Updated Planning Application Fees for 2025 A Comprehensive Overview

As of April 1, 2025, planning application fees in England have undergone significant changes, impacting homeowners, developers, and businesses seeking planning permission. These updates, introduced through the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) (Amendment and Transitional Provision) Regulations 2025, aim to address the funding shortfall faced by local planning authorities (LPAs) and ensure cost recovery for processing applications. This blog provides a comprehensive overview of the updated planning application fees, including a detailed comparison of fees before and after the changes, insights into administrative fees, and what these updates mean for applicants.

Why Have Planning Application Fees Changed?

Local planning authorities have faced a £262 million funding shortfall for development management services, with householder applications—accounting for 52% of all planning applications—contributing significantly to this deficit. The government’s 2024 National Planning Policy Framework (NPPF) consultation highlighted the need to align fees with the actual costs of processing applications. The 2025 fee adjustments include targeted increases for householder and prior approval applications, a new tiered structure for Section 73 applications, and an annual inflation-linked uplift capped at 10%. For 2025, this uplift is set at 1.7%, based on the Consumer Prices Index (CPI) from September 2024.

These changes aim to:

• Enable LPAs to recover costs and improve service efficiency.

• Fund better staffing and resources for faster decision-making.

• Support the government’s ambition to boost housebuilding while maintaining a sustainable planning system.

  
  

However, critics argue that the steep increases, particularly for householder applications, may deter homeowners from pursuing necessary improvements, potentially leading to more unauthorised developments.

Key Changes to Planning Application Fees in 2025

The 2025 regulations introduce several significant updates to planning application fees, effective from 1st April 2025. Below are the key changes:

1. Householder Application Fees

Householder applications, which cover alterations or extensions to a single dwelling or within its curtilage, have seen the most substantial increases:

• Single dwellinghouse (e.g., extensions, loft conversions): The fee has risen from £258 to £528, a 104% increase.

• Two or more dwellinghouses (e.g., alterations to multiple properties): The fee has increased from £509 to £1,043.

• Small-scale operations within a dwelling’s curtilage (e.g., gates, fences, or outbuildings): The fee remains at £258 but will increase to £262 due to the 1.7% inflation adjustment.

These increases aim to achieve full cost recovery for LPAs, as householder applications are resource-intensive despite their high volume.

2. Section 73 Applications

Section 73 applications, used to vary or remove conditions on existing planning permissions, now follow a new three-tier fee structure based on the development type:

• Householder: £86

• Non-major development (excluding householders): £586

• Major development: £2,000

Previously, a flat fee of £292 applied to all Section 73 applications, regardless of scale. This tiered structure better reflects the complexity and resources required for processing these applications.

3. Prior Approval Applications

Prior approval applications, often used for permitted development rights, have doubled in cost in most cases:

• Standard prior approvals: From £120 to £240

• Building operations (e.g., larger home extensions): From £258 to £516

• Change of use to residential: From £125 to £250 per dwelling

These increases address the administrative burden of processing prior approvals, which have become more common with expanded permitted development rights.

4. Discharge of Conditions

Fees for discharging planning conditions have also risen:

• Householder: From £43 to £86 per request

• Other developments: From £145 to £298 per request

This change reflects the time and expertise required to verify compliance with planning conditions.

5. Full Planning Applications

Full planning application fees for new developments have seen modest increases due to the 1.7% inflation adjustment:

• Erection of dwellinghouses (up to 0.5 hectares): From £578 to £588 per 0.1 hectare

• Erection of dwellinghouses (0.5–2.5 hectares): From £624 to £635 per 0.1 hectare

• Erection of dwellinghouses (over 2.5 hectares): From £15,433 to £15,695, plus £189 per additional 0.1 hectare, up to a maximum of £205,943

• Erection of buildings (same scale as dwellinghouses): Same fees as above

  
  

6. Outline Planning Applications

Outline applications, used to establish the principle of development, follow a similar fee structure to full applications:

• Up to 0.5 hectares: £588 per 0.1 hectare

• 0.5–2.5 hectares: £635 per 0.1 hectare

• Over 2.5 hectares: £15,695 + £189 per additional 0.1 hectare, up to £205,943

7. Agricultural Buildings

For agricultural buildings between 1,000 and 4,215 square meters, the fee has increased dramatically from £624 to £5,077, a 713% rise, reflecting the complexity of such applications.

8. Annual Inflation Adjustment

Starting April 1, 2025, all planning application fees will increase annually by the CPI from the previous September, capped at 10%. For 2025, this results in a 1.7% uplift for fees not otherwise amended. This mechanism ensures fees keep pace with inflation without requiring frequent legislative changes.

Administrative Fees: The Planning Portal Service Charge

In addition to statutory planning application fees, applicants submitting through the Planning Portal incur a service charge to cover processing, payment handling, and platform maintenance. As of 31st March 2025, this charge has increased:

• Previous fee: £58.33 + VAT (£70 total)

• New fee: £70.83 + VAT (£85 total)

For applications with fees under £100, the service charge does not apply, but a minimum fee threshold of £100 has been introduced. For example, a householder application costing £528 now incurs a total cost of £528 + £85 = £613 when submitted via the Planning Portal. Applicants can avoid this charge by submitting directly to their LPA, though not all authorities accept direct payments.

Comparison Table: Planning Application Fees Before and After 1st April 2025

The following table compares key planning application fees before and after the 2025 updates, including the Planning Portal service charge where applicable.

Application Type	Fee Before 1st April 2025	Fee After 1st April 2025	Planning Portal Service Charge	Total Cost (After 1st April 2025)
Householder (Single Dwelling)	£258	£528	£85	£613
Householder (Two or More Dwellings)	£509	£1,043	£85	£1,128
Householder (Small-Scale Operations)	£258	£262	£85	£347
Section 73 (Householder)	£292	£86	£85	£171
Section 73 (Non-Major)	£292	£586	£85	£671
Section 73 (Major)	£292	£2,000	£85	£2,085
Prior Approval (Standard)	£120	£240	£85	£325
Prior Approval (Building Operations)	£258	£516	£85	£601
Prior Approval (Change of Use to Residential)	£125 per dwelling	£250 per dwelling	£85	£335 per dwelling
Discharge of Conditions (Householder)	£43	£86	£85	£171
Discharge of Conditions (Other)	£145	£298	£85	£383
Full Application (Dwellinghouses, ≤0.5 ha)	£578 per 0.1 ha	£588 per 0.1 ha	£85	Varies
Full Application: Full Application (Dwellinghouses, 0.5–2.5 ha)	£624 per 0.1 ha	£635 per 0.1 ha	£85	Varies
Full Application (Dwellinghouses, >2.5 ha)	£15,433 + £186 per 0.1 ha (max £202,500)	£15,695 + £189 per 0.1 ha (max £205,943)	£85	Varies
Agricultural Buildings (1,000–4,215 sqm)	£624	£5,077	£85	£5,162

Note: Fees for applications exempt from the service charge (e.g., those under £100) are not subject to the £85 Planning Portal fee. Always use the Planning Portal Fee Calculator for precise calculations.

Exemptions and Concessions

Some applications remain exempt from planning application fees or qualify for reduced fees:

• Disabled access adaptations: No fee for applications to improve access for disabled persons.

• Listed building consent: No fee for works to listed buildings.

• Resubmitted applications: If resubmitted within 12 months of refusal or withdrawal, under identical conditions, no additional fee applies (subject to conditions).

• Parish councils: Pay half the normal fee.

• Lawful development certificates: Exempt if the use would not require a fee for planning permission.

Always check with your LPA or the Planning Portal for eligibility.

Implications for Applicants

The 2025 fee increases have sparked debate. For homeowners, the doubled householder fees may discourage applications for small-scale improvements, potentially increasing unauthorised developments. Small developers face higher costs for prior approvals and condition discharges, which could impact project viability. Conversely, major developers benefit from relatively modest fee increases, aligning with the government’s housebuilding goals.

For LPAs, the increased revenue should improve service quality, reduce delays (currently, minor applications often exceed the 8-week target), and fund specialist input at the pre-application stage. However, the burden on homeowners has raised concerns about fairness, as householder applications now bear a disproportionate share of the funding shortfall.

Tips for Navigating the New Fees

1. Use the Fee Calculator: The Planning Portal’s online fee calculator ensures accurate fee calculations, reducing validation delays.

2. Seek Pre-Application Advice: Though not legally binding, pre-application advice (costing £50–£400 depending on the council) can clarify requirements and improve approval chances.

3. Check Exemptions: Verify if your project qualifies for fee exemptions, such as disabled adaptations or listed building works.

4. Consult a Professional: An architect can assess project feasibility, advise on permissions, and streamline the application process, potentially saving time and costs.

   
   

Looking Ahead: Future Fee Reviews

The government has committed to a comprehensive review of national planning application fees to establish a baseline for full cost recovery. This review will explore fees for applications currently set at zero or low rates, such as listed building consents or tree preservation orders. The Planning and Infrastructure Bill may also grant LPAs powers to set their own fees, potentially leading to regional variations. Annual CPI-linked increases will continue, with the next adjustment due on 1st April 2026.

Conclusion

The updated planning application fees for 2025 mark a significant shift in England’s planning system, aiming to address funding shortfalls and enhance LPA efficiency. While the increases support cost recovery and service improvements, they place a heavier burden on homeowners and small developers. By understanding the new fee structure, leveraging exemptions, and planning submissions strategically, applicants can navigate these changes effectively. For the latest guidance get in contact with Jeffrey Jordan Architects.