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Wrong application type
Lawful Development Certificate vs full planning permission. Get advice.
Council bias
Local plan affects outcomes. Pre-application advice valuable.
Neighbour objections
Council considers but not bound. Quality design addresses concerns.
Appeal process expensive
Refusal can be appealed. £400+ fee plus consultant.
Costs & timeline
Know what it costs. Know when it ends.
Indicative UK ranges and what affects price.
Cost range
By job type
Inc. VAT · 2026
Source: NMT quotes
Source: NMT quotes
Council application fee (householder)Fixed national
£206–£206
Lawful Development CertificatePermitted development confirm
£103–£103
Larger development applicationMajor
£206–£1k
Listed building consent (free)Mandatory
£1–£1
Architect/consultant submissionPlus statutory fee
£800–£3.5k
Specialist planning consultantComplex cases
£2.5k–£15k
!
Quote spread is typically ± 18% — always get 3 quotes.
At a glance
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Architectural Services explained
Planning permission applications regulated by local councils. £206 standard fee plus design/consultancy. Expect to pay £206–£2,000+ for UK planning permission application.
What Does the Work Involve?
Architect/planning consultant designs scheme. Drawings prepared. Site plan, location plan, existing/proposed elevations. Design statement. Submitted to local council via online portal. £206 statutory fee. Council assesses, consults neighbours. Decision within 8 weeks (extended for major).
Typical Costs
| Item | Low (£) | High (£) | Notes |
|---|---|---|---|
| Council application fee (householder) | 206 | 206 | Fixed national |
| Lawful Development Certificate | 103 | 103 | Permitted development confirm |
| Larger development application | 206 | 1,000+ | Major |
| Listed building consent (free) | 0 | 0 | Mandatory |
| Architect/consultant submission | 800 | 3,500 | Plus statutory fee |
| Specialist planning consultant | 2,500 | 15,000 | Complex cases |
| Heritage consultant | 1,500 | 5,000 | Listed buildings |
| Standard householder total | 800 | 3,000 | Architect + fees |
How Long Does It Take?
Application preparation: 2-4 weeks. Council decision: 8 weeks. Extended for major projects: 16+ weeks. Total: 10-20 weeks.
DIY or Professional?
Architect or planning consultant for most projects. DIY possible for simple cases.
Choosing the Right Tradesperson
RIBA-qualified architect with planning expertise. Specialist planning consultant for complex cases. RTPI-qualified planner.
UK Regulations
Town and Country Planning Act 1990. Local Plan policies. Building Regs separate. Listed Building Act for protected properties.
Common Problems
- Wrong application type: Lawful Development Certificate vs full planning permission. Get advice.
- Council bias: Local plan affects outcomes. Pre-application advice valuable.
- Neighbour objections: Council considers but not bound. Quality design addresses concerns.
- Appeal process expensive: Refusal can be appealed. £400+ fee plus consultant.
Frequently Asked Questions
What is Lawful Development Certificate?
£103 council certificate confirming permitted development. Cheaper than full planning. Confirms no consent needed.
How long does decision take?
8 weeks standard household. Major developments: 13 weeks. Some councils slower than 8 weeks.
Permitted development limits?
Rear extension 3m (terraced/semi) or 4m (detached) depth. 4m height. Many limits. Specialist confirms.
Conservation area different?
Yes — stricter limits. Article 4 directions remove permitted development rights. Most changes need consent.
Will neighbour objections stop it?
Council considers but not bound. Planning policy matters most. Quality design addresses concerns.
Refused — appeal?
Yes — to Planning Inspectorate. 6 months from refusal. Specialist consultant £1,500-£15,000.
This guide was written with AI assistance and is intended for general information only. Prices are estimates based on UK averages and may vary by region. Always get at least three quotes and consult a qualified professional before starting any work.
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