How Much Does Planning Permission Cost in London? 2024 Guide

The statutory planning application fee is set by central government and applies uniformly across all London boroughs. Following the December 2023 fee increase of 25% for householder applications and 35% for major applications, the key fees for domestic works in London are: Householder application (extensions, loft conversions, outbuildings, fences, decking at a house) — £258. This is the fee for any application where the applicant is extending or altering their own home. Prior approval for permitted development — £120 for applications requiring prior approval (e.g. larger home extensions under the larger single-storey rear extension process, Class Q barn conversions). Change of use application — varies by category; a residential change of use is £578 per 0.1 hectare up to £578 maximum for works to convert a non-residential building to a single dwelling. Certificate of Lawfulness for proposed use (CLEUD/CLOPUD) — £258 (householder equivalent). Certificate of Lawfulness for existing use (CLEUD for existing development) — £258. Listed Building Consent — no fee (always free to apply). Advertisement consent — £578. Note: fees are per application, not per dwelling. An application for a single extension to a house is £258 regardless of the value of the extension.

The statutory fee is only a small part of the total cost of obtaining planning permission. The larger cost for most homeowners is the professional fees for the architect or planning consultant who prepares the application. For a typical London householder application (single-storey rear extension or loft conversion with dormer), you can expect: basic measured survey of the existing property — £400–£800 (required to produce accurate drawings); existing plans, elevations, and sections — included in the main fee or £400–£1,000 as a standalone exercise; proposed drawings (plans, elevations, sections, roof plans, site location plan, block plan) — £1,200–£3,500 for a straightforward project; planning, design, and access statement — £300–£800 (required for some applications, particularly in conservation areas or for larger works); other specialist reports — see below. In total, a complete planning package for a straightforward householder application in London typically costs £2,000–£5,000 in professional fees, on top of the £258 statutory fee. For more complex applications — change of use, basement extensions, applications in conservation areas, or schemes that require pre-application engagement — fees can range from £5,000 to £15,000 or more.

Most London boroughs offer a paid pre-application advice service where you can submit outline proposals and receive written officer feedback before committing to a formal application. This is particularly valuable in conservation areas, for basement extensions, or where the principle of development is uncertain. Pre-application fees vary by borough but typical ranges are: Written advice for a householder enquiry (extension or loft) — £200–£500 from most inner London boroughs; meeting with an officer plus written advice — £400–£800; complex schemes requiring team consultation — £1,000–£3,000+. Turnaround times are typically 4–8 weeks. Pre-application advice is not binding — officers can and do change their view at formal application stage — but it significantly de-risks the formal application and can reduce the likelihood of refusal. Some boroughs (particularly in inner London) have introduced pre-application fees that are among the highest in the country; always check the specific fee schedule on your borough's planning portal before submitting.

Depending on the nature and location of your project, the planning authority may require one or more specialist reports to accompany a planning application. Common requirements in London include: Daylight and sunlight assessment (BRE methodology) — typically required for extensions that may overshadow neighbouring properties or for new dwellings; fee from a specialist consultant £800–£3,000. Structural engineer report — sometimes required for basement applications or where structural works are proposed; £500–£2,000 (see our structural engineer guide). Arboricultural impact assessment — required where trees covered by a Tree Preservation Order (TPO) or within a conservation area may be affected; £600–£1,500 from a qualified arboriculturalist. Bat survey — required where works affect a roof, mature trees, or a structure where bats might roost; £400–£1,200 from an ecological consultant. Flood risk assessment — required in flood zones 2 and 3 (check the Environment Agency flood map); from £500 for a simple sequential test to £3,000+ for a detailed FRA. Heritage statement — required for listed buildings or applications within conservation areas; £600–£2,500 from a heritage consultant. Transport statement or travel plan — occasionally required for larger schemes or changes of use. Not every application requires these — your architect will advise which are relevant for your specific proposal and location.

The statutory determination period for a householder application is 8 weeks from the date the application is validated. However, actual timescales in London frequently exceed this. In practice: the validation process (confirming the application is complete) takes 1–2 weeks in most boroughs; the determination period is 8 weeks from validation; many London boroughs miss the 8-week target and take 10–14 weeks; complex applications or those requiring committee determination can take 16–26 weeks. London borough performance on planning timescales varies significantly. Boroughs with high application volumes (Hackney, Southwark, Lewisham, Newham) tend to have longer average determination times than boroughs with lower volumes or better-resourced planning departments. The Planning Portal allows you to track application progress and see the target date for your application. If a decision is not made within the statutory period (or an agreed extended period), you have the right to appeal for non-determination — though this should be a last resort and requires specialist planning support.

If your planning application is refused and you wish to challenge the decision, you have the right to appeal to the Planning Inspectorate. A planning appeal itself is free to submit. However, for the appeal to have a realistic chance of success, you will almost certainly need professional representation from a planning consultant or solicitor, and potentially from a barrister for hearing or inquiry appeals. Costs for a householder written representations appeal (the most common form for domestic works) typically run to £2,000–£5,000 in professional fees. Hearing appeals (for more significant applications) cost £4,000–£10,000 in professional fees. Inquiry appeals (for major or controversial applications) can cost £20,000–£100,000+ including legal representation. The appeal process takes 24–52 weeks depending on the procedure. Before committing to an appeal, get clear professional advice on the realistic prospects of success — an unfounded appeal wastes time and money and delays the project.

Many of the most common domestic works in London do not require planning permission at all under permitted development rights. Reminder of key thresholds: single-storey rear extension up to 4m deep for a detached house, 3m for a semi or terrace (or up to 8m/6m respectively under the larger home extension prior approval process); loft conversion that does not exceed 50m³ additional volume (40m³ for a terraced house) and uses hip-to-gable, rear dormer, or rooflights; outbuilding within the curtilage up to 2.5m high within 2m of a boundary, or up to 4m (3m for a flat or mono-pitched roof) elsewhere, provided it does not cover more than 50% of the garden. However, these rights are removed or restricted in: conservation areas (no side extensions, cladding restrictions, restrictions on outbuildings within 2m of boundary); Article 4 Direction areas (many inner London boroughs have Article 4 Directions removing PD rights for HMOs or other uses); listed buildings (virtually all external and most internal works require Listed Building Consent); flats and maisonettes (no permitted development rights for residents of flats). Always verify whether PD rights apply to your specific property before starting work — a Certificate of Lawfulness provides formal confirmation.