How Much Does Planning Permission Cost?
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We will be looking at how much planning permission costs, including the planning application fee itself as well as other associated costs which are often overlooked.
The planning permission costs are in relation to domestic extensions and alterations to existing properties, rather than new builds or commercial properties.
If you are thinking about a renovation project in the near future and need some help finding an architect or designer, we can match you with the most suitable ones for your project.
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How much does planning permission cost?
Planning application fee
For an extension to a property, the planning application fee is £206 in England, with costs broadly similar across the UK.
Professional fees to support the planning application
The planning application must be accompanied by plans of the proposed development. A small number of renovators will do this themselves, but most renovators will hire a professional to carry out these plans as well as submitting the planning application on their behalf.
The price will vary depending on many factors, including the scale and complexity of your project, where you are based in the country and what type of professional you choose to go with.
A design lead architect will offer a service which will include measured surveys, design ideas, alterations to the designs, plans and planning application submission. You should budget in a range of 10 - 15% for a design lead architects services.
If your project is straightforward then you may want to work with an architectural designer or professional who often offer a planning permission package for a discrete fee.
To understand more about the different types of professional you can use and why the costs vary, read our article What Type Of Architect Do You Need?
Building control application and inspector fees
If you are carrying out any structural work to your home, then you will need to apply for building control approval.
There are three associated costs; the building control application fee, the cost of the building control inspector and the structural engineer and/or architects work preparing the application.
Building control application fees
The building control application fees are different to the the planning permission cost, in the sense that they are not a fixed fee but vary depending on:
- local authority
- type of work you are carrying out
- floor area of your project
-
whether you are making a full plan submission (the most common approach by renovators) or a building notice
For example, expect to pay around £200 - £300 for a standard loft conversion or single storey extension with a full plan submission; a building notice may cost you more than double.
Smaller types of work such as replacing windows or a garage conversion will cost less.
Building control inspector fees
Similar to the building control application fees, these costs will vary depending on the factors mentioned above.
You can choose either to use your local authority building inspector or an independent building control inspector.
Expect to pay in the region of £400 - £500 for the services of the local authority building control inspector for a standard extension or loft conversion. You will pay far more for a building notice application. Similar to the application fees, the cost is less for smaller types of work.
An independent inspector may cost slightly more, however there is sometimes the benefit of being able to choose who you and your builder would like to work with.
Read our article Local Authority vs Independent Building Control Inspector to find out more about the different options available.
Building control application and supporting documents
Calculations for your building control application will be carried out by a structural engineer. A structural engineer will normally work together with the architect, who will carry out the plans.
Expect to pay anything from £500 for a structural engineers work, however the costs will increase for larger and more challenging projects than say a simple lost conversion.
For a simple project, your structural engineer can carry out the application for you. However, architects or architectural designers can carry out the drawings and application on your behalf which is often included in their original quote.
To find out more about the building control process, read Your Guide - Building Regulations.
Other application costs
There are other application costs that are worth considering:
- The Party Wall Act is worth considering in England & Wales, particularly if you live in a semi-detached or terraced property. It's free to serve notice but you should budget from around £800 per neighbour for a surveyor, in the event your neighbour(s) dissent.
- If there is a possibility of bats in your property then you will need to carry out a survey. For an initial survey, expect to pay around £500.
All of the costs mentioned are a rough approximation to ensure you do not miss key costs of your renovation. However, speaking with local professionals will give you an accurate cost based on your project and location.
If you are thinking about a renovation project in the near future and need some help finding an architect or designer, we can match you with the most suitable ones for your project.
Find an architect or designer
Published: February 1, 2021
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