Planning Permission Made Simple
Taking on a building project can be exciting, but navigating the planning system can feel overwhelming. Understanding when you need permission and how the process works will help your project run smoothly. This guide explains planning permission in England in plain, straightforward terms.
When do you need planning permission?
The general rule is that you need planning permission for building work that constitutes “development,” but many smaller projects are exempt through “permitted development rights.”
Projects that usually need planning permission
- Building a new house
- Creating a major extension or outbuilding outside permitted development limits
- Dividing your property into separate homes
- Changing the use of your building (e.g. from a shop to a house)
- Making significant alterations to a listed building
- Major changes in a conservation area, national park, or Area of Outstanding Natural Beauty
Projects that often don’t need planning permission
Through permitted development rights, you can often make these changes without formal permission:
- Single-storey rear extensions (up to 4m for detached houses, 3m for others)
- Loft conversions (up to 40–50 cubic meters, depending on house type)
- Garage conversions (if not enlarging the building)
- Garden sheds and outbuildings (subject to size and placement rules)
- Minor internal alterations to non-listed buildings
- Driveways (using permeable materials)
Important limitations on permitted development
- Permitted development rights don’t apply or are restricted if:
- Your property is in a conservation area
- Your home is a listed building
- Permitted development rights have been removed by an “Article 4 Direction”
- You have a flat or maisonette (most have no permitted development rights)
- Previous owners have already used up the permitted allowances
Understanding the planning permission process
1. Pre-application research
- Check the planning history of your property on your local council’s website
- Look at your council’s Local Plan for policies affecting your area
- Consider seeking pre-application advice from the council (usually for a fee)
- For larger projects, consult neighbours who might be affected
2. Types of planning applications
- Full planning permission: Complete detailed application with plans, elevations, and supporting documents. Required for most major works.
- Outline planning permission: Establishes the principle of development without all the details. Requires a “reserved matters” application later.
- Householder planning permission: Simplified process for extensions and alterations to houses.
- Prior approval: Applies to specific permitted developments such as large rear extensions. Involves limited council review.
3. Preparing your application
A complete application usually includes:
- Application forms
- Location plan (1:1250 scale)
- Site/block plan (1:500 scale)
- Existing and proposed elevations and floor plans
- Design and access statement (for larger projects)
- Application fee
- Supporting specialist reports (if required)
You can apply online through the Planning Portal (www.planningportal.co.uk).
4. The decision process
- Council validates your application (checks all documents are provided)
- Public consultation period (21 days) where neighbours and others can comment
- Case officer assesses the application against planning policies
- Decision made either by a planning officer or by the planning committee
Standard determination period is 8 weeks (13 weeks for major developments).
5. Possible outcomes
- Approval: Permission to proceed
- Approval with conditions: You must meet certain requirements
- Refusal: Application is rejected, with reasons given
Dealing with planning conditions
Most approvals come with conditions that must be satisfied:
- Pre-commencement conditions: Must be met before starting work
- Pre-occupation conditions: Must be met before using the building
- Ongoing conditions: Apply during the use of the development
Discharging conditions requires a separate application (current fee: £116 per submission as of April 2025).
If your application is refused
You have three main options:
- Revise and resubmit: Address reasons for refusal
- Appeal: Challenge the decision to the Planning Inspectorate (within 12 weeks for householder appeals, 6 months for others)
- Negotiate: Work with the planning officer to modify your plans
Building regulations vs. planning permission
These are separate processes:
- Planning permission: Concerns appearance, use, and impact on the area
- Building regulations: Ensures work meets safety, energy, and access standards
Most projects need building regulations approval even if planning permission isn’t required.
Enforcement and retrospective permission
If you build without necessary permission:
- The council can take enforcement action up to 4 years after completion (10 years for change of use)
- You can apply for retrospective permission, but approval isn’t guaranteed
- Worst case: you might be required to undo the work
Time limits and expiry
- Planning permission typically expires after 3 years if work hasn’t started
- It has no expiry once work has “materially commenced”
- You can sometimes apply to extend it before expiry
Costs to expect
As of April 2025:
- Householder application: £259
- Full planning for a new single dwelling: £539
- Outline application: £528 per 0.1 hectare
- Prior approval for large extensions: £117
- Discharge of conditions: £116 per submission
Additional costs may include:
- Professional drawings and plans (£500–£3,000+)
- Specialist surveys (e.g. ecology, heritage): £300–£1,500+
- Pre-application advice: £100–£500 depending on the council
Disclaimer
This article provides general information about planning permission in England as of April 2025. It is not legal advice, and planning laws can change. Your individual circumstances may affect how the law applies to your situation.
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