Typical timeline
| Stage | Typical period |
|---|---|
| Pre-application | 4 to 8 weeks |
| s.106A application + LPA determination | 8 to 16 weeks |
| s.106B appeal lodged + Inspector decision | 4 to 9 months (where appealed) |
| Deed of variation execution | 2 to 4 weeks once agreed |
Cost components
- LPA application fee (typically £500 to £2,000 depending on scale).
- Chartered planner: drafting, statement of case, evidence collation.
- Chartered surveyor: viability appraisal where the modification is viability-led.
- Counsel (where contested): opinion plus, on appeal, advocacy.
- LPA viability consultant (recharged): the LPA typically engages an independent reviewer at the applicant's cost.
Appeal route cost
The Planning Inspectorate s.106B appeal [TCPA 1990 s.106B]is determined either by written representations, hearing or inquiry. Inquiry-route appeals carry materially higher costs because of counsel and witness preparation. Costs awards are available where the LPA has acted unreasonably; the procedural test is exacting.
Deed of variation as cost-controlled alternative
Where the LPA agrees to negotiate, a deed of variation is materially cheaper because it avoids the statutory application timeline and the appeal-route risk. The risk is LPA discretion: the council can decline to negotiate at any point.