Planning services and fees

You can find out if planning permission is needed using our free online checker (PlanX).

If you want to check if what you are proposing requires permission from the Planning Authority, submit an application for a lawful development certificate.

You can apply for a lawful development certificate.

Along with your application you will need to submit:

• a location plan
• any relevant plans and drawings
• any relevant supporting information

If you are extending a property, include details on materials used externally, including walls, roofs, doors and windows.

If you are installing a roof light, confirm that it does not protrude more than 150mm beyond any roof slope.

Fees:

• for existing developments you will pay the full application fee
• for proposed developments you pay 50% of the full application fee

View a full list of planning application fees.

Read more about lawful development certificates on GOV.UK.

The fee for this service is £138.00.

You'll receive an email confirming recent planning history of a property.

To apply for this service, select your local area:

• Aylesbury Vale
• Email [email protected] adding 'Planning history check service' in the subject line
• Wycombe

We offer our initial planning advice, sometimes known as 'pre-application advice', for those who wish to seek early engagement on their planning proposals. 

By using this service, you can:

• get the best value from your development
• reduce your overall cost and time to develop a project
• reduce your risk by identifying potential issues early on
• discover alternative solutions that meet your aims and avoid issues

Once you apply for initial advice, a case officer will review your submission and contact you for a meeting.

This meeting will either be on-site or at our offices.

After the meeting, the case officer will send you an advice letter listing:

• any of our policies that affect your planned work
• any issues that could affect your plans
• possible solutions to problems where needed

Following this initial advice your options would be: 

• submit a planning application
• seek follow-on advice
• enter a planning performance agreement
• withdraw the proposal

Some projects will need to be looked at by a specialist, as well as our planning officer. If this happens you will:

• pay an increased fee
• be referred to one of our specialist planning advice services

When applying for initial planning advice, you should:

• provide a full description of the proposed development with specific details
• pay the correct fee
• submit all relevant plans and supporting documents
• attach all supporting documents using the online form
• use the 'other' option when your proposal is not covered by residential or commercial
• provide all the relevant contact details on the form

But you should not:

• leave the 'description' field on the online forms blank
• refer to a covering letter anywhere on the online form
• pay the incorrect fee, we rigorously check fees and this will slow down your application
• submit photos instead of plans or supporting documents
• use the 'other' option to apply for follow-on planning advice
• provide incomplete contact details

The fees for initial advice depend on the type of development you are proposing, this is broken down below. All fees shown are inclusive of VAT:

To apply for this service, select your local area:

• Aylesbury Vale (residential)
• Aylesbury Vale (commercial)
• Chiltern and South Bucks (email the team, adding 'initial planning advice' in the subject line)
• Wycombe

For minerals and waste applications, contact the Minerals and Waste team. Include 'initial planning advice' in the subject line.

After you've been given initial advice, or following a planning decision, you may want to use our follow-on advice service.

This is a bespoke service to help you tackle any final issues in your proposal.

You do not have to do this, but it can be the fastest way to get planning permission.

Make sure you include your initial planning advice reference when applying for follow-on advice.

You should only request this service if we have recommended it to you after initial advice, or you have a planning decision.

If your follow-on advice includes any specialist input (for example, on trees or urban design) this will be coordinated by your case officer. The fees for this will be tailored to the service and discussed with you beforehand.

To apply for this service, email your local area, including 'follow on planning advice' in the email subject:

• Aylesbury Vale
• Chiltern & South Bucks

For Wycombe, complete the online form

For minerals and waste applications email [email protected]. Include 'follow on planning advice' in the subject line.

If any information in your application is wrong or missing, we will send it back to you. This can delay the planning process.

We offer a service to help you make sure that your planning application is valid and correct.

By using this service, you can:

• find out quickly how to correct any errors in your planning application
• save time and effort in submitting or resubmitting your application

You can receive advice with a member of the validation team on how to make your planning application valid:

• £29 (telephone advice)
• £58 (face to face consultation)

You will be offered telephone or face to face advice depending on how complex your application is.

To apply for this service, select your local area:

• Aylesbury Vale
• Chiltern & South Bucks (email the team, adding 'Validation advice' in the subject line)
• Wycombe

Our Highways DM team:

• coordinate plans for new developments across the county
• can be consulted on public road and transportation issues in development proposals
• can provide advice to developers and applicants on public roads

The team's advice covers both:

• small schemes (also known as section 184 agreements)
• larger and complex schemes (known as section 278 and section 38 agreements)

A section 278 agreement (Highways Act 1980) means that developers must work with our highway authority before they make any changes to public roads that are needed for new developments

A section 38 agreement (Highways Act 1980) means that developers must work with our highway authority before they build any new roads or footpaths

The fee for this service is:

• 12% of first £500,000
• 9% of £500,000 to £1.5 million
• 6% of £1.5 million to £2 million
• 4% of above £2 million (minimum charge of £5,000)

For a bespoke quotation email [email protected].

To find out more and how to apply, visit the Highways DM pages.

A section 184 agreement (Highways Act 1980) means that developers must have clearance from our highway authority to build or make changes to access for a new development.

• Section 184 Licence: £2,197
• Section 184 Licence (retrospective): £2,891

Apply for a Section 184

For any queries email [email protected].

We make sure that all road works in the county are booked into our road space booking system.

This helps to avoid any conflicts with other road works at the same time, and ensures road issues are kept to a minimum.

• Road space booking: £164.80
• Road space booking (retrospective): £329.60

Apply for a road space booking

Highways DM give specialist advice on issues about public roads in planning applications.

If your request needs a planning officer as well as a Highways DM specialist, you:

• will pay a higher fee
• may be referred to initial planning advice

You can apply for Highways DM advice by emailing the Highways DM team. Include 'Highways DM advice' in the subject line.

As the lead local flood authority (LLFA), we can offer specialist advice on drainage in planning applications.

This includes information on surface water flood risk and sustainable drainage.

We can also help with applications for land drainage consent.

You need land drainage consent if you are planning works on an 'ordinary watercourse', which are passages of water that do not form part of a main river.

This can include streams, ditches, drains, mills, dams, culverts and weirs.

If your request requires a planning officer as well as a specialist, you:

• will pay a higher fee
• may be referred to initial planning advice

We cannot give advice on flood risks that fall outside our responsibilities, including flood risks from main rivers

For further information, see our flood management webpages and visit the Environment Agency website.

Apply for flood management and sustainable drainage advice

Apply for land drainage consent

To discuss your requirements in advance, email [email protected].

Our environmental specialists offer several services for residents and professionals.

Our specialist areas include:

• arboriculture (trees)
• archaeology
• ecology (habitats and wildlife)
• heritage and conservation

You can use these services to:

• know out about problems early in the project and find solutions
• reduce the time, cost and risk of dealing with issues later in the development cycle
• avoid the risk of unlawful damage to protected features on your site

You can find information on these services and how to apply for them below.

We keep an eye on projects to make sure they stick with the approved brief and project design.

This allows us to see if plans should be changed, and if we need to get independent advice to solve problems.

The service usually includes:

• a 1-hour site visit
• confirmation of sign-off normally provided within one day of site visit

Additional time charged at hourly increments at hourly rate.

The fee for this service is £156 (including VAT).

Apply for the archaeology monitoring service.

For more information and guidance, see the Archaeology webpages.

For further information visit the Archaeology webpages or email [email protected].

We use ecology screening visits to make sure that householders or small developments which need a planning application get:

• habitat assessments for endangered animals
• surveys to see if there are any protected species are in the area for development

In these visits, we normally look at household properties or agricultural buildings that may be a home for bats.

But other protected species, such as barn owls and great crested newts, can also be covered.

If your request is about a large or complex scheme, or requires a planning officer as well as a specialist, you:

• will pay a higher fee
• may be referred to initial planning advice
• may get specialist environmental advice

We are currently only able to offer ecology screening visits in the Aylesbury Vale area.

For further information, see the ecology screening service webpage.

The service usually includes:

• up to a 1-hour site visit
• a written response within 5 days of the site visit

Additional time is charged at hourly increments at an hourly rate.

The fee for this service is £156 (including VAT).

Apply for an ecology screening visit.

If you have a question that is not about making a planning application, our specialist officers can help.

Their advice covers:

• arboriculture: tree preservation orders, trees in a conservation area, ancient woodland, priority habitats (orchards, woodland)
• ecology: priority habitats, biological notification sites (BNS), local geological sites (LGS), local wildlife sites (LWS), SSSIs, SACs
• heritage and conservation: listed buildings, locally listed buildings, conservation areas, registered historic parks and gardens
• archaeology: archaeological notification areas, scheduled ancient monuments, and other archaeological matters

Our specialists can also help you follow best practice for surveying or monitoring, care and maintenance.

If your request also involves planning considerations, you:

• will have to pay a higher fee
• may be referred to initial planning advice

We are currently only able to offer arboricultural (tree) advice in the Chiltern, South Bucks and Wycombe areas.

Apply for archaeology advice

For heritage and conservation advice, select your local area:

• Aylesbury Vale
• Chiltern and South Bucks (email the team, adding 'Heritage and conservation advice' in the subject line)
• Wycombe (email the team, adding 'Heritage and conservation advice' in the subject line)

For arboricultural or ecology advice, email your local team:

• Aylesbury Vale: [email protected]
• Chiltern and South Bucks: [email protected]
• Wycombe: [email protected]

Include 'Environmental specialist advice' in the subject title and include the following in your email:

• the level of service requested
• the specialism(s) requested
• description of your query
• any documents relevant to your query (such as photos, plans)

This service is available for urgent matters such as a building or tree in danger of falling down, or you have builders on-site and need an immediate response.

This service usually includes:

• an urgent site meeting
• a written response within 5 days of the site visit

The fee is £694 (including VAT).

You can apply for these services by:

Archaeology: email [email protected] and include 'Environmental specialist priority service' in the subject line.

Arboriculture (trees) / ecology / heritage and conservation: contact the team in your local area: to email the team

• Aylesbury Vale: use our online form
• Chiltern and South Bucks: email [email protected] (add the specialism in the subject line)
• Wycombe: email [email protected] (add the specialism in the subject line)

Buckinghamshire and Milton Keynes Environmental Records (BMERC) holds and maintains:

• details of designated sites
• priority BAP habitats
• wildlife records for Buckinghamshire and Milton Keynes

BMERC also offers a number of services to professional consultants, recorders, and the general public.

Fees for online data searches are shown on the BMERC Data Request page.

Fees for other services are shown in the BMERC Charging and Data Services Policy.

For online data searches visit the BMERC Data Request page.

For general information , visit the Buckinghamshire and Milton Keynes Environmental Record Centre website.

See the Contact us page to get in touch.

Read our advice and information about applying for planning permission.

For detailed information on fees, see Planning application types and fees.

Planning applications can be submitted via the Planning Portal.

For minerals and waste applications, email [email protected].

You can look up details on applications that have been submitted to us by visiting the Public Access website for your region:

View Minerals and Waste applications on Public Access

If you have any issues making comments you should email [email protected].

You can comment on a live application being determined by Buckinghamshire Council by visiting the Public Access site in your region.

Read our guidance on how to comment on a planning application.

View Minerals and Waste applications on Public Access

If you have any issues making comments you should email [email protected].

If you wish to amend your application after submission but before determination you can request to do so through our planning application amendment service.

We will accept simple amendments:

• where a scheme is unacceptable as submitted, but can be made acceptable subject to very minor amendments without the need for further consultation or a limited submission of additional information to overcome technical concerns were the development is otherwise acceptable that do not require further re-consultation and/or publicity

We will not be accepting amendments where:

• the scheme is unacceptable as submitted, and where no initial planning advice has been sought, but can potentially be made acceptable subject to significant additional information and/or details being provided and/or further amendments that may require the need for further consultation
• the scheme is unacceptable as submitted (for example principle of development cannot be supported or the amount of change required would result in a very different proposal)

You may wish to check in principle whether the amendment will be acceptable before incurring the expense of preparing amended plans.

Include the following information in your request:

• name
• telephone number
• email contact
• application Reference
• description of the Proposed amendments
• reasons for the proposed amendments (including why now)

If you wish to amend an undetermined application, make your request by emailing your area team:

• West Area (formerly Wycombe) - [email protected]
• North and Central Area (formerly Aylesbury) - [email protected]
• South and East Area (formerly South Bucks/Chiltern) - [email protected]
• Minerals & Waste - [email protected]

If you wish to amend your application after determination, you can apply for a non-material amendment. You apply for this in the same way as any other planning application.

For detailed information on fees see Planning application types and fees.

Applications for non-material amendments can be submitted via the Planning Portal.

If there are any issues with Minerals and Waste applications, email [email protected].

Find out about nearby tree preservation orders (TPOs) and conservation areas by emailing your local area or using our online search:

• Aylesbury Vale
• Chiltern and South Bucks (email the team, adding 'TPOs' or 'conservation area advice' in the subject line.
• Wycombe

It is illegal to cut down, prune, or damage a tree in a conservation area or one which is protected by a TPO without our consent. You can apply to undertake this work by applying for either:

• an application for tree works (TPO)
• notification for proposed works to trees in a conservation area (section 211 notice)

You can apply through the Planning Portal for consent for tree works.

Alternatively, you can download and print out the form and guidance notes through the Planning Portal and send them in to us.

Ensure that the details you put down are as clear and precise as possible, otherwise we may have to return your form.

The Hedgerow Regulations 1997 control hedgerow removal through a process of notification. You can apply to do this through a hedgerow removal notice application. This is applied for in the same way as other applications.

We will assess the hedgerow and determine whether it can be removed or whether to serve a Hedgerow Retention Notice.

Apply to remove a hedgerow via the Planning Portal.

It is illegal to cut down, prune, or damage a tree in a conservation area or one which is protected by a TPO, without our consent. The unauthorised lopping or felling of a protected tree is a serious criminal offence and can result in a large fine and a criminal record.

Many people are taken to court each year for illegal work to protected trees. Fines can be up to £20,000 per tree plus costs, a requirement to replace the tree and a criminal record.

To report unauthorised work on a tree, contact:

Aylesbury Vale (email the team, adding 'protected trees' in the subject line)
Chiltern and South Bucks (email the team, adding 'protected trees' in the subject line)
Wycombe

If you feel that you are being negatively affected by a high hedge on neighbouring land, you are encouraged in the first instance to work with your neighbours to resolve the issue.

As a last resort, you may be able to make a complaint to us under the 'High Hedges' legislation. A high hedge has to consist of a line of at least 2 trees, be over two metres in height, be mainly evergreen or semi evergreen and be affecting the reasonable enjoyment of your property.

For your complaint to be accepted you will need to demonstrate that you have made every reasonable attempt to resolve the dispute before involving us. Failure to do so will result in your application being returned to you.

Some hedge complaints will be more complicated. The fee for these may be higher, depending on the circumstances of the case. Before making a complaint, we suggest that you contact your local area team for more information.

The standard fees for investigation of high hedge complaints is £795.

For further information see the high hedges page on GOV.UK

Before submitting a complaint to the Council, we would advise that you try and resolve the issue with the parties involved. See the Government's website for some useful information on how to do this.

If you are not successful you may find that mediation can help. Mediation Buckinghamshire is the independent mediation service for Bucks residents to improve relationships between people who come into regular contact with each other, such as neighbours, work colleagues and family members.

If you have been unsuccessful in resolving the situation, see your local area for further information on how to submit the complaint:

• Aylesbury Vale area:
  • fill in the Aylesbury Vale high hedge complaint form [PDF| 270KB]
  • pay the relevant fee by cheque
  • submit your forms and supporting documents to: Buckinghamshire Council, Planning and Major Projects Directorate, The Gateway, Aylesbury, Bucks, HP19 8FF
• Chiltern area
• South Bucks area
• Wycombe area:
  • filling in the high hedge complaint form [PDF | 50KB]
  • paying the relevant fee by cheque
  • submitting your form and supporting documents in hard copy to our offices:
    • Arboricultural Team, Buckinghamshire Council - Wycombe area, Queen Victoria Road, High Wycombe, HP11 1BB

If you believe a development has breached a planning control you can report it online:

For Minerals and Waste development, see the Minerals and Waste pages.

To check records and provide details of compliance check and case closure via email: £289.

To apply for this service email [email protected].

If an enforcement notice has been complied with, you can request withdrawal of an enforcement notice from the register.

What you get:

• confirmation via email whether notice will be withdrawn. If it is agreed the enforcement notice can be withdrawn, you will then receive a formal withdrawal letter. If the enforcement notice is not being withdrawn, we will give our reasoning.

Fee:

• £289

To apply for this service, email the Planning Enforcement team.

For Minerals and Waste development, contact the Minerals and Waste team. Include 'Enforcement notice withdrawal service' in the subject line.

Once a planning obligation is completed, it is recorded on a database which allows us to monitor compliance. It is vital that all parties understand their obligations, to ensure that they know what is required of them and when.

Developers are responsible for paying reasonable legal and administration costs in connection with the negotiation, preparation, completion of Section 106 agreements. Monitoring ensures the timely payment and allocation of development contributions in order to mitigate the impact of new development.

For confirmation that planning obligations contained within legal agreements are being adhered to, or complied with use this service.

For exceptional schemes (250 or more units and/or over 75,000 square metres of floorspace) email [email protected]

Request confirmation of S106 compliance.

For any queries email [email protected].

As a developer you may have entered a legal agreement ('legal undertaking') to pay for or provide certain facilities.

You can apply to change or remove a section 106 legal agreement.

The Town and Country Planning Act enables us to monitor mineral, landfill sites and charge a fee for this work. 

We monitor active sites, whether chargeable or non-chargeable, such as waste transfer stations and composting facilities, 5 times a year. This frequency can be changed depending on circumstances. If issues arise which we have no authority to control we pass them to the appropriate authorities.

The cost of the monitoring of the minerals and waste site: £397 per visit.

For further information, visit our Minerals and Waste pages.

CIL is a tax on development to contribute to local infrastructure. Charges for CIL are exempt from VAT.

Conditions:

• CIL includes charges for residential and retail developments only,
• developments which involve the creation of new dwellings or,
• developments with an internal floor area of 100 square metres or more

See your local area for further information

CIL is not currently charged in the Aylesbury Vale area.

All other development including B, C1, C2 and D uses are charged at £0 per square metre

These charges are applicable for planning applications granted permission between Jan 2021 – Dec 2021.

All development types unless stated otherwise in the table of the adopted Charging Schedule
£34.90sqm

Large sites of 400 homes or more (gross) or 10 hectares or more (gross) irrespective of land use** £0/sqm

**Large sites are defined as any site allocated in an emerging/adopted Local Plan with 400 homes or more (gross) or 10 hectares or more (gross), irrespective of land use and include any parcel within a Large Site irrespective of the size of the parcel.   

*C3 includes all self-contained accommodation, including elderly and sheltered accommodation and self-contained student accommodation.

For more information and to find out whether you will be required to pay the CIL, see the Community Infrastructure Levy webpage.

CIL can be paid in instalments in the former Wycombe, Chiltern and South Bucks district areas. The instalments are linked to the amount payable as recorded on the demand notice. The first payment will be taken on the date advised by the developer in the commencement notice.

View the Chiltern and South Bucks instalments policy (PDF, 2.1 MB)

View the Wycombe instalment policy below.

Read more about the Community Infrastructure Levy.

This is a paid service to rename properties and streets.

All fees stated below are not subject to VAT.

For a house name change or addition of alias house name, complete the online application form and you will then be asked to make an online payment.

To rename a street email your request. If we are able to proceed we will email you a payment link.

Complete the online application form. We will review your development and you will receive  a quotation by email with a link to make an online payment.

We are able to provide copies of planning documents for a fee, depending on the size of the document.

To request a copy, email your local area planning team. Include 'Planning documents' in the subject line.

• Aylesbury Vale
• Chiltern
• South Bucks
• Wycombe

For copies of Section 106 agreements on 'county matters' (for example highways and schools), email the Modern Records team.

Land charges are handled by the Land Charges Team.

Find out how to apply.

If you have any questions about the planning services and fees, contact your local area teams.

• Aylesbury Vale
• Chiltern and South Bucks
• Wycombe