Extension Planning Fees in England (2026): Every Cost, Verified
Last updated: June 2026 · Verified against the government fee schedule effective 1 April 2026. Most websites still quote the old £206 or £258 fee — those rates are years out of date.
Quick answer: A householder planning application for an extension costs £548 in England from 1 April 2026, plus a £91.02 Planning Portal processing charge unless you pay your council directly. The prior-approval route for larger rear extensions costs £249, and a lawful development certificate for proposed works costs £274.
Planning fees have risen sharply and most of the internet hasn't caught up: the householder fee was £206 until late 2023, £258 until March 2025, jumped to £528 in April 2025, and now sits at £548 after the April 2026 indexation. Fees rise with inflation (capped at 10%) every April, so always check the date on any figure you read.
What does each planning route cost in 2026?
| Application type | Fee (from 1 April 2026) | When you need it |
|---|---|---|
| Householder application (extensions/alterations to a single house) | £548 | Two-storey rears, wrap-arounds, schemes beyond permitted development, conservation areas |
| Prior approval — larger home extension (3–6m terraced/semi, 4–8m detached) | £249 | Deeper single-storey rears under the larger home scheme |
| Prior approval — additional storeys | £249 | Adding storeys under Class AA |
| Lawful development certificate (proposed) | £274 | Proving a permitted-development extension or loft is lawful — strongly recommended before you build |
| Lawful development certificate (existing) | £548 | Regularising work already done |
| Removal/variation of a condition (householder) | £89 | Changing an approved scheme's conditions |
| Non-material amendment | £46 | Small tweaks to an approved scheme |
| Discharge of conditions (householder) | £89 per request | Clearing pre-commencement conditions |
| Listed building consent | No fee | Works to a listed home (consent still required) |
| Alterations for a registered disabled person | No fee | Access and adaptation works |
The portal charge: the Planning Portal — a private company, not the government — adds £91.02 including VAT to process your payment online. Many councils, including Enfield and Barnet, accept direct payment that avoids it. We submit applications paying the council directly wherever possible.
What other approval costs sit alongside the planning fee?
The application fee is the smallest line in the planning budget. Realistic 2026 figures for a North London extension:
| Item | Typical cost | Notes |
|---|---|---|
| Design and planning drawings | £1,200 – £2,500 | Included in our design-and-build fee |
| Structural engineer's calculations | £500 – £1,500 | Needed for steels on almost every open-plan scheme |
| Building control (application + inspections) | £500 – £1,500 | Local authority or approved inspector |
| Party wall surveyor | £700 – £2,500 per affected neighbour | £0 if neighbours consent to your notice in writing |
| Thames Water build-over agreement | £400 – £1,500 | Only if building within 3m of a public sewer |
| CIL (Community Infrastructure Levy) | Usually £0 | Householder extensions are generally exempt — but the exemption must be claimed before starting |
A realistic all-in "permissions and professionals" budget for a typical North London rear extension runs £3,000–£7,000 on top of the build cost — more where party wall surveyors are appointed on both sides of a terrace or semi.
Do I even need to pay a planning fee?
Often not. Around three-quarters of single-storey rear extensions and most loft conversions proceed under permitted development — no planning application, no £548 fee. You'll still want the £274 lawful development certificate (it's the document your buyer's solicitor asks for), and building control approval is required regardless of the planning route. Our area guides show what each council is approving right now, and the Extension Builder gives you the likely route for your project in 60 seconds.
How do North London councils compare on speed?
The fee is identical everywhere in England — set nationally — but decision speed varies. Standard householder applications target 8 weeks from validation; prior approvals 6 weeks (42 days, deemed consent if the council misses it); lawful development certificates typically 4–6 weeks. Enfield and Barnet, the two councils covering most of our patch, both decide the majority of householder applications within target.
Extension planning fee FAQs
How much is a planning application for an extension in 2026? £548 for a householder application in England from 1 April 2026, plus the £91.02 Planning Portal charge unless you pay the council directly. Larger-home-extension prior approval is £249.
Why do some websites say the planning fee is £206 or £258? They're out of date. The householder fee was £206 until December 2023, £258 until 31 March 2025, £528 from April 2025, and £548 from April 2026 after CPI indexation.
Is the planning fee refundable if I'm refused? No — the fee pays for the assessment, not the outcome. But a free resubmission within 12 months used to apply; that concession was abolished, so a fresh application means a fresh £548. Designing to what your council demonstrably approves matters more than ever.
Do I pay a planning fee for a loft conversion? Usually not — most lofts proceed under permitted development. You'd pay £274 for a lawful development certificate (recommended) or £548 only if a full application is genuinely needed (flats, conservation areas, schemes beyond PD limits).
Who pays the party wall surveyor — me or my neighbour? You do, as the building owner — for your surveyor and usually your neighbour's too if they appoint one. Written consent from your neighbour within 14 days of the notice means no surveyors at all, which is why we serve friendly, well-explained notices early.
Does the £548 fee include the drawings? No. The fee is purely the council's assessment charge. Drawings, structural calculations and the application handling are separate — at The Extension Company they're wrapped into the fixed design-and-build price, so the planning line on your quote is the council fee at cost.
Want the planning route and full cost for your extension? Design it in the Extension Builder or book a free site visit — we handle the whole planning process, paying councils directly and chasing validation, as part of the fixed price. 020 3051 9430