Planning application architects

Planning permission is the council's consent, under the Town and Country Planning system, for development that is not already allowed by national rules. In England the decision is made by the local planning authority, which is usually the district, borough or unitary council. Planning applications are only one part of a project: building control and party wall matters run on their own tracks. This page covers England; Wales, Scotland and Northern Ireland have separate systems and fees.

What types of planning application are there?

Choosing the correct route comes first, because it sets the fee, the paperwork and the decision period. An architect or planning consultant will usually confirm the route before drawing anything for submission.

Prior approval and listed building consent sit alongside these. Prior approval is a shorter check for certain permitted development rights, and listed building consent is a separate application for work to a listed property, covered on our listed buildings page. A lawful development certificate is worth considering when you believe the work needs no permission and want proof to hand to a buyer or solicitor (Planning Portal, lawful development certificate).

How much does a planning application cost?

The council's fee is fixed in regulations and is the same whoever submits the application. The fees in the table come from the Planning Portal guide that applies from 1 April 2026, which is based on the 2012 fees regulations as amended (Planning Portal fee guide). Where an application covers more than one category of development, the total may not simply be the sum of the category fees, so ask your council to confirm. Online submissions through the Planning Portal also carry a separate service charge for fees over £100 (Planning Portal, what it costs).

The architect's fee, surveys and specialist reports are on top. Those depend on the site and the council's requirements, so get written quotes for the same scope. Our guide to how architect fees are calculated sets out the methods and what sits outside them.

How long does the council have to decide a planning application?

The clock starts when the council has a valid application. GOV.UK sets the statutory periods at 8 weeks for most applications, 13 weeks for major development and 16 weeks where an Environmental Impact Assessment applies. A longer period is possible only by agreement in writing with the timescale set out (GOV.UK, determining a planning application). For a large or complex scheme, the guidance suggests considering a planning performance agreement before submission.

If a valid application is not decided within the period, you have a right to appeal against non-determination to the Secretary of State. Many applicants agree an extension and keep talking to the case officer instead, because an appeal moves the decision to the Planning Inspectorate. Your architect should tell you which choice suits your timetable.

Is pre-application advice worth paying for?

Often it is, especially for a new house, a site in a conservation area or anything the council could see as a departure from policy. GOV.UK says pre-application engagement has significant potential to improve both the efficiency and effectiveness of the planning system and can reduce delay at the validation stage (GOV.UK, before submitting an application). Councils can charge for discretionary pre-application services, but the charge must not exceed the cost of providing the service, and they are strongly encouraged to offer a basic service for free.

Pre-application feedback is an officer's view at that moment, not a decision. It does not bind the council, and a committee or a later case officer can reach a different conclusion. Use the written response to shape your drawings and to explain, in the application, how you have dealt with each point.

What must a valid planning application include?

An application is valid only when it has a completed form, meets the national information requirements, includes the correct fee and any local requirements on the council's published list (GOV.UK, making an application). The national requirements include a location plan and other plans drawn to an identified scale, an ownership certificate with an agricultural land declaration, and a design and access statement for some applications. A fire statement is required for some applications made on or after 1 August 2021.

• Application form completed for the right application type, signed and dated.
• Location plan drawn to an identified scale, with the site clearly marked.
• Existing and proposed plans, elevations and sections, plus a block or site plan where the council asks for one.
• Ownership certificate, and notice to other owners or agricultural tenants where this applies.
• Correct fee, paid with the submission.
• Any local list items, such as ecology, flood risk, heritage or transport statements.

What can I do if my application is refused?

A refusal is not always the end. Read the officer's report and decision notice, then choose between amending the scheme and resubmitting, or appealing. The Planning Inspectorate handles planning appeals in England (GOV.UK, Planning Inspectorate). GOV.UK says you can appeal if you were refused or granted with conditions you object to, or if the council has not decided within the relevant period, and that you can apply for costs if the council behaved unreasonably (GOV.UK, appeal a planning decision).

The Planning Inspectorate's procedural guide gives 12 weeks from the decision notice to appeal a householder refusal, such as an extension or loft, and 6 months for most other refusals or for conditions you object to. The limit drops to 28 days where an enforcement notice has been served (GOV.UK, planning appeals procedural guide; GOV.UK, how long you have to appeal). Deadlines depend on the case type and the date of the application, so read your decision letter and check the current guidance before the date passes. An architect can tell you whether the reasons for refusal can be met with a revised scheme, which is often faster than an appeal.

What does an architect submit and do on your behalf?

1. Check the site: planning history, constraints such as conservation areas, flood zones and trees, and any permitted development rights.
2. Advise on the route: householder, full, outline, prior approval or a lawful development certificate.
3. Request pre-application advice where it is worth the fee, and respond to what officers say.
4. Prepare the drawings, design and access statement and any other documents the council lists as required.
5. Submit the application, usually through the Planning Portal, and pay the fee on your behalf if you ask.
6. Deal with the case officer during the decision period, answering consultee comments and amending where it helps.
7. Discharge conditions after approval, and advise on a refusal or appeal.

You can be named as the applicant, with the architect as agent. The council will then write to the agent, so make sure the architect keeps you copied in. For help on a particular project type, read our pages on extensions and loft conversions.

What should I ask an architect before they submit an application?

• Which application type do you recommend and why?
• What is included in your fee: drawings, statements, submission, negotiation and conditions?
• Who pays for surveys and specialist reports if the council asks for them?
• How many revisions are included if the officer asks for changes?
• Will you recommend pre-application advice, and what will it cost?
• What will you do if the application is refused?

How do I check the architect submitting my application is registered?

1. Open the Architects Register run by the Architects Registration Board.
2. Search the person's name and confirm the registration number and that they are listed.
3. See the ARB public information page, which says using the title architect in business without registration is a criminal offence.
4. Find practices through our city pages and send an enquiry to the one you choose.