COST GUIDES
Planning permission: Cost breakdown 2026
Updated 03/26
Thinking of adding an extension to your property to enhance the value? Perhaps you’re looking to make use of a plot of land to build your home from scratch? Find out how much planning permission costs in our complete guide.
Fast Facts
The cost of a full planning application in England is currently £588
A householder application for smaller projects, such as alterations or an extension, is £528
Additional fees may apply for planning consultants, architectural drawings, and surveys
Planning permission is essential for new buildings, structural changes to existing properties, and changing the use of your building.
The purpose of the permission is to ensure your proposed construction works comply with building regulations and council planning policies, and won’t obstruct neighbours’ view or right of way. But how much does planning permission cost in the UK?
A full planning application for building a new dwelling house costs £588 in England, £585 in Wales, and £600 in Scotland. This is the cost per house, up to 50 houses.
However, the cost of planning permission will vary depending on the type you’re applying for, the size and complexity of your project, and where you live.
Read on to discover all you need to know, including the cost of outline planning permission, retrospective planning permission costs, and householder planning consent.
Remember, the fees listed below cover the planning permission application, which may be accepted or refused.
How much does planning permission cost in 2026?
| Application type | |||
|---|---|---|---|
| Full planning permission in: | England | Wales | Scotland |
| Alterations/Extensions - SINGLE dwelling house OR flat | £528 | £820 | £300 |
| Alterations/Extensions - TWO or more dwelling houses OR flats | £509 | £820 | £600 |
| Alterations/Extensions - TWO or more dwelling houses or ONE or more flats | / | £460 | / |
| New dwelling house - cost per house (no more than 50 houses) | £588 | £585 | £600 |
| Outline planning permission: | England | Wales | Scotland |
| Cost per 0.1 hectare of land (up to 2.5 hectares) | £635 | £460 | £600 |
| Householder permission: | England | Wales | Scotland |
| Alterations/extensions to a SINGLE dwelling house (not applicable to flats) | £528 | £230 | £300 |
| Last updated: March 2026 Our costs are ballpark averages - get a local tradesperson to quote now | |||
The cost of submitting a full planning permission application for building a new dwelling house (cost per house, up to 50 houses) is:
£588 in England / £585 in Wales /£600 in Scotland
Alterations or extensions to a single dwelling house or flat costs:
£528 in England / £300 in Scotland
Alterations or extensions to two or more dwelling houses or flats:
£509 in England / £820 in Wales / £600 in Scotland
Data verified by our professional estimators
Estimators are CIOB & RICS members
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Cost of planning permission by type
The type of planning permission and the fees of applying for it depend on the plans you have for your property or plot.
1. Full planning permission cost
A full planning permission application is the most common type of proposal and covers the complete details of your plan.
It includes information about the materials, accurately scaled drawings of your plans, and any supporting documentation you might need to provide (such as flood risk or tree surveys).
Full planning permission is needed for:
Building new dwellings
Major structural changes and additions to buildings, such as any works on flats
Converting or subdividing dwellings (e.g., dividing a house into flats or knocking down flats to make a larger house)
Cost of full planning permission:
The cost of submitting a full planning permission application for building a new dwelling house (cost per house, up to 50 houses) is:
£588 in England
£585 in Wales
£600 in Scotland
Alterations or extensions to a single dwelling house or flat costs:
£528 in England
£300 in Scotland
Alterations or extensions to two or more dwelling houses or flats:
£509 in England
£820 in Wales
£600 in Scotland
2. Outline planning permission cost
Outline planning permission is a way to find out early on if your building plans are likely to be approved by the local planning authority before you incur the fees of drawing up a full planning permission application.
An outline planning proposal requires fewer details than a full proposal, and you will often receive the decision fairly quickly.
However, an outline planning permission alone does not permit you to start work on your plot or house. Once your outline proposal has been accepted, you will need to:
Satisfy and submit the details of your plan, called “reserved matters”
Have them approved
Only then can you begin work
An outline planning permission isn’t a necessary step; sometimes you can find out if your plan is likely to go through by contacting your local planning authority.
Outline planning permission per 0.1 hectare of land (up to 2.5 hectares) costs:
£635 in England
£460 in Wales
£600 in Scotland
3. Householder planning permission cost
If you want to add an extension or a loft conversion to your house, you need to apply for householder planning consent.
This permission covers alterations, extensions, and small building projects (such as fences or dormer windows) on a single house and within its boundary/garden.
The householder planning consent does not cover works on flats or altering the number of dwellings (e.g., separating a house into flats or knocking down flats to make a single house).
Householder planning permission costs:
£528 in England
£230 in Wales
£300 in Scotland
For a full list of building projects that fall under the householder planning permission, visit the Government Planning Portal webpage.
4. Retrospective planning permission cost
If you've already started construction and haven't obtained planning permission, don't panic. Your local authority will simply ask that you submit a retrospective planning application for the work that has been carried out so far.
Planning permission won't automatically be granted, and the application will be subject to the same criteria as a standard planning application.
In England, retrospective planning permission costs are the same as those for advance permission:
£588 for a new dwelling and £528 for alterations or an extension
If the application is refused, you will be required to put things back as they were unless you appeal the decision and it is overturned.
To appeal a planning decision, you will need to send a copy of your appeal, including all the supporting documents, to your local planning authority.
Please note that the Scottish planning legislation differs from that of England and Wales, always consult your local planning authority.
To make a planning permission request, visit the Government Planning Portal.
If your planning permission is granted subject to conditions, you will need a request to approve any details that were asked for, such as landscaping or materials details. Amending and resubmitting your permission is usually free of charge.
Planning permission costs per project
As highlighted earlier, the cost of planning permission will depend on the type of application you're making and the project you have in mind. Here are some common examples to help guide your budget.
How much does planning permission cost for a house?
Building a new home will need full planning permission. Per house, this will cost:
£588 in England
£585 in Wales
£600 in Scotland
How much does planning permission cost for an extension?
Extensions or a loft conversion, for example, will need householder planning permission. For a single dwelling house (not flats), this will cost:
£528 in England
£230 in Wales
£300 in Scotland
If permission for your extension project is granted subject to conditions, then a follow-up request for a householder application will cost £43.
When planning an extension, it's always worth speaking to your local planning office early on to understand what planning permission may be needed and how much it will cost.
How much does planning permission cost for a garage?
Planning permission for a garage conversion is not normally needed, provided the work does not enlarge the original building. However, exceptions do apply, so it's a good idea to check with your Local Planning Authority (LPA).
If you need to apply for retrospective planning permission, this costs:
£588 for a new dwelling and £528 for alterations or an extension in England
How much does it cost to get planning permission on land?
If you're searching for the perfect plot to build a property, you can seek outline planning permission.
This allows you to gauge whether the scale and nature of your development is likely to be accepted by the Local Planning Authority before investing significant time and funds.
Outline planning permission cost per 0.1 hectare of land (up to 2.5 hectares):
£635 in England
£460 in Wales
£600 in Scotland
If your planning application has been accepted and permission granted, subject to conditions, then you'll need to pay an additional fee of £145 to submit a request to approve the additional information that addresses the conditions.
Thankfully, you can submit a single request that deals with multiple conditions, but you'll need to pay a £20 processing fee if you submit the documents online.
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What affects the cost of planning permission?
We've already discovered that planning permission costs vary depending on your location (England, Wales, or Scotland) and the scope of your plans.
However, planning permission costs can also be affected by:
The size of your development
The number of conditions applied
Whether specialist surveys are required
Whether you choose to hire a planning consultant and/or an architect
Hidden planning permission costs to watch out for
The fees for submitting your planning permission applications and having them considered by the local authorities aren’t always the only charges you’ll accrue when putting together your proposal.
Architectural drawings
Having an architect draw up the plans of your new build or renovation project is a big help, but can significantly add to your planning permission fees.
You might hire an architect to make the technical drawings required for your application or to advise and advocate for you during the entire application process.
To help you budget, check out our guide on the cost to hire an architect.
Pre-application advice
If your plan is very large-scale, or if your desired style of house differs greatly from those around it, you might want to seek pre-application advice.
This is a completely non-compulsory service offered by most councils that helps you determine informally if your building project is likely to get the green light. The fees for pre-application advice vary by council.
Surveys and reports
Occasionally, your building plans might affect the surrounding area, and the council might ask you to provide additional documentation. This could include:
A tree impact assessment
Information on protected animal species
A flood risk assessment
An archaeological survey
These inspections and surveys must be carried out by licensed bodies, with fees varying by trade and council.
Contingency for conditions
Also, as it's common for permission to be granted subject to conditions, it's sensible to factor in a contingency budget to pay for a second request that deals with any conditions mentioned.
Cost of hiring a planning consultant vs DIY
Planning consultants can help navigate complex projects, especially large-scale developments or builds in conservation areas.
While it's possible to submit a planning application yourself, hiring a consultant can improve your chances of approval and reduce delays, saving you money in the long run.
Planning consultant hourly rates
Planning consultant costs vary depending on the scope of their involvement in your project/what you need them to do.
As a guide, planning consultant fees tend to average around £215 per hour.
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Planning permission cost checklist
Planning permission costs vary depending on where you live (England, Wales, or Scotland) and the type of permission needed
The size and complexity of your project, whether specialist surveys are needed, and application conditions will also affect overall costs
Consider hiring a planning consultant for complex projects
Always get at least three quotes before you hire a planning consultant or architect to ensure you receive a fair and competitive rate
Find a planning consultant near you
FAQs on planning permission costs
How much does it cost to get planning permission in the UK?
In England, a full planning application costs £588 / householder planning permission costs £528
In Wales, a full planning application costs £585 / a householder application costs £230
In Scotland, a full planning application costs £600 / or £300 for a householder application
How much do architects charge for planning applications?
Fees vary, but be prepared to factor in 5–12% of the whole construction cost for architect fees.
As a guide:
A new build planning application might cost in the region of £3,000 to £5,000
A single-storey extension planning application could cost £1,000 to £2,500
A double-storey extension planning application typically sits between £2,000 to £3,500
How much to draw up plans for an extension in the UK?
For a single-storey extension with building regs and construction drawings: £3,000 to £5,000
For a double-storey extension with building regs and construction drawings: £4,000 to £6,000
How much does a structural engineer cost?
A structural engineer typically costs between £100–£200 per hour.
What size can you build without planning permission?
Thanks to the recent relaxation of development rules, homeowners can build an extension of up to six metres without planning permission. If you have a detached house, the limit is eight metres.
What drawings do I need for planning permission?
When submitting your application to the local council, you will need to provide:
The necessary plans for the site
The required supporting documentation
The completed form
The correct fee
For most projects, you will need an architectural drawing of the existing floor plan as well as your proposed floor plan post-development. Read up on the average prices of architectural drawings in our cost guide.
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