How Much Does Planning Permission Cost in the UK? (2026)
Application fees, architect costs, surveys and the real total — everything you need to budget for
Buildcostr.ai · July 2026 · 7 min read
The short answer
The planning application fee for a house extension in England is £258. For a new dwelling, it is £578 per dwelling. But the application fee is only a small part of the total cost of obtaining planning permission.
When you include architect fees for drawings, structural surveys, pre-application advice and supporting documents, the total cost of getting planning consent for a residential extension typically runs £3,000–£8,000. For a new build, expect £5,000–£15,000 or more depending on complexity.
Full planning permission cost breakdown (2026)
| Item | Typical cost | Notes |
|---|---|---|
| Planning application fee (householder extension) | £258 | Fixed statutory fee, England |
| Planning application fee (new dwelling) | £578 per unit | Fixed statutory fee, England |
| Pre-application advice (council) | £50–£1,000+ | Varies by authority and project scale |
| Architect fees (drawings for planning) | £1,500–£5,000 | Depends on project size and complexity |
| Structural engineer report | £500–£2,000 | Required for some applications |
| Design and access statement | £300–£800 | Required for most applications |
| Heritage statement | £500–£2,000 | Required for listed buildings / conservation areas |
| Ecological survey | £500–£3,000 | Required if bats, newts or other protected species present |
| Tree survey / arboricultural report | £400–£1,500 | Required if trees are affected |
| Planning consultant fees | £1,000–£5,000 | For complex or contentious applications |
Planning application fees in detail
England
Planning fees in England are set by central government and updated periodically. As of 2026, the key fees for residential projects are:
- Householder application (extensions, loft conversions, outbuildings): £258
- New dwelling (up to 50 units): £578 per dwelling
- Prior approval applications (larger home extensions): £258
- Change of use (e.g. garage to dwelling): £258
- Listed building consent: No fee (but often requires expensive supporting documents)
Wales
Planning fees in Wales are similar but not identical to England. Householder applications cost £230. New dwellings are charged at £460 per unit for the first 10, dropping for larger schemes.
Scotland
Scotland operates a separate fee schedule. Householder applications cost £202. New houses are charged at £401 per dwelling. Scotland also charges for pre-application consultations on major developments.
Do I need planning permission?
Many common residential projects in England do not require planning permission under permitted development rights. You may not need to apply if:
- You are building a single-storey rear extension no more than 3m deep (semi/terraced) or 4m deep (detached)
- The extension does not exceed 4m in height and does not come forward of the principal elevation
- You are converting a loft within the permitted volume allowances (40m³ or 50m³)
- You are converting a garage without extending the footprint
You will always need planning permission for: anything in a conservation area that affects the external appearance, listed buildings, extensions that go beyond the permitted development limits, and new builds on land without existing planning consent.
If you are unsure whether your project requires permission, a Certificate of Lawful Development (£129 in England) is the safest route — it is a formal council confirmation that your project is permitted development.
The real cost: architect fees
The planning application fee itself is trivial. The real cost is preparing the application — primarily architect fees for the drawings and documents the council requires.
For a straightforward house extension, an architect or architectural technician will typically charge £1,500–£4,000 to produce planning drawings and submit the application. This usually includes:
- Existing and proposed floor plans
- Existing and proposed elevations
- Site location plan and block plan
- Design and access statement
- Application submission and liaison with the planning officer
Note that planning drawings are not the same as building regulation drawings. Once planning is granted, you will need a separate set of detailed technical drawings for building regulations approval — typically another £1,500–£3,000. Make sure you understand which service you are paying for.
Pre-application planning advice — is it worth it?
Most local planning authorities offer a pre-application advice service that lets you discuss your proposals informally with a planning officer before submitting a formal application. Fees range from around £50 for a minor householder query to £1,000+ for larger projects.
For straightforward permitted development projects, pre-application advice is usually unnecessary. For anything contentious — an extension that neighbours might object to, a project in a conservation area, or a development on a tricky site — pre-application advice can save significantly more than it costs by identifying problems early and improving the chances of consent.
How long does planning permission take?
Local planning authorities have a statutory target of 8 weeks to determine householder applications and 13 weeks for more complex ones. In practice, many authorities regularly exceed these targets due to resource pressures. Validation delays (the council checking your application is complete before starting the clock) can add 2–4 weeks to the process.
For new builds and larger residential schemes, allow 3–6 months from submission to decision. Factor this into your project programme — you cannot start on site until planning is granted and any pre-commencement conditions are discharged.
Building regulations: a separate cost
Planning permission and building regulations approval are entirely separate processes. Planning is about whether you can build something. Building regulations are about how it must be built — covering structure, fire safety, insulation, drainage, electrics and ventilation.
Building regulations approval costs £600–£1,200 for a typical extension, payable to the local authority or an approved inspector. It is required for virtually all structural work and is separate from planning fees. Do not confuse the two.
Budgeting your total pre-construction costs
Before a single brick is laid, a typical residential extension project will have spent £4,000–£10,000 on pre-construction costs: architect fees, structural engineer, planning application, building regulations, surveys and professional advice.
These costs are easy to underestimate because they happen before the visible work begins. A professional construction cost plan produced before you start — covering pre-construction costs as a specific line item alongside the build costs — ensures nothing is missed. Buildcostr.ai includes pre-construction and professional fees as one of its 15 cost sections for exactly this reason.
Order your construction cost plan from £99 and know the complete picture before you commit to a single pound of spend. Or see a sample report to understand what is included.
Also useful: our guide to house extension costs in 2026 and what a quantity surveyor does.
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