How Much Does Planning Permission Cost in 2026?

The fee you pay to the council depends on the type of application:

These are the statutory fees set by government. They apply to all councils in England.

You will need scaled drawings for a planning application. Typical architect fees for householder projects:

• Extension drawings only: £800–£2,000
• Loft conversion drawings: £1,000–£2,500
• Full design service (concept to completion): £2,000–£5,000+
• Planning and building regulations drawings: £1,500–£3,500

Architectural technicians and planning drawing specialists are typically cheaper than fully qualified architects for straightforward householder projects.

A planning consultant can prepare and manage your application, which is useful for complex or sensitive projects:

• Design and access statement: £300–£800
• Full planning application management: £1,000–£3,000
• Appeal preparation: £2,000–£5,000+
• Pre-application advice (council fee): £100–£300 (varies by council)

For straightforward householder applications, many homeowners manage the process themselves or with their architect.

A structural engineer is needed when your project involves structural alterations. Typical fees:

• Structural calculations for an extension: £400–£800
• Structural calculations for a loft conversion: £500–£1,200
• Foundation design: £300–£600

These are usually required for building regulations rather than planning, but you may need structural information as part of your planning application if requested by the council.

Depending on your project and location, additional costs may include:

• Ecology survey (bat survey, etc.): £300–£1,000
• Tree survey / arboricultural report: £300–£800
• Heritage statement (for conservation areas): £500–£1,500
• Flood risk assessment: £500–£1,000
• Daylight / sunlight assessment: £500–£1,500
• Party wall notices: from £49 (self-serve) or £99–£149 (guided). See our party wall service

• Stay within PD limits — the cheapest option is to design your project within permitted development limits, avoiding the £548 application fee and consultant costs entirely
• Use the prior approval route — at £249 (LHE) or £260 (Class AA), prior approval is significantly cheaper than a full planning application for extensions
• Get an LDC instead — at £274 (proposed), an LDC is cheaper than planning permission and cannot be refused on design grounds
• Use our free tools — our PD checker and calculators help you assess your project before paying for professional advice
• Use an architectural technician — for straightforward projects, an architectural technician is typically cheaper than a fully qualified architect

The costs above cover planning permission only. Most projects also need building regulations approval, which is a separate process with its own fees:

• Building Notice: £200–£400 for typical domestic work
• Full Plans: £400–£800 (includes plan check and all inspections)
• Regularisation (retrospective approval): typically 150% of the standard fee

You can choose between your local authority building control team and a private approved inspector. See our building regulations guide for details on the two routes and what building control inspects.