How Much Does Planning Permission Cost?

Planning permission is a necessary step in many UK building and development projects, but it is not free. There are several costs involved in submitting a planning application, ranging from government-set application fees to professional expenses for architects, consultants and surveys. Understanding the full cost of planning permission helps you budget effectively and avoid unexpected surprises, especially if you are working with tight margins or preparing to fund a self-build, renovation, or commercial project.

While the official application fee is fixed nationally for most types of development, the total cost can vary significantly depending on the scale, location and complexity of the proposal. From a simple house extension to a multi-unit residential scheme, being aware of what you are likely to spend before you even break ground is crucial.

Application Fees for Planning Permission

The core cost of applying for planning permission is the application fee itself, which is payable to the local planning authority. These fees are set nationally by the UK government and vary according to the type and scale of the development.

For a standard householder application, which covers common home improvements like extensions, loft conversions, conservatories and porches, the fee is £258 in England. This fee is the same regardless of whether the application is approved or refused, and it must be paid at the time of submission.

For a full application for a new single dwelling, the fee is £578, while additional dwellings increase the cost incrementally. For example, if you are proposing a development of three houses, the fee will be £578 plus £138 for each additional unit after the first.

For change of use applications, such as converting an office into a flat or turning a retail unit into a café, the fee is also £578, although some use classes may differ slightly depending on specifics.

In Scotland, Wales and Northern Ireland, fees are generally similar but can vary depending on local legislation and updates. It is always important to check with the relevant planning authority or government website before submitting your application.

Additional Professional Costs

The planning fee is only one part of the total cost. Most applicants also incur expenses for professionals such as architects, planning consultants and technical specialists. The cost of these services can vary widely depending on the complexity of the proposal and the level of input required.

For a domestic extension, architectural design services might range from £1,000 to £3,500, depending on the size and complexity. If you require planning advice, a planning consultant might charge between £500 and £2,000 for preparing and submitting the application on your behalf.

Larger or more complex projects often require specialist surveys and reports. These might include flood risk assessments, tree surveys, transport statements, heritage assessments or ecological studies. Each of these can cost anywhere from £300 to over £2,000, depending on the requirements and the size of the site.

If your site is within a conservation area, involves a listed building, or falls under environmental designations, further documentation will likely be needed. These costs add up quickly, and in some cases, can exceed the application fee several times over.

Design and Access Statements

For many applications, especially those involving new dwellings or developments in sensitive areas, a Design and Access Statement is required. This outlines the design rationale and explains how the proposal responds to its surroundings. The cost of preparing a comprehensive statement is typically £500 to £1,500, depending on the level of detail and input needed.

Legal and Planning Agreements

In some cases, particularly for larger developments, planning permission may be subject to a Section 106 agreement. This is a legal agreement between the developer and the local authority, usually involving financial contributions towards infrastructure, affordable housing or public amenities. The costs of negotiating and drafting these agreements can vary, and legal fees may range from £1,500 to £5,000 or more.

There may also be costs associated with Community Infrastructure Levy (CIL) payments, which are charged in some areas based on the floorspace of new development. The rates differ by local authority, and the charge is calculated in pounds per square metre. CIL is not technically part of the planning application process but becomes payable once permission is granted and development commences.

Planning Appeals

If your application is refused and you choose to appeal, you may face additional costs. While there is no government fee for submitting a planning appeal, you are likely to incur further expenses for preparing documentation, responding to questions, or hiring a planning consultant or legal advisor. For more complex appeals, costs can run into the thousands.

How to Keep Costs Under Control

To manage costs effectively, it is important to plan carefully from the outset. Consider engaging with the local authority through their pre-application advice service. While this may carry a fee, it can help you avoid pitfalls and streamline your proposal, potentially saving more than it costs.

Using qualified and experienced professionals will increase upfront costs but can help avoid delays, rejections and appeals that might otherwise arise from poorly prepared applications. Always request a full breakdown of professional fees and make sure you understand what is included.

Keep in mind that even small projects can become expensive if the planning context is sensitive or if unexpected surveys are required. Factor in a contingency to your budget, especially if you are building in areas with strict planning controls or environmental constraints.

Example in Practice

A homeowner in Bristol applied for a two-storey rear extension to a Victorian terraced house. The planning application fee was £258. The architectural design and plans cost £1,600. A planning consultant charged £850 to manage the application and respond to neighbour concerns. A tree survey was required due to a protected tree near the boundary, adding another £400. In total, the planning stage cost approximately £3,100 before any building work had started.

Conclusion

The cost of planning permission includes more than just the application fee. While the government charges are relatively modest, the full cost can be considerably higher once design, consultancy and survey requirements are included. Whether you are carrying out a small home improvement or preparing a full residential development, understanding and budgeting for planning costs at an early stage can help your project run smoothly and reduce financial stress later.