From 1st April 2025, planning application fees across England will increase, in some cases by more than 100%. This change is part of the government’s effort to ensure planning departments recover more of their operational costs.
If you’re preparing a planning application, it’s crucial to act quickly to avoid paying higher fees. Below, we break down the key changes, the deadlines to be aware of, and how you can best prepare.
Key Payment Deadlines – Avoid Paying the Higher Fees
The Planning Portal has set strict deadlines for applications that are already in progress. To ensure your application is processed under the current fee structure:
- If your application is ready for submission, payment must be received and cleared by 17:00 on 31st March 2025.
- If you are paying by bank transfer, payment must be initiated by 26th March 2025.
- If you are paying by cheque, ensure it arrives at the Planning Portal by 19th March 2025.
Miss these deadlines, and your application fee will be recalculated under the new, higher rates.
Why Are Planning Fees Increasing?
The reasons for this is two-fold:
- Inflationary Uplift – A 1.7% increase across all planning application fees.
- Cost Recovery Changes – Higher fees for certain applications to better reflect the cost of processing them. These changes will significantly impact householder applications, prior approvals, and Section 73 applications.
Key Changes to Planning Application Fees
1. Section 73 Applications (Minor Material Amendments)
Previously, all Section 73 applications were subject to a flat fee, regardless of the size or complexity of the development. From April 2025, a three-tier fee system will apply:
- Householder applications – £86
- Non-major development – £586
- Major development – £2,000
This is a major shift, particularly for large-scale developments, where the new fees could significantly increase project costs.
2. Major Development Applications
- Applications for developments over 50 dwellings – Fee rises from £30,860 to £31,385.
- Agricultural development over 1,000 sqm (but below 4,215 sqm) – Fee rises from £624 to £5,077.
3. Householder Applications
- Alterations/extensions to a single dwelling – Increasing from £258 to £528.
- Alterations/extensions to two or more dwellings – Increasing from £509 to £1,043.
- Small-scale householder developments within existing boundaries – No change (remains at £258).
4. Prior Approval Applications
Prior approvals will also see a substantial fee increase:
- Prior approval without building operations – Increasing from £120 to £240.
- Prior approval with building operations – Increasing from £258 to £516.
- Change of use from Class E (commercial) to Class C3 (residential) – Fee doubles from £125 per dwelling to £250 per dwelling.
- Prior approvals for new dwelling
- houses – No change (remains at £418 per dwelling).
5. Discharge of Conditions & Biodiversity Gain Plans
- Discharge of conditions for householder applications – Fee rises from £43 to £86.
- Discharge of conditions for other development – Fee rises from £145 to £298.
- Biodiversity Gain Plan submission fee – Rises from £145 to £298.
What’s Next? Potential for Local Planning Authorities (LPAs) to Set Their Own Fees
The Planning and Infrastructure Bill currently under discussion includes proposals to allow LPAs to set their own planning fees.
This could mean:
✔ Different fees in different council areas
✔ Potentially higher charges in areas with high development demand
✔ Uncertainty around whether fee caps will be introduced
While this is not yet confirmed, it is something that developers and homeowners should monitor closely.
FAQs
1. Will all planning application fees increase?
Yes, most application fees will increase, but some (like small-scale householder developments and new dwelling prior approvals) will remain unchanged.
2. If I submit my application before April 2025, will I still be affected?
No, as long as your payment is cleared before 17:00 on 31st March 2025, you will be charged at the current rate.
3. How much will major development applications increase by?
For large residential schemes (50+ dwellings), the base fee will rise from £30,860 to £31,385. For agricultural developments over 1,000 sqm, the fee jumps from £624 to £5,077.
4. How do I ensure my planning application is processed under the current fee system?
Submit your application well before the deadline and ensure your payment is received by 17:00 on 31st March 2025.
5. What happens if planning fees are devolved to local councils?
If LPAs are given control over fees, the cost of applications may vary between local authorities. There is currently no confirmation on fee limits or how this would be implemented.
Our team of planning consultants can guide you through the changes, ensuring your project has the best chance of success. Get in touch with ET Planning today on 01344 508048 or office@etplanning.co.uk to discuss your planning strategy.