Planning and building control services and fees

On this page you will find a list of all planning and building control services offered by Wycombe District Council along with fees for each service.

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Planning advice services

Our planning advice services are available to anyone wishing to make a planning application now or in the future. By using this service you could:

  • Maximise the value of your development opportunity
  • 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
  • Have certainty on the legality of a planning proposal

Our planning advice services are listed below:

Find out if planning permission or listed building consent is required

Not all works require planning permission or listed building consent, so finding this out early could save you a lot of time.

Likewise if you have concerns about whether a development is 'lawful' you can also use this service to find out if planning permission or listed building consent is required (for example if you have concerns over a breach of planning control). 

You do not have to be the landowner and / or developer to use this service.

You can also use this service to find out whether permitted development rights have been withdrawn for the site.

Please note: this service will not assess the planning merits of a proposal, or discuss whether planning permission is likely to be granted. If you wish to discuss these matters, please seek initial planning advice or follow-on planning advice.

Find out if planning permission or listed building consent is required

For frequently asked questions, please see our FAQs page.

  • Get a clear answer on whether a proposal requires permission or listed building consent.
  • Check whether a proposal falls under permitted development rights.
  • Know what type of application would need to be submitted (if required).
  • Check whether a development you are concerned about requires planning permission or listed building consent.
  • Get clarity on whether permitted development rights have been withdrawn / consented on the property.

 

Fee: £60
What you get: A letter from a member of the planning department sent by email

 


Planning history check

We can provide a planning history check if you are unsure of the planning history of your property. This will let you see what previous work has been permitted / refused.

Apply for a planning history check

For frequently asked questions on this service, please see our FAQs page.

Get an indication of whether similar proposals have been permitted on your property before.

 

Fee: £50
What you get: An email confirming recent planning history of your property

 

Initial planning advice

We offer our initial planning advice for those who wish to seek early engagement on their planning proposals. 

Once you apply for initial advice, a case officer will review your submission and contact you for a meeting. This will either be on-site or at our offices. After the meeting, the case officer will send you an advice letter listing the policies, issues, and possible solutions for your site.

Following this initial advice your options would be: 

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

Before you apply for initial advice, please read our best practice guidelines below.

Apply for initial planning advice

For frequently asked questions on initial planning advice, please see our FAQs page.

Please do:
  • 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
Please do not:
  • leave the 'description' field 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

 

  • maximise the value of your development opportunity
  • 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

 

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

Householder and residential
 
 Dwelling (house) numbersWhat you getFee
Existing single dwelling Planning officer site visit accompanied by applicant / agent 
and written response (with example and timeline)

£450

1 to 9 dwellings
(new or converted)
Initial meeting with written advice

£720

10 to 25 dwellings Initial meeting with written response

£960

26 to 99 dwellings Initial meeting with written response

£1500

100+ dwellings Initial meeting with written response

£4000

 

Commercial
 
Floorspace (area)What you getFee

Up to 100m2

Initial meeting with written response

£480

Over 100m2 up to 300m2

Initial meeting with written response

£600

Over 300m2 up to 1000m2

Initial meeting with written response

£900

Over 1000m2 to 5000m2

Initial meeting with written response

£1200

Over 5000m2

Initial meeting with written response

£2400

 

Other
Development typeFee
All other types of development (e.g - fences, structures, etc.) Complete the planning advice service request form 
and we will contact you with a bespoke quotation.

 

 

Follow-on planning advice

After you've been given initial advice, or following a planning decision, you may wish to use our follow-on advice service. This is a bespoke service intended to close down the last remaining issues of a proposal. It is not mandatory and we only recommend it when we see it as the fastest way to reach planning permission.

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

Apply for follow-on planning advice

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

For frequently asked questions on the follow-on planning advice service, please see our FAQs page.

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.

 

Validation advice

If any information in your application is incorrect or missing, it will be returned to you, delaying your planning process. This service provides you with advice on creating a valid planning application.

Apply for validation advice

For frequently asked questions on the validation process, please see our FAQs page.

  • Find out quickly how to correct any errors in your planning application.
  • Saves time and effort in submitting / resubmitting your application.

 

Option 1: Advice via telephone with a Planning Technician on how to make your 
planning application valid
Fee: £25
 
Option 2: Advice via a face-to-face meeting with a Planning Technician on
how to make your planning application valid.
Fee: £50

Please note: the level of service (telephone or face-to-face) will be dependent on the complexity of your issues.

 

Specialist advice

Not all enquiries relate to a planning matter or a specific planning application or proposal. Sometimes you may wish to seek the views of a specialist without requiring a planning officer's input. For these occasions, we offer specialist advice in the following areas:

  • heritage and conservation - listed buildings, locally listed buildings, conservation areas, archaeological notification areas, scheduled ancient monuments, registered historic parks and gardens
  • trees - 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

By engaging with specialists early you can save yourself a lot of time and avoid making mistakes with any action you take.

See below for prices and further details on each specialist advice service.

Apply for specialist advice

Please note: if your request requires a planning officer as well as a specialist you will be subject to an increased fee and / or referred to initial planning advice.

What you get: Site visit, verbal discussion, and written response.
Fee: £384

Our specialist heritage asset officers can help with:

  • listed building consent applications
  • internal alterations and repairs to listed buildings
  • structural external repairs to listed buildings
  • 'repair' vs 'alteration' advice
  • whether planning permission is required for heritage assets
  • advice on looking after heritage assets
  • generic advice on heritage assets and planning

 

What you get: Site visit, verbal discussion, and written response.
Fee: £240

Our specialist tree officers can help with:

  • tree preservation orders and Section 211 notice (notification of proposed works to trees in conservation areas) applications
  • what to do if you have protected trees on your property
  • general advice on trees and planning

 

What you get: Telephone call and written response.
Fee: £240

Our specialist natural environment officers can help with:

  • advice on ecology issues and how these could affect your property
  • early advice on the probability of needing a bat survey / preliminary ecological appraisal

 

  • Engage early to identify and mitigate any constraints on your site.
  • 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.

 

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Planning application services

In addition to the statutory planning application services we must do, we also offer several discretionary planning application services designed to speed up and improve the quality and value of your proposal:

For frequently asked questions on the planning application process, please see our FAQs page.

Apply for planning permission

Follow our step-by-step process for submitting an application by clicking the button below.

Please see our planning applications and fees page for detailed information on fees.

Apply for planning permission

Find a planning application

You can look up details on applications that have been submitted to Wycombe District Council by clicking the button below.

Find a planning application

Comment on a planning application

You can comment on a live application being determined by Wycombe District Council by clicking the button below.

Comment on a planning application

Amending a live application

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

If you wish to amend a determined application please see our advice on amending a determined application.

Request to amend your live application

Please note: your request may be declined. 

For frequently asked questions on how to amend your planning application, please see our FAQs page.

  • to correct any errors made during submission
  • to address issues identified during determination
  • to increase the value or quality of your development
  • to reduce your risk of refusal
  • to change an aspect of the development without the need for a withdrawal / resubmission

 

This service is operated in two stages. Stage 1 (request) incurs a flat fee and mandatory extension of two weeks to the current determination period. Stage 2 (instruction) incurs a bespoke fee and a further extension to the determination period.

What you will getFee
Stage 1 (request) - request for amendment considered by your case
officer, with confirmation and discussion over telephone. If accepted, you
will be issued with a quote for Stage 2 (below).

£50

Stage 2 (instruction) - amended application is validated and 
considered by your case officer, with specialist input if required.

bespoke quotation confirmed by case
officer

Please note: the £50 fee is an admin charge to process your request, an additional fee may be required in order to process your amendment. All fees must be paid in full in order to process the amendment request.

 

Amending a determined application

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. Please see our planning applications and fees page for detailed information on fees.

Note: our apply for planning permission page offers information on how to submit an application for a non-material amendment.

For frequently asked questions on how to amend your planning application, please see our FAQs page.

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Fast Track planning services

If you would like to reduce the time it takes for us to deliver a service, we may be able to Fast Track your request for a fee. Please note that not all applications will qualify for Fast Track.

You can request the following Fast Track services:

  • Fast Track a conditions approval or non-material amendment (fixed fee) - request a reduced timetable for an approval of details reserved by condition (ADRC) or non-material amendment (MINAMD)
  • Fast Track 'panic button' (bespoke fee) - apply to Fast Track any other planning application service

See below for further information.

Fast Track a conditions approval or non-material amendment

Our fixed fee Fast Track services include:

  • approval of details reserved by condition (ADRC)
  • non-material amendment (MINAMD)

How to apply

If you are applying for an ADRC / Non-material amendment Fast Track, you must follow these steps:

  1. Apply for an ADRC / Non-material amendment using our apply for planning permission service
  2. Apply for Fast Track using the button below.

You will need your unique application reference from your original application. Please note that your request may be declined.

Request Fast Track service (ADRC / Non-Material amendment only)

If you wish to apply for Fast Track on any of our other planning application services please email planning@wycombe.gov.uk and we will endeavour to help.

Please note that you must submit an ADRC / Non-material amendment application BEFORE we can accept it for the Fast Track service


ServiceFee in addition
to statutory fee
Timescale
(working days)
ADRC - householder £100 10
ADRC - minor / major £300 10
Non-material amendment - householder £100 10
Non-material amendment - minor £250 10
Non-material amendment - major £500 10

 

Fast Track 'panic button'

If your need is urgent and you would be prepared to pay a premium for fast delivery on any of our planning application services, we will endeavour to assist.

For pricing please contact us for a bespoke quote.

Request a Fast Track on any planning application service

Note: Please include 'Fast Track panic button' in the email header.

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Tree and Hedges services

Our arboricultural team offers a variety of statutory and discretionary services:

Please see our FAQs for frequently asked questions relating to trees and our tree services.

Find out if a tree is protected

Use our free online service to search for nearby tree preservation orders (TPOs) and conservation areas

Find out if a tree is protected

Apply for consent to work on a protected tree

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:

Apply online

You can apply online through Planning Portal for consent for tree works by clicking the button below.

Apply for consent to work on a protected tree

Apply by post

Alternatively, you may wish to download and print out the form and guidance notes through Planning Portal and send them in to us:

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

Apply to remove hedgerows

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.

Apply to remove hedgerows

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

Apply for total tree management service

We offer a service to assist with total or partial tree management and maintenance.

You can apply for this service by getting in touch with our total tree management service via email at trees@wycombe.gov.uk.

For frequently asked questions, please see our FAQs page.

Currently this service is only being offered to parish councils. If you are part of an organisation that would like to register your interest in this service please email our tree officers.

  • Easy management of trees to Council-approved standards.
  • Minimises risk and damage to trees.

 

What you will get (indicative)Fee
Phase 1 tree survey - assessment of all trees

Can supply individual elements as part of a package cost.

Contact us for a quote

Tree risk assessment and general maintenance
Inspection of trees on a 3-5 year cycle (on an ad-hoc or annual basis)
Management and maintenance plan
Enquiries and support

 


Request paper copies of tree preservation orders (TPOs)

If you are looking for additional information about a protected tree, we can provide a printed copy of the document (sent via post) for a fee of £8.50.

To request a paper copy of a tree preservation order please email planning@wycombe.gov.uk.

Please include in the email:

  • the subject header: 'Paper copy of TPO'
  • contact details
  • site location
  • TPO reference number

We'll be in contact to arrange payment and provide an estimation of when the document will be ready.

Report unauthorised work to a protected tree

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.

Wycombe District Council takes several people 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.

Report unauthorised work to a protected tree or hedge

Complain about a high hedge

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 two trees, be over two metres in height, be mainly evergreen or semi evergreen and be affecting the reasonable enjoyment of your property.

Note: 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.

The fee for a complaint about a typical single garden hedge (between two dwellings) is £490.

Some hedge complaints will be more complicated. The fee for these will be higher, depending on the circumstances of the case. Before making a complaint, we suggest that you contact us to discuss the likely fee.

Type of complaintFee
Standard complaint Initial full fee £490
Compound complaints - multiple complainants, single hedge, one owner Initial full fee for every complainant who is party to the complaint
Discretionary charge for submission of complaints that are dismissed because incomplete, premature (insufficient effort made to resolve dispute before submission), frivolous or vexatious. £35
Complex complaint - one complainant, single hedge, multiple owners Initial full fee plus 20% supplementary property fee for each additional property on which the hedge is situated (ie additional owner). We have to consult and serve information on each of the owners affected and visit their property
Complex complaint - one complainant multiple hedges, one owner Initial full fee for the first hedge plus 20% supplementary fee for each additional hedge. (The impact of each hedge has to be considered individually and remedial notices issued for each)
Complex complaint - one complainant, multiple hedges, multiple owners Initial full fee for the first hedge and a reduced fee (20% of the full fee) for each additional hedge owner specified in the complaint. (The impact of each hedge on the complainant has to be considered individually and remedial notices issued for each)
Flatted development - multiple complainants. Where there are multiple complainants and the hedge is alleged to have a detrimental impact on the reasonable enjoyment of the complainant's actual accommodation Initial full fee for each complainant
Flatted development - multiple complainants. Where there are multiple complainants and the hedge is alleged to have a detrimental impact on the garden/communal areas around the flats Initial full fee for each complainant

 

Before submitting a complaint to the Council, we would advise that you try and resolve the issue with the parties involved. Please 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 (external website) 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, you can submit your complaint to the Council by:

  • 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, Wycombe District Council, Queen Victoria Road, High Wycombe, HP11 1BB

 

 

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Building control services

Building and planning control are two different services that operate at Wycombe District Council, however you may need both building control and planning approval when proposing a development.

Our building control services are set out below:

The fees for these services are set out on the building control fees page.

Building control history check

Find out what previous building work has been undertaken at a property by using the button below:

Request a building control history check

Apply for building regulation approval

Find out how to apply for building regulations approval by using the button below:

Apply for building regulation approval

Request a building control site inspection

Find out how to request a site inspection for your building project

Request a building control site inspection 

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Other services

In addition to our advice, application, and building control services, you can find information on our other services below:

Community infrastructure levy (CIL)

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

Conditions:

  • the Wycombe 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

 


 CategoryPrice (per square metre) 
Residential Zone A (High Wycombe, Lane End, Stokenchurch) £180.80
Residential Zone B (rest of District) £216.96
Large Scale Retail  £289.29
Small Scale Retail (and other chargeable development) £180.80

For more information and to find out whether you will be required to pay the CIL, see the community infrastructure levy page.

 

CIL can be paid in instalments as outlined below. 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.

AmountNo. of installmentsTimeframe
Less than £20,000 1
  • 100% payable within 60 days of commencement
Between £20,000 and £100,000 2
  • 25% payable within 60 days of commencement
  • 100% payable within 60 days of commencement
Between £100,000 and £300,000 3
  • 15% payable within 60 days of commencement
  • 50% payable within 180 days of commencement
  • 100% payable within 360 days of commencement
Greater than £300,000 3
  • 15% payable within 60 days of commencement
  • 50% payable within 360 days of commencement
  • 100% payable within 540 days of commencement

 

 

Street name and numbering

This is a paid service to rename properties and streets.

All fees stated below are not subject to VAT.

ServiceCharge 
House name change £75
Rename of street where requested by residents £500 plus £75 for each property

 

 
Number / naming Charge 
1 plot £75
2 to 5 plots £60 per plot, up to £280
6 to 25 plots £350
26 to 75 plots £600
76 or more plots £840

 

 
Service Charge 
Where this includes naming of a street £200 per street
Where this includes the naming of a building (for example, a block of flats) £180 per building

 

 See street name and numbering for more information.

Radar keys

Replacement keys or keys for people outside the Wycombe district can be purchased at a cost of £3.50 per person.

See access to buildings for more information on radar keys.

Document printing

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

You can request documents through the email link below, please include 'document printing' in the subject header.

Request planning and building control documents

 ItemPrice  Notes
Colour photocopying

£0.10 (A4, A3)

All other sizes based on request.

All copied plans are subject to copyright.
Black and white photocopying  

£0.10 (A4, A3)

All other sizes based on request.

All copied plans are subject to copyright.
Microfiche copy (enhanced service) £12.50 (for each case, inclusive of decision notice) Only available as an email attachment.
Planning decision notice or other statutory notice including appeal decision £8.50  
Copy of 106 agreement £12.50  
Copy of tree preservation order £8.50  
Planning committee agenda Free (online only) View planning committee agenda.

 

DocumentPrice (excluding postage) Notes
Wycombe District Local Plan

£68

Adoption Version (August 2019). Postage option available: price on application.
Delivery and Site Allocations Plan

£26

Postage option available: price on application.
Ordnance Survey map extracts

Not available

We cannot photocopy Ordnance Survey extracts due to copyright protection

 


Building control itemPrice (excluding postage)Note 
Copy of approval or rejection £12.50 to £25.00 Price relates to legal document.
Copy of completion certificate £12.50 to £25.00 Price relates to legal document.

 

Land charges

Land charges are dealt with by the land charges department, with the exception of the CON29O optional enquiry question 4. Submit your request with a site plan to our planning team, see planning and building control contact information

There is a £50 fee for this service.

For more information on land charges, please see the land charges page.