How much does planning permission cost? For many people, the answer is more than just the application fee.
While councils charge a statutory fee to process applications, the real costs often come from preparing drawings, hiring consultants, and commissioning surveys - all of which are essential to giving your application the best chance of success.
"I often tell my clients to view a planning consultant not as a cost, but as an insurance policy," says Simon Rix, planning consultant and founder of Planix.uk.
Article continues below"In 2026, the financial penalty for a refused application isn't just the fee you lose; it’s the months of wasted time and the rising interest on your self-build mortgage while you're stuck in limbo. Getting professional eyes on a scheme before it hits the council's desk is how you protect your investment."
How much does planning permission cost in the UK?
The cost depends on the type of application and which nation of the UK you are in. Before applying, it’s worth checking whether your project falls under permitted development rights, as small extensions or outbuildings sometimes don’t need full permission.
The statutory application fee is generally set nationally (or by devolved government). As of 1 April 2026, planning fees across England and Scotland have risen by 3.8% and 3.9% respectively to keep pace with inflation.
Householder planning applications
These cover works to a single dwelling, such as loft conversions or extensions.
- England: £548 (or £272 for minor works like fences and gates).
- Wales: £283 (following the 2025 Welsh schedule updates).
- Scotland: £312 (standard householder rate).
- Northern Ireland: £327 (for extensions or alterations).
New home application fees
If you’re building a new home from scratch, the fees are higher and vary significantly across the borders:
- England: £610 for a single dwelling (Full or Outline).
- Wales: £585 for a single new house.
- Scotland: £623 for a single dwelling.
- Northern Ireland: £975 for a single new dwelling.
The 2026 "Local Fee" revolution
A major change this year is the fallout from the Planning and Infrastructure Act. This has granted English Local Planning Authorities (LPAs) the power to vary their own fees to ensure full cost recovery.
Current Status: While the power is now active, many councils are still in the process of adopting their own local charging schedules.
What it means: For now, most LPAs are sticking to the national default 3.8% uplift, but we are moving toward a future where a project in one borough may cost significantly more than the same project in a neighbouring council.
What other planning permission fees are there?
The application fee is often just the start. You need to budget for professional services and technical reports:
Planning consultant fees: From £2,000, depending on complexity.
- Tree survey: Approximately £500.
- Ecological appraisal: £900–£1,500.
- Topographical survey: From £400.
- Discharge of conditions (England): £89 for householders / £309 for others.
"The 'Discharge of Conditions' is the silent budget-killer for many self-builders," Simon Rix warns. "People think the 'Grant of Permission' is the finish line, but you often cannot legally stick a spade in the ground until you’ve paid the council again to 'clear' the technical details. My tip? Batch your conditions together and submit them in one go to avoid paying that fee multiple times."
Can I save money on planning application fees?
Even with these rising costs, there are ways to keep your spend down:
- Batch your conditions: As mentioned, avoid submitting technical details one by one.
- Permission in Principle (PiP): In England, a PiP application (£531 per 0.1 ha) is a cheaper way to establish whether the council supports the concept of development before you pay for expensive detailed designs.
- Get it right first time: In England, the "Free Go" for resubmissions is largely a thing of the past. If you get a refusal now, you generally have to pay the full fee again to try again.
"The move towards higher, inflation-linked fees is intended to fund better planning departments," Rix notes. "Whether we see faster decisions remains to be seen, but the reality for 2026 is that the 'cost of failure' has never been higher. My advice for clients is always to invest in a solid pre-application stage to smoke out potential issues before the big fees are due."
Truly free planning permission is extremely rare, though a few narrow exceptions exist. Certain listed building consents or conservation area works may not attract a fee, and there are occasional waivers for projects that provide domestic accommodation for disabled people.
However, for the vast majority of homeowners and self-builders, planning permission will always involve a cost, so it is best to budget for the full fee and any associated professional advice.
While planning permission can feel like another hurdle on your self-build journey, understanding the likely costs upfront makes the process far less stressful.
By factoring in these updated 2026 fees and potential consultant costs early in your budget, you will avoid surprises, make informed decisions, and keep your dream home project on track from the very start.
Simon Rix is a professional planning consultant. He was a council officer and later an elected councillor before setting up Planix UK Planning Consultants Ltd.
