Planning Permission Costs in London 2025: Application Fees, Architect Fees, and the Full Cost of Getting Planning

**Planning application fees in England (updated December 2023, effective 6 December 2023)**:

Planning application fees in England are set by central government (not by individual Local Planning Authorities) under the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012, as amended. The most recent fee increase came into effect on 6 December 2023, with a further increase on 1 April 2024:

*Key planning application fee categories relevant to London residential projects (from 1 April 2024)*:

| Application type | Fee (from 1 Apr 2024) | Notes | |---|---|---| | **Householder application** (extensions; loft conversions; alterations to a single dwellinghouse — not flat conversions, new build, or change of use) | **£258** | The most common planning application for a London terraced house extension or loft conversion. Covers the full householder application including any associated works (e.g. extension + rooflights + porch). One fee per application regardless of the number of elements included, provided it is a single householder application | | **Prior Approval (Larger Home Extension)** — neighbour consultation scheme for 4–6m terraced house rear extension (or 4–8m detached) | **£120** | Not a full planning application — a prior approval notification; 42-day LPA review period; significantly cheaper than a full householder application | | **Prior Approval (change of use)** — e.g. commercial to residential (Class MA); agricultural to residential (Class Q) | **£120 per dwellinghouse created** | Relevant for London commercial-to-residential conversions | | **Full planning application — dwellinghouse (not householder)** — new dwellinghouses; change of use; flat conversions; house to HMO where change of use is required | **£578 for first dwellinghouse; £277 for each additional dwelling up to 50 units** | Relevant for: house-to-flat conversions; new dwellinghouses on garden plots; new-build residential | | **Listed Building Consent** | **£0** (no fee) | Listed Building Consent applications are free of charge — but they are always submitted alongside a planning application (which does carry a fee) where planning permission is also needed | | **Conservation Area Consent** | **£0** (for demolition in conservation areas) | Free — but rarely required standalone | | **Pre-application advice** | **Set by each LPA individually** — see below | Not a formal application; fees vary by borough |

*Householder application fee: when one fee covers the whole project*:

For most London homeowners extending or converting their house, the planning fee is £258 (April 2024 rate) for the householder application. This single fee covers the application regardless of how many elements are included:

• •A rear extension + side return + internal structural alterations = one householder application = £258
• •A loft conversion including a rear dormer + rooflights + roof terrace = one householder application = £258
• •A garage conversion + new access road = one householder application = £258

However, where works at a property span multiple planning application types (e.g. an extension requiring a householder application PLUS a change of use application for a granny flat), separate applications are required with separate fees.

• *Exemptions from planning application fees*:
• •Disabled persons adaptations: works required for a disabled occupant of the property are exempt from the planning application fee — evidence of disability (e.g. DLA/PIP award; GP letter) is required
• •Listed building applications where listed building consent is the only consent required
• •Applications by charities for works on their own land

**London Borough planning fee supplements (Mayor of London powers)**:

In London, the Mayor of London has powers to introduce a planning application fee supplement for strategic applications (those referred to the GLA — typically residential applications of 150+ units or other large-scale development). For standard householder applications (extensions; loft conversions) in London, no GLA supplement applies — the national fee of £258 is the total LPA application fee.

**Architect fees for planning drawings — the largest cost component**:

• For most London homeowners, the architect fee for producing planning drawings is significantly larger than the planning application fee itself. The reason is that a planning application for a house extension or loft conversion requires professionally produced architectural drawings that clearly show:
• •Existing plans, sections, and elevations (the building as it currently exists)
• •Proposed plans, sections, and elevations (the building after the works)
• •Site location plan (OS-based; typically 1:1250 scale)
• •Block plan / site plan (typically 1:500)
• •Design and Access Statement (required for some applications; increasingly expected by London Boroughs)

*Typical architect fees for planning drawings in London (2025)*:

| Project type | Typical architect fee range (planning stage only) | Notes | |---|---|---| | Single-storey rear extension (terraced house) — straightforward | £1,200–£2,500 | Simple box extension; permitted development check or straightforward householder application; existing drawings often available | | Single-storey rear extension — complex (heritage; conservation area; unusual design) | £2,000–£4,500 | More design input required; heritage statement may be needed; pre-application advice engagement | | Side return or wrap-around extension | £1,800–£3,500 | More complex plan; typically includes both rear and side elevations; often multiple design iterations | | Double-storey extension | £2,500–£5,000 | Two-storey design; more complex sections; structural implications at planning stage | | Loft conversion — Velux (PD check or CA application only) | £800–£1,500 | Simple; often just a permitted development certificate of lawfulness application | | Loft conversion — dormer (requiring planning) | £1,500–£3,000 | Rear dormer design; rear elevation changes; may trigger design review in conservation areas | | Loft conversion — hip-to-gable or mansard (requiring planning) | £2,500–£5,000 | Complex roof design; streetscene elevation; conservation area design work | | House-to-flat conversion (2 flats) — planning + building regs | £3,000–£6,000 | New drawings for conversion; full plans; fire strategy implications |

*How architects structure their fees*: Architect fees for planning work are typically structured as either: 1. **Fixed fee** for the planning stage (most common for standard London residential projects): the architect quotes a fixed amount for producing all drawings and documents required for the planning application, and for managing the application through to decision 2. **Percentage of construction cost** (common for larger or more bespoke projects): typically 3–5% of construction cost for planning stage design only; or 8–15% for full RIBA stages 1–6 (concept through construction review)

*RCB's recommendation for London homeowners*: instruct an architect on a fixed fee for the planning stage. Get 2–3 quotes. Ask specifically what is included in the fee (existing surveys; planning drawings; planning application management; response to LPA queries during the application period; revision of drawings if requested by the LPA). Architect fees for the technical/detailed design stage (after planning) are separate from the planning stage fee.

**Pre-application advice (pre-app) fees — understanding the LPA's likely position before submitting**:

Pre-application advice (pre-app) is a formal meeting or written exchange with the Local Planning Authority before submitting a planning application. It allows the homeowner (through their architect) to understand the LPA's likely position on the proposed development before incurring the full cost of preparing a planning application.

• *Pre-app: when is it worth the cost?*:
• •**Conservation area or listed building extensions**: where the design must be agreed with the conservation officer before submission — pre-app significantly reduces the risk of refusal
• •**Unusual or large schemes**: schemes that push PD limits; double-storey extensions in sensitive locations; rear extensions in conservation areas where the LPA's position on design is uncertain
• •**Borderline PD schemes**: where permitted development is uncertain (Article 4 Direction; partial PD; complex site history), a Lawful Development Certificate (LDC) pre-app or formal LDC application is the appropriate route

*Pre-app fees — examples across London Boroughs (2025)*:

| London Borough | Pre-app fee for householder application | Notes | |---|---|---| | Islington | £300–£600 | Written pre-app response; 15–20 working days | | Hackney | £250–£500 | Householder pre-app; includes officer meeting | | Wandsworth | £200–£400 | Written pre-app; fast-track option available | | Southwark | £300–£600 | Written response with officer comments | | Haringey | £150–£350 | Householder pre-app | | Hammersmith & Fulham | £300–£600 | Written pre-app; officer meeting at higher fee tier | | Average range (inner London) | £200–£600 | Fee set independently by each LPA; check the Borough's planning portal |

*Lawful Development Certificate (LDC) — an alternative to planning permission for PD works*:

Where works are permitted development (PD), the homeowner can apply for a Lawful Development Certificate (LDC) from the LPA to get formal written confirmation that the works are PD and do not require planning permission. This is not mandatory — PD works can proceed without an LDC — but an LDC provides legal certainty that protects the homeowner on future sale and against enforcement action.

| LDC type | Fee (from 1 Apr 2024) | |---|---| | Lawful Development Certificate (proposed works — confirming PD) | **Half of the equivalent planning application fee** — typically £129 for a householder LDC | | Lawful Development Certificate (existing/completed works) | **Same as the equivalent planning application fee** — typically £258 |

**Planning consultant fees — when a separate planning consultant adds value**:

• For most standard London house extensions and loft conversions, a planning consultant is not necessary — the architect manages the planning application. However, a planning consultant adds value where:
• •The application is particularly complex or contentious
• •The LPA has indicated likely refusal and the homeowner needs specialist planning advocacy
• •An appeal is being pursued (see below)
• •The scheme involves multiple planning applications or complex legal issues (s106 agreements; CIL; certificates of lawful use)

• *Planning consultant fees (London 2025)*:
• •£1,500–£5,000 for managing a contentious householder application through to decision (in addition to architect fees)
• •£3,000–£12,000+ for a planning appeal (written representations; hearings; public inquiries)

**Surveys and specialist reports that may be required with a planning application**:

Depending on the property and the nature of the works, a planning application may need to be supported by specialist surveys and reports. These are a significant additional cost that many homeowners overlook:

*1. Arboricultural impact assessment (AIA) — trees on or near the site (BS 5837:2012)*:

• Required where the proposed works may affect trees on or adjacent to the site — either the applicant's own trees or trees on neighbouring land or the highway. The arboricultural survey includes:
• •Root protection area (RPA) calculation for each tree
• •Assessment of whether the works conflict with the RPA
• •Recommendations for tree protection during construction
• •Arboricultural method statement where works are close to trees

*Cost*: £600–£1,800 for a BS 5837 arboricultural survey and AIA report for a typical London residential planning application

*When required*: any planning application where trees are within the site or within influence distance of the works. Many London Boroughs have pro-forma pre-application checklists that require AIA where trees are within 15m of the proposed works

*2. Bat survey — habitats and species regulations*:

• Required where the proposed works could affect bats or their roosts — typically:
• •Loft conversions (loft may contain a bat roost — particularly common in London Victorian terraces in some Boroughs)
• •Chimney breast removals
• •Demolition of outbuildings
• •Works to any building over approximately 50 years old where there is potential bat roost habitat

*Preliminary Roost Assessment (PRA)*: a visual inspection by a licensed ecologist assessing the potential for bats — £350–£700. If the PRA identifies potential, emergence/re-entry surveys are required in the active bat season (May–September):

*Emergence/re-entry survey*: £600–£1,500 per survey occasion (typically 2 survey occasions required for a negative result; 3 for a positive result)

*Mitigation design and bat licence*: if bats are confirmed present, a bat mitigation scheme and a European Protected Species licence from Natural England is required — £1,500–£4,000+ for licence application and mitigation design

*3. Ecology survey / biodiversity net gain assessment*:

From April 2024, Biodiversity Net Gain (BNG) became mandatory for most planning applications in England (Town and Country Planning Act 1990, s.90A, as amended by the Environment Act 2021). For householder applications (extensions; loft conversions), BNG is generally exempt — but LPAs increasingly require a Biodiversity Information Note (BIN) demonstrating the exemption applies or confirming minimal biodiversity impact.

*Cost*: £200–£600 for a BIN or outline ecological appraisal for a standard householder application

*4. Structural engineers' letter at planning stage*:

For some London Boroughs, particularly for extensions that involve significant structural changes visible on the planning drawings (removal of chimney breasts; large structural openings; removal of structural walls), the LPA may request a structural engineer's letter confirming that the works are structurally feasible during the planning stage (not the full structural design — that comes at the technical design / Building Regulations stage).

*Cost*: £300–£800 for a structural engineer's planning-stage feasibility letter

*5. Heritage statement / design and access statement*:

• Required for applications in conservation areas or affecting listed buildings:
• •Heritage statement: explains how the design respects the significance of the heritage asset; prepared by the architect or a heritage consultant: £600–£2,000
• •Design and access statement: required for major applications; increasingly expected for householder applications in sensitive areas; prepared by the architect: typically included in the architect's planning fee or £300–£700 as a separate item

*6. Flood risk assessment (FRA)*:

Required for planning applications in Flood Zones 2 or 3 (which covers significant areas of London near the Thames and its tributaries — see `flood-risk-london-guide` for full London FZ2/FZ3 mapping). A Sequential Test and Exception Test may also be required.

*Cost*: £800–£2,500 for a Level 2 FRA for a London residential planning application

**Total cost of planning permission in London — summary by project type (2025)**:

| Project type | Planning fee | Architect fees | Pre-app advice | Surveys | Total planning cost (typical) | |---|---|---|---|---|---| | Simple rear extension — PD (no planning needed; just LDC) | £129 (LDC) | £800–£1,500 (LDC drawings) | £0 | £0 | **£1,000–£1,800** | | Rear extension — straightforward householder application (non-CA) | £258 | £1,200–£2,500 | £0 | £0 | **£1,500–£2,800** | | Rear extension — conservation area (with pre-app; heritage input) | £258 | £2,000–£4,500 | £200–£500 | £600–£1,800 (trees if applicable) | **£3,000–£7,000** | | Loft conversion — dormer (planning required) | £258 | £1,500–£3,000 | £0–£300 | £350–£1,500 (bats if required) | **£2,000–£5,000** | | Loft conversion — mansard (conservation area) | £258 | £2,500–£5,000 | £200–£600 | £350–£2,000 (bats + heritage) | **£3,500–£8,000** | | Double-storey extension (planning required) | £258 | £2,500–£5,000 | £0–£500 | £0–£2,000 | **£3,000–£7,500** | | House-to-flat conversion (2 flats) | £578 | £3,000–£6,000 | £200–£600 | £200–£800 (BNG/ecology) | **£4,000–£8,000** |

*Notes*: these figures cover the planning stage only — they do not include the Building Regulations application, structural engineering, or construction costs. The planning stage cost is a separate budget line from the construction estimate.

**Planning application timeline in London — what to expect after submission**:

• Standard target determination periods for planning applications in London:
• •Householder application: **8 weeks** from validation (target; may extend to 13 weeks for complex applications or by mutual agreement)
• •Prior Approval (Neighbour Consultation Scheme for large extensions): **42 days** from the date of notification
• •Major application (10+ units; or significant commercial development): **13 weeks**
• •Very large or EIA applications: **16 weeks**

*Validation*: the LPA validates the application only when all required documents and the correct fee are received. An incomplete application (missing site plan; missing drawings; incorrect fee) is returned as invalid and must be resubmitted — this restarts the clock and causes significant delays. Instruct your architect to confirm the Borough's specific validation requirements before submission.