Planning Applications: Navigating Local Authority Fees
A consistent and entirely understandable query we come across with clients revolves around the minefield of local authority planning fees. There is a lot to grapple with for those not used to the system.
How Fees Are Calculated
Two factors determine the fee: the gross external floor area of your property, and whether the application is retrospective or proposed.
Fee Scale (as of December 2024)
| Gross External Area | Standard Fee | With 25% Retrospective Surcharge |
|---|---|---|
| Under 100 sqm | £691 | £863.75 |
| 100–200 sqm | £1,382 | £1,727.50 |
| 200+ sqm | £2,073+ | £2,591.25+ |
Fees increase per 100 sqm increments above 200 sqm. Most STL applications fall into the first two brackets.
Important: Gross External Measurements
This is a common trap. Fees are calculated on gross external floor area — measured from the outside of one external wall to the other. This is not your standard "skirting to skirting" internal measurement.
This often pushes the overall square meterage up by 10 or more square metres, and sometimes into a higher fee grade. Those with an internal gross floor size of 90 sqm or more will likely find themselves in the higher scale.
The Retrospective Surcharge
For Planning Permission applications where the use has already been instigated, an additional 25% surcharge applies. This does not apply to Certificate of Lawfulness applications, regardless of whether they are retrospective.
The "Free Go" Rule
Fee exemptions apply where an applicant has already made a Planning Permission or Certificate of Lawfulness application that was determined within 12 months of the new application.
The "free go" only applies for the same type of application dealing with substantively the same matter at the same site. A previous Certificate of Lawfulness does not exempt you from Planning Permission fees.
Recent Fee Increases
There was a general 15% increase in fees as of 12 December 2024, meaning those who applied previously have noticed a considerable increase for any subsequent applications in 2025.
A further new fee scale was introduced on 09.06.25, resulting in additional increases. STL Solutions can provide further information on the latest fee schedules.
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