When applying for planning permission in Cheshire West, Flintshire, Wrexham, or Denbighshire, understanding the fee structure is essential for budgeting and project planning. While fees vary depending on the type and scale of the development, some consistent charges apply across councils, particularly in Wales. Below is a breakdown of the key costs associated with planning applications and building control submissions in these areas.
Planning Application Fees
For those seeking planning permission for a new single dwelling, the cost differs slightly between England and Wales. In Cheshire West and Chester, the standard fee for a new single dwelling is £462 per unit. Meanwhile, in Flintshire, Wrexham, and Denbighshire, the charge is £460 per unit. This rate applies to developments containing up to 50 dwellings. If the number of proposed dwellings exceeds 50, an additional charge per dwelling applies—£138 per unit in Cheshire West and £120 per unit in Welsh councils. However, in both regions, there is a maximum fee cap of £300,000.
For those undertaking extensions or alterations to an existing dwelling, the planning application fee is £206 in Cheshire West, whereas Flintshire, Wrexham, and Denbighshire charge £230. This fee covers a wide range of domestic projects, including single-storey and two-storey extensions, loft conversions, and similar home improvements.
For building conversions, such as changing the use of a structure to residential, the fees follow the same structure as new dwellings. In Cheshire West, the cost is £462 per unit for up to 50 dwellings, with an additional £138 per unit thereafter. In Flintshire, Wrexham, and Denbighshire, the base fee is £460 per unit, increasing by £120 per dwelling beyond the initial 50, with a maximum cap of £300,000.
Although these fees are accurate for 2025, additional costs may be incurred depending on the complexity of the project. Factors such as the requirement for specialist reports, additional environmental surveys, or other local requirements can affect the total cost. Applicants are encouraged to check with their local planning authority for the latest updates and any supplementary charges that may apply to their specific project.
Building Control Fees
Building control fees for full plan submissions vary depending on the local authority and the complexity of the project. Generally, UK councils follow a two-stage payment structure—a plan charge, paid upon submission of the application, and an inspection charge, which is due after the first site visit.
For small domestic extensions (such as a single-storey extension up to 10m²), fees typically range between £200 and £400 for the plan charge, with an inspection charge of £300 to £600, leading to a total cost of £500 to £1,000.
For larger domestic extensions (between 10m² and 40m²), the plan charge is usually between £300 and £600, while the inspection charge ranges from £500 to £900, resulting in a total cost of £800 to £1,500.
For new build dwellings, building control fees are often calculated on a per-unit basis. The plan charge for a single new dwelling is typically between £400 and £700, while the inspection charge ranges from £600 to £1,200, bringing the total cost per dwelling to between £1,000 and £2,000. Discounts may be available for developers submitting multiple dwellings under the same application.
For building conversions, such as barn conversions or changing a commercial building into residential use, the fees vary significantly depending on the level of work required. Conversion fees generally range between £700 and £2,000, depending on the size and structural complexity of the project.
Additional charges may apply for specialist services such as structural calculations, fire safety reports, or SAP calculations for energy efficiency compliance. Some councils offer an alternative building notice application, which does not require pre-approved plans but involves higher site inspection fees to ensure compliance during construction.
Since building control fees are set by individual councils, they can vary widely. Most local authorities provide online fee calculators or publish fee schedules on their websites, allowing applicants to determine exact costs. For larger or more complex projects, some councils offer bespoke fee quotations based on project specifics.
Final Considerations
Understanding the costs associated with planning permission and building control is a crucial step for anyone embarking on a construction or renovation project. Whether applying in Cheshire West, Flintshire, Wrexham, or Denbighshire, applicants should always check with their local planning authority for up-to-date fees and requirements. The type and scale of development will directly impact costs, and additional reports or conditions may introduce extra expenses. Ensuring compliance with both planning and building regulations from the outset can help streamline the approval process and prevent unexpected financial surprises.
Jbh Architectural Services 
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