Planning Permission Cost: The Complete UK Guide

Published 11 April 2026

Understanding the full cost of planning permission is essential for budgeting your building project. The application fee itself is just one part of the picture - professional fees, surveys, and building regulations can add significantly to the total.

This guide covers every cost you're likely to encounter when applying for planning permission in England and Wales in 2026.

Planning Application Fees

Planning application fees are set nationally by the government and are the same regardless of which council you apply to. The most common fee categories are:

Householder application (extensions, alterations): £258
Full application - new dwellings (1–50 dwellings): £578 per dwelling
Full application - commercial (up to 40 sq m): £293
Outline application (per 0.1 hectare, up to 2.5 ha): £578 per 0.1 ha
Listed building consent: Free
Lawful Development Certificate (proposed): £129
Lawful Development Certificate (existing): £129
Discharge of conditions: £43 per condition (householder) or £145 per condition (other)

Use our planning fee calculator to work out the exact fee for your project.

Fee Exemptions

You may be exempt from planning fees if:

The application is solely for disabled access
You're resubmitting a similar application within 12 months of a refusal or withdrawal
The application is for a Listed Building Consent or Conservation Area Consent
The application relates to a revised scheme following a free pre-application meeting (some councils)

Architect Fees

Most homeowners hire an architect to design their extension and prepare planning drawings. Architect fees vary widely based on the complexity of the project and the architect's experience.

Typical Architect Costs for Extensions

Planning drawings only (single-storey rear extension): £1,000–£2,500
Planning + building regulations drawings (single-storey extension): £2,000–£4,000
Full service including project management (larger extension): £4,000–£10,000+
Percentage-based fees: Some architects charge 8–15% of the build cost for a full RIBA service

For a straightforward rear extension, expect to pay around £1,500–£3,000 for planning drawings. Browse architects near you to compare services and get quotes.

What Architect Fees Include

A typical planning-stage service from an architect includes:

Initial consultation and site visit
Measured survey of the existing property
Design development and options
Existing and proposed floor plans, elevations, sections
Site plan and block plan
Design and Access Statement (if required)
Submission of the planning application on your behalf

Structural Engineer Fees

A structural engineer is needed if your extension involves:

Removing or altering load-bearing walls
Building a two-storey extension
A loft conversion with structural alterations
Underpinning or foundation design

Typical structural engineer costs:

Simple beam calculation (e.g. removing a wall): £300–£600
Full structural design for an extension: £800–£2,000
Complex structural work (basements, loft conversions): £2,000–£5,000

Survey Costs

Depending on your project and location, you may need additional surveys:

Topographic survey: £300–£800 (for sloping sites or larger projects)
Tree survey (BS 5837): £400–£1,000 (if trees are near the development)
Ecology survey (bat, newt, etc.): £300–£1,500 (if protected species may be affected)
Flood risk assessment: £500–£1,500 (if in a flood zone)
Heritage statement: £500–£2,000 (for listed buildings or conservation areas)
Party wall surveyor: £700–£1,500 per neighbour (if building within 3–6 metres of an adjoining wall)

Building Regulations Fees

Building regulations approval is separate from planning permission and is required for almost all extensions. You can apply through your council's building control team or an approved inspector.

Council building control (typical extension): £400–£900 (plan check + inspection fees)
Approved inspector: £500–£1,200 (often a fixed price)

Building control fees cover the plan assessment and site inspections during construction.

Pre-Application Advice Fees

Most councils offer a paid pre-application service. This lets you discuss your proposal with a planning officer before submitting a formal application. Fees vary by council:

Householder pre-application: £50–£300
Minor development pre-application: £200–£600
Major development pre-application: £500–£2,500+

Pre-application advice is almost always worth it - it can save you from submitting (and paying for) an application that would be refused.

Total Cost: Realistic Examples

Example 1: Single-Storey Rear Extension (Under PD)

Planning application: £0 (permitted development)
Lawful Development Certificate: £129
Architect (building regs drawings only): £1,500
Structural engineer: £500
Building control: £500
Total: approximately £2,630

Example 2: Single-Storey Extension (Planning Required)

Planning application fee: £258
Architect (planning + building regs): £2,500
Structural engineer: £800
Building control: £600
Party wall surveyor: £1,000
Total: approximately £5,160

Example 3: Two-Storey Extension

Planning application fee: £258
Pre-application advice: £150
Architect (full service): £5,000
Structural engineer: £1,500
Building control: £800
Party wall surveyor: £1,500
Tree survey: £500
Total: approximately £9,710

These figures are professional fees only and don't include the construction cost itself.

How to Save Money

Check if your project is permitted development. If it is, you can skip the planning fee entirely. Read our guide on whether you need planning permission for an extension.
Get multiple quotes from architects. Prices vary significantly. Search our architect directory to find professionals near you.
Bundle planning and building regs. Many architects offer a discount if you commission both stages together.
Use pre-application advice. A £100–£300 pre-app can save you from wasting £258 on an application that gets refused.