New Build Planning Application: Costs, Fees and Timeline (2026)
Everything you need to budget for when applying for planning permission to build a new house in England. Council fees, professional costs, CIL, surveys and realistic timescales.
TL;DR - The Quick Answer
The planning application fee for a single new dwelling in England is £610 from 1 April 2026, up 3.8% from £588 after annual CPI indexation. But the council fee is only a fraction of the real cost. Factor in architect drawings (£5,000-£15,000), supporting surveys and reports (£2,000-£8,000), the Community Infrastructure Levy (potentially £10,000-£40,000+), and building regulations fees (£500-£1,500), and the total cost of getting from blank site to approved plans is realistically £15,000-£40,000+ for a single self-build house. The statutory determination period is 8 weeks for minor applications (1-9 dwellings) and 13 weeks for major applications (10+ dwellings), but allow 6-12 months from first appointing an architect to receiving your decision notice.
Planning Application Fees for New Builds
Planning application fees in England are set nationally by central government. From 1 April 2026, all fees increased by 3.8% in line with the Consumer Prices Index (CPI) for September 2025. This annual indexation was introduced by the Planning and Infrastructure Act 2025.
For a full planning application to build new dwellings, the fees from April 2026 are:
| Number of dwellings | Fee (from 1 April 2026) | Example |
|---|---|---|
| 1 to 10 dwellings | £610 per dwelling | 1 house = £610 |
| 11 to 50 dwellings | £659 per dwelling | 20 houses = £13,180 |
| 51+ dwellings | £32,578 + £196 per additional dwelling over 50 | 100 houses = £42,378 |
Maximum fee: £427,537. Planning Portal online submission fee of £91.00 (inc. VAT) applies on top. Source: Planning Portal Fee Schedule V2026
Important: These fees apply to valid applications submitted on or after 1 April 2026. Applications submitted before this date are charged at the previous rate (£588 per dwelling for 1-10 units). Fees will continue to be indexed annually by CPI each April, capped at a maximum 10% increase per year.
Other Application Fees You May Need to Pay
A full planning application is not the only fee. Depending on your project, you may also need to submit and pay for several additional applications:
| Application type | Fee (April 2026) | When you need it |
|---|---|---|
| Outline planning permission | £610 per 0.1ha (up to 0.5ha); £659 per 0.1ha (0.5-2.5ha) | Establishing principle of development before detailed design |
| Reserved matters | Full fee or £610 if full fee already paid at outline | Submitting detailed design after outline approval |
| Discharge of conditions | £309 per request (£89 for householder) | Satisfying conditions attached to your approval |
| Removal or variation of condition (Section 73) | £608 (minor); £2,076 (major) | Changing approved plans after permission is granted |
| Lawful Development Certificate (proposed) | Half the full application fee | Confirming development is lawful before starting |
Outline vs full: which route to take?
For a single self-build house, a full planning application is almost always the right choice. You pay £610 once, submit full drawings, and get a definitive answer.
The outline then reserved matters route is better for larger sites or when you want to establish the principle of building before investing in detailed design. Be aware you pay fees twice: once at outline stage and again at reserved matters. For a 0.2ha plot, that could mean £1,220 at outline plus £610 at reserved matters - £1,830 total versus £610 for a single full application.
Pre-Application Advice: Is It Worth the Cost?
Pre-application advice lets you discuss your proposal with a planning officer before you submit a formal application. It is not mandatory, but for new build projects it is almost always worth the money.
Typical pre-application fees by council
Written response only
- Single dwelling: £150-£600
- Minor development (2-9 units): £500-£1,500
- Major development (10+ units): £1,000-£5,000+
With site meeting
- Single dwelling: £300-£1,000
- Minor development: £800-£2,500
- Major development: £2,000-£10,000+
Pre-application fees are set individually by each local planning authority and are not nationally standardised. Some councils offer a free duty planner service for quick questions.
Is it worth it? For new build projects, almost certainly yes. A refused application wastes your £610 fee, months of time, and thousands in professional fees. Pre-application advice gives you an early steer on whether the principle of a new dwelling is acceptable, what density and scale the council expects, and which supporting documents you need to submit. Many planning agents consider it essential for new build applications.
Professional Fees: Architect, Engineer and Surveys
The council's application fee is only a small part of the total cost. Professional fees for design and supporting documents are where the real expense lies. For a full breakdown of what architects charge, see our guide to architectural drawing costs.
Architect / architectural designer
A new build house requires significantly more design work than an extension. Expect to pay between £5,000 and £15,000 for planning-stage drawings for a single dwelling, depending on complexity and location. This typically covers concept design, planning drawings (plans, elevations, sections, site plan), a design and access statement, and liaison with the council.
For full architectural services through to construction (RIBA Stages 0-7), fees typically run at 7-12% of build cost. On a £350,000 build, that is £24,500-£42,000. Most self-builders appoint an architect for planning only (RIBA Stages 0-3) and use a separate technician or the architect for building regulations drawings.
Structural engineer
Not usually required at planning stage, but essential for building regulations. Budget £1,500-£5,000 for structural calculations and foundation design for a new build house. If your site has challenging ground conditions (clay, peat, sloping ground, trees nearby), costs increase.
Surveys and reports
Most new build planning applications require supporting technical documents. The exact requirements depend on your site and local planning authority, but common reports include:
| Survey / report | Typical cost | When required |
|---|---|---|
| Topographical survey | £600-£1,500 | Almost always (needed for accurate site plans) |
| Preliminary ecological appraisal | £400-£1,000 | Most sites (especially greenfield) |
| Bat / protected species survey | £500-£2,000 | If ecological appraisal recommends further survey |
| Biodiversity net gain assessment | £500-£2,000 | Mandatory for most new dwellings (10% BNG required) |
| Tree survey (BS 5837) | £300-£800 | If trees on or adjacent to the site |
| Flood risk assessment | £500-£2,000 | Sites in Flood Zone 2 or 3 (and some Zone 1) |
| Drainage / SuDS strategy | £500-£1,500 | Most new builds (surface water management) |
| Design and access statement | Usually included in architect fees | Required for all new dwelling applications |
| Heritage / archaeology assessment | £500-£3,000 | Conservation areas, near listed buildings, archaeological sites |
| Ground investigation (Phase 1 desk study) | £500-£1,500 | Brownfield sites, former industrial land |
For a typical greenfield self-build plot, expect to spend £2,000-£8,000 on surveys and reports. Brownfield sites or constrained locations (flood zone, conservation area, ecology) push this higher. Some surveys are seasonal - bat surveys, for example, can only be carried out between May and September, which can delay your application by months if you miss the window.
CIL and the Self-Build Exemption
The Community Infrastructure Levy (CIL) is a charge most councils apply to new residential development. It funds infrastructure like schools, roads and healthcare facilities. CIL is charged per square metre of new floorspace and rates vary enormously between local authorities.
CIL rates: how much could you pay?
Low CIL areas
£0-£100/m²
Parts of the North, Midlands
Mid CIL areas
£100-£250/m²
Outer London, commuter belt
High CIL areas
£250-£400+/m²
Inner London, South East hotspots
Example: A 150m² new build house in an area charging £150/m² would face a CIL bill of £22,500. CIL rates are indexed annually. Check your council's CIL charging schedule on GOV.UK for exact figures.
Self-build CIL exemption
If you are building your own home, you can claim a full exemption from CIL. The conditions are:
- You must own the property (freehold or leasehold)
- You must occupy the property as your principal residence for at least 3 years after completion
- You must apply for the exemption before commencing development
- You must submit a commencement notice before starting work
Critical: If you sell or rent out the property within 3 years, the full CIL charge becomes payable immediately plus interest. On a £22,500 exemption, that is a significant financial risk. If there is any chance you might move within 3 years, budget for CIL from the start.
Section 106 Agreements
Section 106 agreements are negotiated obligations between the developer and the council. They typically apply to larger schemes of 10 or more dwellings and cover contributions towards affordable housing, education, highways, open space and healthcare.
For a single self-build house, Section 106 is very unlikely to apply. If you are building a small development of 2-9 houses, some councils may seek contributions through conditions or unilateral undertakings, but this varies. For 10+ dwellings, expect substantial S106 obligations - affordable housing alone can require 20-40% of units to be affordable in many areas.
Legal fees for negotiating and completing a Section 106 agreement typically cost £2,000-£10,000, plus the council's legal fees which are charged to the applicant.
Timeline: How Long Does It Actually Take?
The statutory determination period for a planning application is 8 weeks for minor applications (1-9 dwellings) and 13 weeks for major applications (10+ dwellings). But these clocks only start once your application is validated - and they only cover the council's decision-making time. The full process from start to finish takes considerably longer.
- 1Site surveys and reports: 2-8 weeks. Some ecological surveys are seasonal, which can add months.
- 2Design and drawings: 4-10 weeks. New build design is more complex than extensions - expect several rounds of revision.
- 3Pre-application advice (optional): 4-8 weeks for a written response from the council.
- 4Application preparation and submission: 1-2 weeks to compile forms, plans, reports and submit.
- 5Validation: 1-3 weeks. The council checks your application is complete before the clock starts. Missing documents mean delays.
- 6Determination: 8-13 weeks (statutory). Many councils take longer, particularly if they request amendments or additional information.
- 7Discharge of conditions: 4-8 weeks per batch of conditions after approval.
Realistic total timeline
Simple self-build (no constraints)
6-9 months
Start to decision notice
Complex site (ecology, heritage, flood)
9-18 months
Including seasonal survey delays
Add 6-12 weeks for building regulations approval after planning, before you can start on site.
Planning permission is valid for 3 years from the date of approval. You must make a material start (foundations, for example) within this period or the permission expires and you need to reapply.
| Cost item | Single self-build | Small development (5 houses) |
|---|---|---|
| Planning application fee | £610 | £3,050 |
| Pre-application advice | £150-£600 | £500-£1,500 |
| Architect (planning stage) | £5,000-£15,000 | £15,000-£40,000 |
| Surveys and reports | £2,000-£8,000 | £5,000-£15,000 |
| CIL (if applicable) | £0-£40,000+ | £0-£200,000+ |
| Building regulations fee | £500-£1,500 | £2,000-£5,000 |
| Total (exc. CIL) | £8,260-£25,710 | £25,550-£64,550 |
Source: Mayfair Studio project data and official fee schedules • Data as of April 2026
Total Cost Breakdown: Realistic Example
Here is a realistic cost breakdown for a single new build house on a greenfield plot - a typical self-build scenario. This covers everything from site assessment to building regulations approval, excluding the actual construction cost.
| Item | Low estimate | High estimate |
|---|---|---|
| Pre-application advice | £300 | £600 |
| Topographical survey | £600 | £1,200 |
| Ecological appraisal + BNG | £800 | £2,500 |
| Tree survey | £300 | £800 |
| Drainage / SuDS strategy | £500 | £1,500 |
| Architect (planning drawings) | £5,000 | £12,000 |
| Planning application fee | £610 | £610 |
| Planning Portal fee | £91 | £91 |
| Discharge of conditions (est. 3-5) | £309 | £1,545 |
| Structural engineer | £1,500 | £4,000 |
| Building regulations fee | £500 | £1,500 |
| Subtotal (exc. CIL) | £10,510 | £26,346 |
| CIL (150m² house, varies by area) | £0 (self-build exempt) | £60,000 |
Estimates based on 2026 market rates. Actual costs depend on site location, constraints and complexity. CIL high estimate based on £400/m² in high-charging London boroughs.
For a self-builder claiming the CIL exemption, the realistic total cost of getting from bare site to approved plans with building regulations is £10,000-£26,000. This is before any construction costs.
If you are a small developer who cannot claim the CIL exemption, add the CIL charge on top. In higher-value areas of London and the South East, CIL alone can exceed all other planning costs combined.
Planning permission for a new build house in England costs £610 per dwelling from 1 April 2026 (up 3.8% from £588 after annual CPI indexation). Total planning costs including architect fees, surveys, ecology, drainage and building regulations typically run £10,000-£26,000 for a single self-build house before CIL. The Community Infrastructure Levy ranges from £0 to £400+/m² depending on location - self-builders can claim a full exemption if they occupy the property for 3+ years. Statutory determination takes 8 weeks (minor) or 13 weeks (major), but the realistic timeline from appointing an architect to decision notice is 6-12 months.
Frequently Asked Questions
How much does planning permission cost for a new build house in 2026?
The planning application fee for a single new dwelling in England is £610 from 1 April 2026 (increased from £588 by 3.8% CPI indexation). However, the total cost of getting planning permission is much higher when you include architect fees (£5,000-£15,000), supporting surveys and reports (£2,000-£8,000), pre-application advice (£150-£600) and building regulations (£500-£1,500). A realistic total budget is £10,000-£26,000 excluding CIL. Source: Planning Portal Fee Schedule V2026.
How long does planning permission take for a new build house?
The statutory determination period is 8 weeks for minor applications (1-9 dwellings) and 13 weeks for major applications (10+ dwellings). In practice, the full timeline from appointing an architect to receiving your decision notice is 6-12 months for a straightforward self-build, or 9-18 months for complex sites with ecology, heritage or flood risk constraints. Add 6-12 weeks for building regulations approval after planning permission is granted.
Do I need planning permission to build a new house in the UK?
Yes. Building a new house always requires planning permission in England - there is no permitted development right for new dwellings. You need to submit a full planning application (or outline application followed by reserved matters) to your local planning authority. The exception is 'permission in principle' which is available for minor residential development on certain sites identified by local authorities, but this still requires a subsequent 'technical details consent' application.
What is the CIL self-build exemption and how do I claim it?
The Community Infrastructure Levy (CIL) self-build exemption allows you to build your own home without paying CIL, which can save £10,000-£60,000+ depending on your area. To qualify, you must own the property (freehold or leasehold), occupy it as your principal residence for at least 3 years after completion, and apply for the exemption before commencing development. If you sell or rent within 3 years, the full CIL charge becomes payable with interest. Source: GOV.UK CIL Guidance.
Is outline planning permission cheaper than full planning permission?
No. Outline planning permission costs the same as a full application - £610 per 0.1 hectare (for sites up to 0.5ha) from April 2026. If you go the outline route, you also need to submit and pay for a reserved matters application afterwards (£610 if the full fee was paid at outline stage). For a single self-build house, a full application is almost always the better and cheaper route. Outline permission is mainly useful for larger sites where you want to establish the principle of development before investing in detailed design.
What surveys do I need for a new build planning application?
At a minimum, most new build applications require: a topographical survey (£600-£1,500), a preliminary ecological appraisal (£400-£1,000), a biodiversity net gain assessment (£500-£2,000), and a drainage/SuDS strategy (£500-£1,500). Depending on your site, you may also need a tree survey, flood risk assessment, heritage assessment, transport statement, ground contamination report and noise assessment. Your architect or planning consultant can advise on the exact requirements for your site and local authority.
How much does an architect charge for a new build house?
For planning-stage drawings only (concept design, planning drawings, design and access statement), expect to pay £5,000-£15,000 for a single dwelling. For full architectural services from concept through to construction completion (RIBA Stages 0-7), fees typically run at 7-12% of build cost. On a £350,000 self-build, that equates to £24,500-£42,000. Many self-builders appoint an architect for planning only and use a separate technician for building regulations and construction drawings.
What happens if my planning application is refused?
If your application is refused, you have several options. You can submit a revised application addressing the refusal reasons - you get one free resubmission within 12 months of the refusal (known as a 'free-go'). Alternatively, you can appeal to the Planning Inspectorate within 6 months of the refusal, though appeals for new dwellings can take 6-12 months to determine. Before resubmitting, consider getting pre-application advice to understand exactly what changes the council wants to see. See our guide on what to do if planning permission is refused.
Summary
The £610 planning application fee for a new dwelling is just the starting point. The real cost of getting planning permission for a new build house is the professional fees, surveys and CIL that sit around it. For a straightforward self-build, budget £10,000-£26,000 for the full planning process (excluding CIL). Allow 6-12 months from appointing your architect to receiving your decision notice.
The single best way to reduce cost and risk is to invest in pre-application advice early. A £300-£600 conversation with the planning officer can save you from a refused application that wastes months of time and thousands in professional fees.
If you are a self-builder, do not forget to claim the CIL exemption before you start work - it could save you more than every other planning cost combined.
Related Articles
A new build planning application in England costs £610 per dwelling from 1 April 2026 (3.8% CPI increase from £588). Total costs including architect (£5,000-£15,000), surveys (£2,000-£8,000), pre-application advice (£150-£600) and building regulations (£500-£1,500) are realistically £10,000-£26,000 for a self-build house before CIL. The CIL self-build exemption saves £0-£60,000+ if you occupy the home for 3+ years. Timeline: 8 weeks statutory (minor) / 13 weeks (major), but 6-12 months realistic from start to decision. Mayfair Studio offers free instant site checks and fixed-fee planning packages.
Frequently Asked Questions
How much is the planning application fee for a new build house in England in 2026?
The planning application fee for a new build dwelling in England is £610 per dwelling from 1 April 2026 (for applications of 1-10 dwellings). This increased from £588 after the annual CPI indexation of 3.8%. For developments of 11-50 dwellings, the fee is £659 per dwelling. For 51+ dwellings, the fee is £32,578 plus £196 per additional dwelling over 50, capped at £427,537. These are set nationally by the government and apply uniformly across all councils in England.
What is the total cost of getting planning permission for a self-build house?
The total cost of getting planning permission for a self-build house is typically £10,000-£26,000 excluding CIL. This includes: planning application fee (£610), pre-application advice (£300-£600), architect planning drawings (£5,000-£12,000), topographical survey (£600-£1,200), ecological appraisal and BNG (£800-£2,500), tree survey (£300-£800), drainage strategy (£500-£1,500), structural engineer (£1,500-£4,000), discharge of conditions (£309-£1,545), building regulations fee (£500-£1,500) and Planning Portal fee (£91). Self-builders can claim CIL exemption if they occupy the home for 3+ years.
How long does it take to get planning permission for a new build in the UK?
The statutory determination period is 8 weeks for minor applications (1-9 dwellings) and 13 weeks for major applications (10+ dwellings). However, the realistic total timeline from first appointing an architect to receiving a decision notice is 6-12 months for a straightforward self-build on an unconstrained site. Complex sites with ecology, heritage or flood risk constraints can take 9-18 months. Building regulations approval adds another 6-12 weeks after planning permission is granted.
Do I pay CIL on a new build house and can I get an exemption?
Most new build houses are liable for the Community Infrastructure Levy (CIL), charged per square metre at rates set by individual councils (£0 to £400+/m²). Self-builders can claim a full CIL exemption if they: own the property, occupy it as their principal residence for at least 3 years after completion, apply for the exemption before starting work, and submit a commencement notice. If you sell or rent within 3 years, the full CIL charge becomes payable with interest. This exemption can save £10,000-£60,000+ depending on your area.
What documents do I need for a new build planning application?
A typical new build planning application requires: completed application forms, site location plan (1:1250), site plan (1:500), floor plans, elevations and sections, design and access statement, topographical survey, preliminary ecological appraisal, biodiversity net gain assessment (10% BNG mandatory), drainage/SuDS strategy, and the CIL additional information form. Depending on site constraints, you may also need a flood risk assessment, tree survey, heritage statement, transport statement, noise assessment, contaminated land report, or archaeological assessment. Check your council's local validation checklist for exact requirements.
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