How Much Does Planning Permission Cost?

The cost of Planning Permission is a frequent question from those we work with. Whether you’re just thinking about a home extension or loft conversion, or embarking on detailed drawings for your project, you’ll want to know the costs.

It helps to unpick the permutations. There are three main elements to consider: 

  • the fees that each applicant must pay to the local authority,
  • other incidental fees or charges which are generated by the application 
  • professional charges for getting your application ready. 

In addition, types of permission vary. You might be applying for full Planning Permission, or outline Planning Permission. Alternatively, you might be seeking the planning authority’s agreement that your intended works come within your Permitted Development Rights and thus do not require formal Planning Permission. 

In this article we unpack what you’ll need to pay to the planning authority, and we’ll also give an indication of other expenses, although these can vary, depending on the context and complexity of each project.

The fees we discuss here are distinct from construction costs, although there are areas of overlap. Drawings made for a Planning Application, for example, will probably also be used again later as the project gets under way.

Fees: how much is Planning Permission?

Straightforward applications

Planning Permission is governed by statute and planning authorities in England use the same basic framework for fees, which can be found in the online Planning Portal.

Thus, the fee for an application for Planning Approval for a domestic extension is currently £206, and the fee to apply for outline Planning Approval, which will depend on the size of site, starts at £462. The fee for full Planning Permission for a single new build property also starts at this amount. 

Lawful Development

If you’re seeking the local authority’s agreement that your works are within your Permitted Development Rights, you can apply for a Lawful Development Certificate. The usual cost for this starts at £103 +VAT for improvements to your home.

Do note that this fee may vary considerably, depending on the nature of the intended work and differences of interpretation between planning authorities. 

A Lawful Development Certificate is not obligatory. However, it will prove that when the work was done it was lawful and that Planning Permission was not required. This can be very useful when you come to sell your property or if there is ever any retrospective question as to the need for full Planning Permission.

A note of caution

A lot of information can be found on the Planning Portal, including in their fee calculator. However, be aware that the fees quoted there are for guidance only; also, that the exact fee will depend on specific legal definitions of what you intend to do.

The cost of Planning Permission may not be as obvious as it might seem – so it’s well worth taking professional advice before you commit yourself to action.

A service charge of £26.83 +VAT will apply to all planning applications submitted through Planning Portal online application system, excluding applications that do not attract a planning application fee and those with a fee below £60. This is payable at the time of submission. 

Building Regulations

Every building project must comply with Building Regulations, the rules which govern the standards of construction throughout the UK. Enforcing these standards (the main purpose of which is health and safety) is known as Building Control. When addressing the question of ‘how much does Planning Permission cost?’ be sure to include these fees.

Building Control Application

The Building Control Application is separate from an application for Planning Permission, although if permission is granted a condition will be that you comply with Building Regulations.

The Building Control Application fee varies between authorities, but in or around London you should expect a fee of at least £300 for a straightforward ground floor extension. This application will get you ‘in the system’ so that your work can be inspected in due course.

Building Control Inspection

The Building Control Inspection fee is for a Building Control surveyor to inspect the work you’ve had done to ensure it meets regulations. Independent surveyors and local authorities usually charge about the same, and for a ground floor extension their fee will usually be £400-£500. 

Professional fees involved in Planning Applications

Architects and Architectural Designers 

These are fees paid to a professional to help you get your Planning Application drawn up in such a way as to comply with local authority expectations and requirements. 

Doing this very significantly increases your chance of success. Indeed, DIY applications usually fail at the first attempt.

Part of the application process requires accurate drawings of the work you intend to do.  Professionally made drawings will use recognised conventions and be suitable as evidence of the design and structures in your project. You will need these anyway, so it pays to get them done professionally in the first place. 

Planning Specialists

Firms of architects and architectural designers usually have a planning specialist who will lead their team on the details of Planning Applications. Their job is to know the relevant laws and regulations. 

You should seek out one who also knows your local planning authority really well. This is important, as they will know not just what local policies are, but how they are interpreted and enforced. A knowledgeable planning specialist will dramatically increase the probability of a successful planning application. 

The cost?

For a ground floor extension or simple loft conversion, professionally made plans and drawings will cost from about £1000, depending on the scale and nature of the project.  

If your work includes changes to the structure of a building (for example, removing a wall as part of work for an extension), you will need advice from a structural engineer. Their fees will usually start at about £500.

How much is Planning Permission – other expenses

Pre application advice

Many planning authorities offer a pre-application advice service. Using the service does not guarantee a successful application. However, it will help you understand local planning policies and the ways they are applied. From the authority’s point of view, it helps weed out impractical projects, thus making their service more efficient.

A few planning authorities provide this service for free but most charge. Prices vary considerably between areas and on the type of project. Using the advice service for an uncomplicated extension to a single dwelling house will cost from about £250.

Party Wall

If you live in a terraced or semi-detached property, and if your intended work affects a shared wall (including a garden wall, but not a fence) you’ll need to give formal notice to you neighbours about what you are hoping to do.  

You can do this yourself (there is useful information on gov.uk) but you will almost certainly also need the services of surveyor to consider the technical elements of the work.

It is usual to employ the surveyor to also prepare and serve the notice as this will ensure all formal and technical matters are fully covered.

Surveyors’ fees for this sort of work can start from about £100 an hour (be prepared to pay for 2 or 3 hours at least)  for the initial survey and service of the notice, to £450 or more to finalise the Party Wall Agreement – the document which sets out mutual rights and obligations for the work to be done. 

Costs can increase if your neighbour also employs a surveyor to scrutinize or challenge the work you want to do.

What is the cost of Planning Permission in total?

In overall terms, how much does Planning Permission cost?

To come full circle, the initial costs will be made up of the application fees payable to the local authority (from £103 +VAT), and professional fees paid for architectural drawings and the preparation of the application for Planning Permission itself (from about £1000).

On top of that you may need to consider advice from a structural surveyor (from about £500) and possibly a party wall surveyor (from about £200). You may also decide to take advantage of your local pre-application advice service (from about £250).

When it’s all done, remember the costs of Building Control – in total from about £700.

Keep things in perspective and don’t cut corners

It is easy to see that costs can mount up, but don’t be put off. Trying to cut corners will waste time and money.

It is always going to be a good investment to employ professionals to get the best out of your home improvements – they already know what to do and if you choose well they will also know your local planning authority from the many previous projects they’ve worked on in your area.

Additionally, think of your long term goals. The aim of your extension or loft conversion, for example, is to improve your living spaces and the quality of your life. To secure that, it is worth doing things well.

Professional fees will be a modest part of the overall costs of construction and they will be worth their weight in gold. Getting good advice provides a very high likelihood of success, and ensures everything is done properly  – guaranteeing peace of mind and long term success.

Divi-Design are established Architectural Designers and Planning Specialists.

We deliver

  • a complete in-house service, which means nothing need be outsourced. 
  • up to date understanding of the latest planning regulations
  • extensive personal knowledge of, and insights into, the planning policies of local authorities in and around London
  • a very high success rate in all planning applications with which we are involved

Get in touch: call +44 (0)203 488 2828 or email info@divi-design.co.uk