Planning Fees Rising by Up to 30% from 8 December: What It Means for Farmers
From 8 December 2026, the way planning application fees are set in England is changing significantly, and farmers could feel it more than most. The government has confirmed a new national default fee schedule, alongside powers that let local planning authorities charge up to 30 per cent above that baseline. For farm businesses already planning barn conversions, diversification projects or new agricultural buildings, understanding these changes now could help avoid unwelcome costs later in the year.
What's Changing on 8 December 2026
Under the Planning and Infrastructure Act 2025, local planning authorities are gaining the power to set their own planning fees rather than relying solely on a single national rate. A new national default fee schedule, calculated at around 90 per cent of the estimated cost of processing an application, is being introduced this summer as a baseline that applies everywhere. Then, from 8 December 2026, individual councils will be able to vary their charges above that baseline, by as much as 30 per cent, where they can show that the standard fee does not cover their actual processing costs. Any authority wanting to charge more than that 30 per cent ceiling will need to formally consult the Housing Secretary first. In practice, the fee for the same type of planning application could soon differ noticeably from one council area to the next.
Why Agricultural Development Fees Are in the Spotlight
Farmers are not just bystanders in this reform. The government's consultation response confirmed it will restructure and increase fees specifically for agricultural development applications, arguing the changes better reflect the true cost to councils of assessing these schemes. This builds on an earlier round of steep rises: in April 2025, the fee for many agricultural barn applications between 1,000 and 4,215 square metres jumped from a flat £624 to a scale reaching over £5,000, depending on floor area. Add the new national increases and the possibility of a further 30 per cent local surcharge on top, and the cumulative cost of getting permission for a new building, a change of use, or a diversification project on the farm is rising quickly, even before build costs are considered. Other changes in the same package include a new £310 flat charge for several types of prior approval application that are currently free, and a revised fee for Certificates of Appropriate Alternative Development, both relevant to farmers exploring permitted development routes or compensation claims.
Practical Implications for Farm Businesses
For farm businesses with building or diversification plans in the pipeline, timing now matters. Submitting a well-prepared application before 8 December could mean paying the current, lower fee rather than a locally uplifted one, particularly in areas where the local planning authority is likely to opt for a higher charge to fund its planning department. Where a project cannot be brought forward that quickly, it is worth building the higher fee, and the risk of further local variation, into cash flow and project budgets from the outset, rather than treating the planning fee as a fixed, minor cost. It is also increasingly important to get applications right first time, since amendments, resubmissions and section 73 applications to vary conditions all carry their own fees, which are also increasing. Farmers considering Class Q barn conversions, agricultural buildings, glamping diversification or rural exception housing should speak to a planning consultant early so that applications are validated correctly and costed accurately against the new fee structure.
How Foxes Rural Can Help
At Foxes Rural, our RICS and CAAV qualified team keeps a close watch on planning fee reform so our clients are never caught out by changes like these. Both the CLA and NFU have raised concerns that rising fees should be matched by faster, more reliable decision-making from local planning authorities, and we build that expectation into how we manage every application we submit on a farmer's behalf. If you have a building project, diversification scheme, or planning application you want to get moving before the new fees take effect on 8 December, call us on 01206 481981 or get in touch through our Contact page and we will help you plan the best way forward.