Planning Services Cornwall.//

Planning application costs are typically made up of two elements: the Cornwall Council statutory planning fee and professional consultant fees.

Council fees are set nationally and vary depending on the type of application, while listed building consent applications carry no council fee. Depending on your project, you may also need professional services such as architectural drawings, ecology or BNG assessments, heritage reports, or other supporting documents. View fees here.

At ArchiCO, we believe in transparent pricing. We provide clear, fixed professional fees so you know the full cost before committing. View our fees here.

The standard determination period is 8 weeks for householder and minor applications, and 13 weeks for major developments. However, validation takes an average of 7–9 working days before the clock even starts, and the recent median decision time across approximately 7,000 Cornwall applications was 49 days. Factors that extend timeframes include incomplete submissions, ecological survey requirements, heritage consultations, and committee referrals. Good preparation - completing all required documents before submitting - is the single most effective way to speed up the process and get a great result.

Cornwall Council has approved approximately 93.0% of the 23,948 planning applications decided since January 2020 - that's around 22,276 approved decisions. For listed building consent, the approval rate is even higher at approximately 97.9%. Your likelihood of approval depends heavily on policy compliance, quality of documentation, design sensitivity, and whether neighbour or consultee objections arise. Professional planning advice significantly improves these odds by ensuring your application addresses Cornwall's specific policy requirements - including biodiversity net gain and energy compliance - from the start.

Many smaller projects fall under permitted development rights and may not need full planning permission - but Cornwall has numerous areas where these rights are restricted or removed entirely, including conservation areas, AONBs, and properties with Article 4 directions. Cornwall planning applications require understanding local policies that differ from national defaults. If you're unsure, read Cornwall Council's "Do I need permission?" service page or a consultation with our team will give you a clear answer. Lawful development certificates confirm projects that do not need planning permission, providing legal certainty. Planning enforcement investigates and acts on unauthorised developments, so getting this right matters.

Yes. Homeowners or businesses can submit their own planning applications directly through the Planning Portal without appointing an architect or planning professional. With an account you can track an application's progress via the online register. However, preparing accurate planning drawings, documents and ensuring your proposal complies with local planning policies can be challenging. Professionally prepared applications are often more complete, helping to reduce delays, avoid requests for additional information and improve the likelihood of a successful outcome. At archiCO., we guide you through the entire planning process, from the initial concept through to submission.

While both professionals work within the planning framework, their roles are different. Planning Consultants primarily specialise in planning policy, planning strategy and advising on planning matters. Chartered Architectural Technologists combine planning knowledge with practical building design, technical detailing and construction expertise. At archiCO., we don't just help you obtain planning permission—we also design your project, prepare planning drawings, develop technical information and can continue supporting you through building regulations and construction.

Receiving planning permission is an important milestone, but it's usually only the beginning of the project. Before construction can begin, most developments require Building Regulations Drawings, detailed Technical Design information and Construction Information to ensure the project complies with current building regulations and provides builders with the information needed to construct it correctly. As a CIAT Chartered Practice, we can continue working on your project beyond planning approval, helping create a smooth transition from approved plans to a build-ready construction package.