How much does planning permission cost in NI?

So you're thinking about building something in Northern Ireland, eh? Maybe a new extension, or even a whole new house. First thing you gotta wrap your head around is the cost of planning permission. These fees are set by the Department for Infrastructure (DfI) and, fair warning, they don't give refunds. What you pay depends entirely on what you're trying to build. This guide breaks down the numbers, answers the awkward questions, and gives you some real-world advice so you're not caught off guard.

What is the standard fee for a house extension in Northern Ireland?

Most people just want a simple extension, maybe a garage conversion or a new porch. For a standard house, that'll set you back £464. That's the flat rate for most domestic stuff, assuming you actually need full planning permission (and it's not something you can sneak through as permitted development). But if you're building a brand new house? Yeah, that's gonna cost more.

How much does it cost to build a new house?

For a single new house, they charge you £464 for every 0.1 hectare of your site. But here's the thing – there's a cap. You won't pay more than £4,645, no matter how massive your plot is. If you're building multiple houses, it's £464 per house for the first ten. After that, the math gets a bit fuzzy, but you get the idea.

What are the fees for commercial and agricultural development?

Commercial stuff works differently. They calculate it based on floor area. A new commercial unit under 75 square metres? £464. Agricultural buildings are usually cheaper, starting at £464 per 0.1 hectare for bigger ones over 465 square metres. Honestly, just check the latest fee schedule – these numbers can shift.

Planning permission cost table for Northern Ireland (2024/2025)

Are there any additional costs beyond the application fee?

Oh absolutely – this is where it gets sneaky. The application fee is just the tip of the iceberg. You'll need to budget for:

• Architect or planning consultant fees: These guys can charge anywhere from £500 to over £3,000, depending on how complicated your project is. Some consultants offer a flat fee for the whole shebang.
• Site survey and drawings: A topographical survey might run you £300-£800. Those fancy architectural drawings? Usually bundled into the consultant's fee.
• Environmental or ecological reports: If you're building near a river, a protected species, or some other sensitive spot, expect to pay £500-£2,000 for a report. Painful, but necessary.
• Planning application submission fee: That's the £464 we talked about earlier.
• Appeal fees (if needed): If they say no and you want to fight it, a written appeal is free. But if you want a hearing or inquiry? That's gonna cost.

Expert insight: How to reduce your planning permission costs

"Most people underestimate the cost of a planning application. The fee is just the start. I always advise clients to spend money on a good pre-application advice meeting with the local council. This costs around £100-£200 but can save thousands by identifying issues early. Also, consider using a planning consultant who offers a fixed fee for the entire process, including drawings and submission." — Sarah O'Neill, Chartered Town Planner, Belfast.

Checklist before submitting your planning application

• Check if your development requires full planning permission (use the DfI's online planning portal).
• Obtain pre-application advice from your local council (cost: £100-£200).
• Prepare accurate drawings and a site location plan (scale 1:1250 or 1:2500).
• Complete the correct application form (e.g., Householder Application for full permission).
• Calculate the correct fee using the DfI fee calculator (available online).
• Include any required supporting documents (e.g., design and access statement, ecological report).
• Submit online via the Planning Portal (NI) or by post with a cheque.
• Keep a copy of the application and proof of payment.

Frequently Asked Questions