Planning permission costs UK 2026

Planning application fees are set by government and vary by project type, size, and region.

Application fees in England (April 2026)

The government sets planning application fees for England.¹ These are standardised across all local planning authorities. Your council cannot charge more or less than the official rates.

Common application types:

• Householder application (extension, loft conversion, outbuilding): £258
• Full application, single dwelling: £578
• Full application, 2-9 dwellings: £578 per dwelling
• Full application, 10-49 dwellings: £578 per dwelling (max £14,450)
• Full application, 50+ dwellings: £28,900 + £138 per dwelling over 50
• Outline application: Same as full, but you can submit reserved matters later
• Reserved matters: £578 per dwelling (or £578 for non-residential)
• Change of use: £578
• Certificate of lawfulness (existing use): £130
• Certificate of lawfulness (proposed use): Half the equivalent full application fee

For non-residential development, fees are calculated by floor area. A fee calculator is mandatory because the rules are complex.² Use the free calculator on our homepage or the official Planning Portal fee calculator.

Fees in Wales, Scotland, and Northern Ireland

Each UK nation sets its own fees. The structure is similar but rates differ.

Wales (as of April 2026):³

• Householder: £265
• Single dwelling: £520
• Change of use: £520

Scotland (as of April 2026):⁴

• Householder: £214
• Single dwelling: £401
• Change of use: £401

Northern Ireland (as of April 2026):⁵

• Householder: £110
• Single dwelling: £264
• Change of use: £264

Northern Ireland fees are significantly lower than the rest of the UK. This reflects different planning structures and processing costs.

What affects the cost

The fee depends on three factors: application type, project size, and location (which UK nation you're in).

Application type is the biggest variable. A householder application (for alterations to an existing house) is cheaper than a full application for a new building. Outline applications cost the same as full applications but let you establish the principle of development before spending on detailed drawings.

Project size matters for larger developments. Fees scale with the number of dwellings or the floor area of non-residential buildings. A 100-home development will cost over £35,000 in application fees alone.

Location determines the fee schedule. England has the highest fees. Northern Ireland has the lowest. Your local council applies the national rate for your region.

Hidden costs beyond the application fee

The planning fee is the smallest part of what you'll spend. Supporting costs add up fast.

Architect or designer: You need drawings. For a simple extension, expect £500 to £1,500. For a full new house, £2,000 to £5,000 or more. Complex designs cost more. Architects charge 5-15% of build cost for full services.

Planning consultant: Optional but common for anything contentious. A planning consultant prepares the application, writes the supporting statement, and liaises with the council. Expect £800 to £2,000 for a householder app, £2,000 to £10,000+ for larger schemes. Worth it if the site has constraints or if you've been refused before.

Pre-application advice: Most councils offer paid pre-app meetings. You discuss your proposal with a planning officer before submitting. Cost varies wildly. Some councils charge £100. Others charge £500+. This is good value if you're unsure whether your proposal will succeed.⁶

Surveys and reports: Depending on the site, you may need:

• Bat survey or ecological report (£300-£2,000)
• Tree survey (£200-£800)
• Flood risk assessment (£400-£1,500)
• Heritage statement (£500-£2,000)
• Transport statement (£1,000-£5,000)

Not every application needs these. Your council will tell you what's required based on your site and proposal. Budget for at least one specialist report on anything beyond a basic extension.

Resubmission: If your application is refused, you can appeal or resubmit. A resubmission within 12 months of a refusal is free if the proposal is substantially the same.⁷ But you'll pay again for revised drawings and consultant time.

Can you get a refund?

No. Planning application fees are non-refundable, even if your application is refused or withdrawn.¹ The fee covers the council's cost of processing your application. That work happens whether they approve or refuse.

This is why pre-application advice is valuable. Spending £200 on a pre-app meeting can save you £578 on a doomed full application.

Do fees ever change?

Yes. The government reviews fees every few years. The last increase in England was in 2023 (a 35% rise after a decade-long freeze). Wales, Scotland, and Northern Ireland follow different schedules.

Fee changes are announced months in advance. If a rise is coming, consider submitting your application before the new rates take effect. Once submitted, the fee you paid stands even if approval takes months.

How to calculate your fee

For simple applications (householder, single dwelling, change of use), you can look up the fee in the list above.

For anything more complex (multiple dwellings, large floor areas, mixed use), use a fee calculator. We provide a free UK planning fee calculator on our homepage. The Planning Portal also has an official calculator.

Both calculators ask for your region, project type, number of dwellings or floor area, and spit out the correct fee. Always confirm with your local planning authority before submitting. Some councils apply discretionary charges for specific application types.