How Much Does Planning Permission Cost?

The cost of planning permission in the UK depends on the type of development you’re proposing. For most householder applications—such as extensions or alterations to a single dwelling—the fee is currently £258 in England. This covers the processing of your application by the local planning authority.

If you’re applying for full planning permission for a new dwelling, the cost rises to £462 per new unit. Larger developments or commercial projects are subject to higher and more complex fee structures, often calculated based on floor area or number of dwellings.

Bear in mind that these figures only apply to the application itself. You may also need to pay for architectural drawings, surveys and reports—which are often significantly more expensive than the planning fee itself.

Is It More Expensive in Some Areas of the Country Compared to Others?

Interestingly, the application fee itself is the same across England, as set by central government. So, whether you’re applying in Devon or Doncaster, the base fee for planning permission is identical.

However, the overall cost of the process can vary dramatically depending on where you live. This is because:

• Architect and consultant fees are usually higher in London and the South East

• Some councils charge more for pre-application advice or fast-track services

• Costs for required documents (like flood risk assessments or tree reports) vary by region

So while the official fee doesn’t change, the true cost of getting through the process may be more expensive in some areas.

How Do You Budget for Planning Permission?

When budgeting, you should factor in far more than just the council’s application fee. A realistic planning application budget often includes:

• Application fee – £258 for householders or £462+ for new homes

• Architectural drawings – £500 to £2,000 depending on complexity

• Planning consultant (if used) – £500 to £2,000

• Surveys or reports – e.g. drainage, ecology, or flood risk (£250–£1,000)

• Pre-application advice (optional) – £50–£150 for householder schemes

• Revised plans or resubmission – if your first go is rejected

Altogether, even a modest planning application can cost £1,000 to £3,000 or more, especially if you need help with the design or are working in a sensitive location.

Is It One Fee?

Yes—for most standard applications, planning permission involves a single upfront fee that covers the application itself. However, there are some exceptions:

• If you later apply for amendments, you may need to pay again (although minor changes may be free or cheaper)

• If your application is refused and you submit a new application, you’ll usually have to pay the full fee again—unless it’s within 12 months and for the same proposal

• Some councils offer extra services (like fast-track decisions or extended advice), which are charged separately

So, while it starts as one fee, the overall costs can increase depending on how straightforward your application turns out to be.

Who Do I Pay the Fee To?

If you're applying online through the Planning Portal, you’ll be prompted to pay your fee directly through their system, and the payment is then passed on to your local planning authority.

If you submit your application directly to the council, payment is made to the local authority itself—either online, by phone or in person. Some councils may delay processing until payment is received, so it’s important to pay promptly to avoid unnecessary delays in validation.

Can I Get a Refund If My Application Is Refused?

In most cases, no—the planning fee is not refundable, even if your application is refused. This is because the fee covers the cost of processing and reviewing the application, regardless of the outcome. However, if you withdraw your application before validation, some councils may refund part or all of the fee, but this isn’t guaranteed.

Are There Any Free Applications?

Yes—certain types of planning applications may be exempt from a fee. These include:

• Applications related to disabled access or adaptations for a disabled person’s home

• Resubmissions of previously refused applications within 12 months (if the development is substantially the same and for the same site)

• Applications made by a parish or community council in some cases

Always check with your local authority or the Planning Portal before applying—you might be eligible for a fee exemption and not realise it.

Do Pre-Application Advice Services Cost Money?

Many councils now charge for pre-application advice, which was once free. These services help you assess whether your proposal is likely to be accepted, and can save time and money by identifying issues before you submit a formal application.

• Householder advice may cost between £50 and £150

• Larger developments may cost £300 or more

It’s usually worth the investment, especially if your site has quirks like tree protection orders, nearby listed buildings or parking concerns.

What About Retrospective Planning Permission—Is That More Expensive?

Surprisingly, retrospective planning permission costs the same as applying in advance. However, you’re taking a risk by going ahead without prior approval. If your retrospective application is refused, you may be required to undo or demolish the work at your own expense—which can be significantly more costly in the long run.

What Happens If I Don’t Pay the Fee?

Your application will not be processed until the fee is received. If you apply via the Planning Portal and don’t complete payment, your application will remain unvalidated. Some councils will send reminders, but if the fee remains unpaid, your application may be closed altogether after a certain number of days.

Are There Any Ongoing Fees After Approval?

Typically, once permission is granted, there are no further planning fees. However, you may face additional costs such as:

• Discharge of conditions (common with larger applications)

• Building regulations approval (charged separately)

• Community Infrastructure Levy (CIL) – applies to some new builds or large extensions

These are outside the scope of planning permission itself but are often overlooked during budgeting.