How Much Does a Planning Application Cost?

The cost of a planning application is not just one fee.

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For most homeowners, the total cost can include:

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• The local authority planning application fee

• The Planning Portal service charge, where applicable

• Planning drawings

• Site plans and location plans

• Professional advice or planning consultancy

• Supporting statements or reports

• Specialist surveys, if required

• Amendments, resubmissions or follow-up work

• Building regulations drawings after planning, if the project proceeds

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For a typical householder planning application in England, the statutory planning application fee is currently £548. The Planning Portal also says online applications that attract a fee over £100 have a service charge of £75.83 + VAT, and that the local planning authority confirms the final fee payable.

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The quick answer

 

A planning application may cost:

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• £548 council fee for a typical householder application in England

• Planning Portal service charge if submitted online and the application attracts a fee over £100

• Professional drawing fees if plans need to be prepared

• Planning consultancy fees if the project needs advice before submission

• Extra report fees if the council needs specialist information

• Further fees if amendments, conditions, lawful development certificates or resubmissions are needed

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So the real answer is:

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• The council fee may be fairly predictable

• The professional cost depends on the project

• The total project planning cost depends on how much work is needed before submission

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IMPORTANT POINT
The planning application fee is paid to the council or through the Planning Portal. It is separate from professional fees for drawings, advice, consultancy or application preparation.

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Common planning application fees

 

For England, current examples include:

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• Householder application for one dwellinghouse: £548

• Householder application for two or more dwellinghouses: £1,083

• Works within the curtilage of a dwellinghouse, or fences, gates, walls and other boundary enclosures: £272

• Change of use of a building or land, other than some dwellinghouse or waste/mineral categories: £610

• Removal or variation of a condition for a householder application: £89

• Discharge of conditions for householder development: £89

• Non-material amendment for householder development: £46

• Proposed Lawful Development Certificate: usually half the full application fee

• Existing Lawful Development Certificate: usually the same as the full application fee

• Householder prior approval for larger rear extensions: £249

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These are national planning fee examples for England from the April 2026 indexed fee table. Fees can differ for Wales and Scotland, and the correct fee should always be checked against the actual application type and local authority requirements.

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What affects the total cost?

 

The total cost depends on:

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• The type of application

• The size of the project

• Whether measured survey drawings are needed

• Whether the property is a house, flat, maisonette or commercial building

• Whether the site is in a conservation area

• Whether the property is listed

• Whether the proposal involves change of use

• Whether structural or building regulation advice is needed

• Whether supporting documents are required

• Whether the council asks for amendments

• Whether the application is refused and needs resubmitting

• Whether planning conditions need to be discharged later

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A simple rear extension application is usually more straightforward than a new build, HMO, flat conversion, retrospective planning issue or change of use application.

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The main cost parts explained:
 

1. Council planning application fee

This is the statutory fee payable for the application.

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It depends on:

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• The application type

• The scale of the proposal

• Whether it is householder, minor, major or change of use

• Whether it relates to one dwelling or multiple properties

• Whether it is a new application, amendment, condition application or certificate

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For many homeowners, this is the fee they first think of when asking how much a planning application costs.

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2. Planning Portal service charge

Where an application is submitted online through the Planning Portal and attracts a fee over £100, the Planning Portal says a service charge of £75.83 + VAT applies.

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This is separate from:

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• The council planning fee

• Professional drawing fees

• Planning consultant fees

• Any supporting reports

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3. Planning drawings

Most planning applications need drawings.

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These may include:

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• Site location plan

• Block plan

• Existing floor plans

• Proposed floor plans

• Existing elevations

• Proposed elevations

• Roof plans

• Sections

• Street scene drawings

• Detail drawings, where needed

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Drawing costs depend on:

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• Whether existing plans are available

• Whether a measured survey is needed

• The size of the building

• The complexity of the proposal

• How many drawing revisions are required

• Whether the drawings are for planning only or also for building regulations

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TOP TIP
Cheap drawings can become expensive if they are inaccurate, incomplete or rejected at validation. Good drawings reduce the risk of avoidable delays.

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4. Planning consultancy

Planning consultancy may be needed before drawings or submission.

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This is useful where:

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• You are unsure whether planning permission is needed

• Permitted development may apply

• A Lawful Development Certificate may be better

• The site has planning restrictions

• The project is in a conservation area

• The property is listed

• You are considering change of use

• You want to create an HMO

• You are considering Airbnb or short-term letting

• You are planning a new build

• You are dealing with retrospective planning

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Paid consultancy can help avoid spending money on the wrong application route.

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5. Supporting documents and reports

Some applications need more than drawings.

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Depending on the project, the council may require:

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• Planning statement

• Design and access statement

• Heritage statement

• Flood risk assessment

• Tree survey or arboricultural report

• Transport or parking statement

• Ecology report

• Noise report

• Fire statement

• Waste and refuse details

• Sunlight/daylight information

• Existing and proposed use details

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Not every project needs these, but they can add to the cost where they are required.

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Example homeowner cost scenarios:

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Rear extension

A typical rear extension may involve:

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• Householder planning application fee

• Planning Portal service charge

• Existing and proposed drawings

• Site location plan

• Block plan

• Planning submission support

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Extra cost may arise if:

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• The extension is large

• The property is in a conservation area

• There are neighbour impact concerns

• Amendments are needed

• Building regulations drawings are required after planning

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Loft conversion

A loft conversion may involve:

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• Planning application fee, if planning permission is needed

• Lawful Development Certificate fee, if permitted development is being confirmed

• Planning Portal service charge where applicable

• Existing and proposed plans

• Roof plans

• Elevations

• Sections

• Structural and building regulation design later

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Extra cost may arise if the loft includes:

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• Front dormer

• Mansard roof

• Roof terrace

• Balcony

• Conservation area issues

• Complex roof design

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Garage conversion

A garage conversion may involve:

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• Planning application fee if external changes or planning restrictions apply

• Drawings showing the existing and proposed elevations

• Floor plans

• Parking layout information

• Building regulations drawings

• Structural details if openings or walls change

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Extra cost may arise if:

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• The garage is detached

• The garage is being used as separate accommodation

• A planning condition requires it to remain as parking

• The frontage is being changed significantly

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Garden room or outbuilding

A garden building may involve:

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• Planning application fee, if outside permitted development

• Lawful Development Certificate fee, if permitted development confirmation is needed

• Site plan

• Floor plan

• Elevations

• Sections if height or levels matter

• Use statement if the building is more than a simple garden office

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Extra cost may arise where the building is:

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• Large

• Close to a boundary

• Used for sleeping accommodation

• In a conservation area

• In the grounds of a listed building

• Used for business or separate residential purposes

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Change of use, HMO or Airbnb

Change of use applications can cost more because the council may need more information.

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The application may need:

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• Change of use planning fee

• Existing and proposed layouts

• Planning statement

• Management statement

• Parking and cycle details

• Refuse storage details

• Amenity space details

• Noise or neighbour impact information

• Fire safety or occupation details where relevant

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These projects often benefit from paid planning consultancy before submission.

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Planning application cost is not the same as project approval cost

 

Planning is only one part of the approval process.

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After planning, you may also need:

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• Building regulations drawings

• Structural calculations

• Building control approval

• Party wall notices

• Thames Water or sewer build-over approval where relevant

• Freeholder or leaseholder consent

• Contractor pricing drawings

• Construction specification

• Discharge of planning conditions

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Planning permission deals with whether the proposal is acceptable in planning terms. It does not confirm that the project is structurally designed, buildable or compliant with building regulations.

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Why some planning applications cost more than expected

 

Costs can increase if:

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• The wrong application type is chosen

• Drawings need to be redone

• The council invalidates the application

• Planning restrictions are discovered late

• The design changes during the process

• Neighbours object and amendments are needed

• The property is listed or in a conservation area

• Additional reports are requested

• The application is refused and needs revising

• Building regulations are confused with planning drawings

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A proper review at the start can reduce the risk of wasted fees.

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Can you save money by using permitted development?

 

Sometimes, yes.

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If a project genuinely falls under permitted development, you may not need a full planning application.

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However, you may still need:

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• A Lawful Development Certificate

• Drawings to prove compliance

• Building regulations approval

• Structural calculations

• Party wall notices

• Builder pricing drawings

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Permitted development can reduce planning cost, but it should be checked properly before relying on it.

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Should you apply for a Lawful Development Certificate instead?

 

A Lawful Development Certificate may be better where:

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• You believe planning permission is not required

• The project may be permitted development

• You want formal confirmation from the council

• You need evidence for sale or remortgage

• You want to avoid uncertainty later

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For a proposed use or operation, the national fee table says the fee is usually half the full application fee. For an existing use or operation, it is usually the same as the full application fee.

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How PAS can help

 

Planning Application Services (PAS) can help homeowners understand the real cost before committing to the wrong route.

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We can help with:

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• Planning advice

• Permitted development checks

• Lawful Development Certificate advice

• Planning consultancy

• Measured surveys

• Planning drawings

• Site location plans

• Block plans

• Planning application preparation

• Retrospective planning drawings

• Change of use applications

• Building regulation drawings where needed

• Structural coordination where needed

• Party wall support where relevant

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PAS can also advise whether your project is likely to need a full planning application, an LDC, prior approval or another route.

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What we need to price your project

 

To provide a sensible quote, PAS usually needs:

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• The property address

• A short description of the proposal

• Any sketches or existing drawings

• Photographs of the property

• Whether the work is proposed or already completed

• Whether the property is listed or in a conservation area, if known

• Whether you need planning only or planning plus building regulations

• Any council letters, refusals or enforcement correspondence, if relevant

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From there, we can advise what is likely to be needed and what the next step should be.

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The safest way to think about planning application cost

 

The real cost is usually made up of:

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• Council application fee

• Planning Portal service charge

• Drawings

• Professional advice

• Supporting documents

• Follow-up work if needed

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For simple homeowner projects, the process can be relatively straightforward.

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For complex sites, change of use, HMOs, retrospective planning, conservation areas or new builds, it is usually worth getting proper advice before spending money on drawings or submission.

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Next Steps:

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Tell Us What You Need

 

Use our enquiry form to tell PAS about your property and the work you are considering.

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We can help you understand:

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• Whether planning permission is likely to be needed

• Whether permitted development may apply

• Whether a Lawful Development Certificate is sensible

• What drawings are likely to be required

• What application route may be most cost-effective

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Planning Consultancy

 

Choose paid planning consultancy if you need a proper desktop review before committing to an application.

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This is useful for:

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• New builds

• Extensions

• Loft conversions

• Garage conversions

• HMOs

• Airbnb use

• Property conversions

• Garden buildings

• Retrospective planning

• Complex or uncertain planning issues

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Plans and Drawings

 

PAS can prepare the drawings needed for:

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• Planning applications

• Lawful Development Certificates

• Retrospective planning applications

• Prior approval applications

• Building regulations

• Structural coordination

• Party wall matters

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Planning Applications

 

If planning permission is required, PAS can help prepare and submit the application so the proposal is clearly presented to the local planning authority.