How Much Does Planning Permission Cost?

A breakdown of planning application fees in England, plus the additional costs you should budget for.

Planning application fees are set nationally by the government and are the same regardless of which council you apply to. However, the total cost of getting planning permission includes several other expenses beyond the application fee itself.

Planning Application Fees (England, 2024/25)

The most common fee categories are:

• Householder application (extending or altering a single dwelling): £258
• New dwellings (up to 50 houses): £578 per dwelling
• Change of use: £578
• Lawful Development Certificate (existing use): £258
• Lawful Development Certificate (proposed use): £129
• Listed building consent: Free
• Advertisement consent: £165
• Prior approval (permitted development notification): £120

Additional Costs to Budget For

The application fee is just part of the total cost. You should also budget for:

Architectural Drawings

You will need professionally prepared plans and elevations. For a typical extension, expect to pay £1,000-£3,000 for an architect or architectural technologist to prepare planning drawings.

Pre-Application Advice

Most councils charge for pre-application consultations. Fees vary by council and project scale:

• Householder pre-app: £50-£150
• Minor development pre-app: £200-£400
• Major development pre-app: £500-£2,000+

Supporting Reports and Surveys

Depending on your site and project, you may need:

• Tree survey: £300-£800
• Ecological survey (bat, newt, etc.): £300-£1,500
• Flood risk assessment: £500-£1,500
• Heritage impact assessment: £500-£2,000
• Transport statement: £1,000-£5,000
• Contaminated land assessment: £500-£2,000

Planning Consultant

For complex or contentious applications, hiring a planning consultant to manage the process and write a supporting planning statement can cost £1,000-£5,000.

Total Cost Examples

• Simple rear extension: £258 (fee) + £1,500 (drawings) = roughly £1,750
• Two-storey extension with tree survey: £258 + £2,500 + £500 = roughly £3,250
• New dwelling on garden land: £578 + £3,000 + £1,000 (ecology) + £2,000 (consultant) = roughly £6,500

Can You Get a Refund?

If your application is refused, you can submit a revised application for free within 12 months, provided it is for the same site and similar development. This is known as the "free-go" resubmission. If you withdraw your application before a decision is made, you may be entitled to a partial refund in some circumstances.