advertisement consent: £154
• Agricultural buildings: £120 (up to 465 sq m) or £578 (over 465 sq m)

Other Common Fees

• Approval of reserved matters: £578 per dwelling (residential) or same as full application (other)
• Removal/variation of conditions: £293
• Prior approval (permitted development): £120
• Non-material amendment: £68 (householder) or £293 (other)
• Discharge of conditions: £43 per condition (householder) or £145 per condition (other)

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Fee Exemptions and Reductions

Not everyone pays the full fee. Several exemptions exist:

Full Exemptions (No Fee)

• Listed building consent: Always free
• Conservation area consent: Always free
• Works to trees in conservation areas: Free
• Revised application submitted within 12 months of refusal or withdrawal (first revision only): Free
• Alternative application submitted alongside an identical proposal: The second application is free
• Disabled access works: Alterations to provide access for disabled persons
• Parish/community council applications: For their own facilities

50% Reduction

• Applications relating to affordable housing by registered social landlords
• Applications for renewable energy in domestic properties (removed in recent updates — check current rules)

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. Some exemptions exist for self-builders and affordable housing.

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

Example 2: New Detached House (Self-Build)

Example 3: 20 New Houses (Developer)

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 (£129) can confirm this.

2. Use Free Revisions

If your application is refused, your first resubmission within 12 months is free. Use the officer's reasons for refusal to revise your scheme. 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?

No. Planning application fees are non-refundable regardless of the outcome. However, your first resubmission within 12 months is free if the application was refused or withdrawn.

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.

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Further Reading

Related Guides

• How to Appeal a Planning Decision
• Permitted Development Rights Explained
• Planning Enforcement: When Rules Are Broken
• What Are Material Planning Considerations?
• Conservation Areas and Planning

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