Two Victorian terraced houses on a London street, one painted white and one in yellow stock brick, with bay windows
Floor plan drawings, pencil sketches of a house, a scale rule and a protractor spread across a desk
Photo: Tima Miroshnichenko / Pexels

Planning reports · London & home counties

Planning reports in London, from £19

The written documents a planning application, a purchase or a pre-application meeting needs, each at a published fee.

Get your fixed feeFFP-01 · Rev A
Our fixed fee£795
Council fee, paid to your council£548
Our fee + council fee£1,343
CoverageAll 33 boroughs

Householder application fee, paid to your council at submission.

Plus the Planning Portal's own charge if the application goes through the Portal: up to £149 including VAT, depending on the application type, and some types have none (source).

Get this fee in writing

or email hello@fixedfeeplans.co.uk

No obligation. Nothing is sent until you ask; your enquiry comes to us and nowhere else.

Starts at£150
Boroughs33/33
Stages5

Photo: Huy Phan / Pexels

Fixed fee, in writing

Tell us about your project

Send the postcode and what you want to build, and add photos or old plans if you have them. We reply with the fee in writing and the payment stages set out in full.

Ask for your fixed fee in writing

Name and email are required. Everything else helps us price it, but is optional.

Your enquiry goes to us and nowhere else. It is never syndicated or sold. See our privacy notice.

A planning report is a written document that goes with an application, or helps you decide before one. Ours run from a planning appraisal before you buy (£185 upwards) to a full planning statement (£295 upwards) and the documents that follow a decision: conditions, amendments and certificates.

No.ReportCouncil feeOur fee
01
Planning appraisal reportPlanning appraisal of a property before you buy: history, designations and what you could add.
Nonefrom £185
02
Planning statementThe policy case for flats, HMOs, new homes and changes of use, set against the local plan.
Nonefrom £295
03
Heritage statementSignificance of the listed building or conservation area, and the effect of your works on it.
Nonefrom £565
04
Design and access statementDesign rationale and access, for clients who already have their drawings.
Nonefrom £235
05
Planning constraints reportConservation area, listed status, Article 4, flood zone and trees for one address.
Nonefrom £19
06
Pre-application advice requestA pre-application pack and request to your council, and the meeting if there is one.
None£245
07
London Plan fire statementThe London Plan D12 fire safety statement for a minor or householder application.
Nonefrom £125
08
Community Infrastructure Levy formsCommunity Infrastructure Levy forms, free with every planning service.
Nonefrom £49
09
Retrospective planning applicationAn application for work already built, from the as-built survey to submission.
£548 to the councilfrom £475 drawings + £150 survey (£625 total)
10
Discharge of planning conditionsDetails and drawings to discharge conditions on an approval, up to three per pack.
Nonefrom £325
11
Planning amendmentA non-material or minor material amendment to an approved scheme.
Nonefrom £285
12
Certificate of lawfulnessA lawful development certificate proving a proposed extension or loft is permitted development.
£274 to the councilfrom £545 drawings + £150 survey (£695 total)

“From” marks a floor: each report's page says what moves the fee. Every fee is also on the price list.

A woman writing in an open notebook with a pencil on a wooden desk beside a laptop, a coffee mug and a pair of glasses
A design and access statement is a short written explanation that sits beside the drawings.. Photo: Ahmed / Pexels.

Which report comes before the application, and which comes after?

Before: the planning appraisal and the constraints report, and a pre-application request if the scheme is one the council should see early. With the application: the planning, heritage, design and access and fire statements, and the CIL forms. After a decision: conditions to discharge, an amendment if the design changes, or a certificate of lawfulness for work that needs no permission at all.

A red-brick clock tower with terracotta decoration and a white clock face with black Roman numerals, against a pale sky
The clock tower of a town hall: the council sets conditions and signs them off.. Photo: Ethan Doyle White / Pexels.

Written to your council's validation list

We read the local list for your application type before we write, so the report is the one the council asks for and the application is not held at validation.

Photo: RDNE Stock project / Pexels

Answers

Planning reports: questions

What is the difference between a planning statement and a design and access statement?
A planning statement makes the policy case: it sets the scheme against the local plan and the London Plan and explains why it should be approved. A design and access statement explains the design and how people get into and around the building. Councils ask for the second in set cases, such as listed building consent or new homes in a conservation area.
Do I need a planning report before I buy a house?
You do not have to have one, but a planning appraisal tells you whether the extension already built was approved, whether the house is in a conservation area or under an Article 4 direction, and what you could realistically add. It reads the council's register, not the title, so your solicitor's searches are still needed.

Start with £150

Your fixed fee is already on this page.

Tell us the postcode and what you want to build. We confirm the fee in writing and book the survey.

Get my fixed fee020 7131 9703
01
Measured surveyWithin five working days
£150
02
Existing drawingsThe building as it stands
£175
03
Proposed drawingsYour scheme, revised until right
£225
04
Planning application packForms, statements, OS plans
£125
05
Submission and agent servicePortal submission, queries handled
£120
Total, planning application£795
Get my fixed fee