12 things you need to know about planning permission

Looking to convert the loft into a master bedroom with an en suite or extend the kitchen to create a spacious open-plan kitchen-diner? Maybe you have something more ambitious in mind. Knowing why, when and how to apply for planning permission is key to making the project successful.

Read on for our 12-step guide on all that you need to know to get started, and where to find further information and source the best people for the job.

1. Do I need planning permission?

If you’re considering extending or converting any part of your home, you may need planning permission (official authorisation from your local authority that your planned changes can go ahead). It can apply if you want to build something new, make any major changes to your property (such as adding an extension) or convert part of it into something else (turn a loft into a bedroom, for example). To find out if you need planning permission, contact your local planning authority through your council.

You should avoid starting any work before you know if permission is needed and, if it is, plan ahead and seek advice as soon as possible. You definitely need planning permission if you want to build or add to property on designated land or in a conservation area, or if your building is listed.

2. What about permitted development?

If your project requires only minor changes, it may fall under Permitted Development Rights and won’t need planning permission. This doesn’t apply to flats, maisonettes or commercial properties, however, and there are also restrictions if you live in a listed building, conservation area, a national park, an Area of Outstanding Natural Beauty, a World Heritage Site or the Norfolk and Suffolk Broads.

Permitted Development has different rules depending on the project. For instance, a rear extension won’t need planning permission if it doesn’t extend beyond the rear wall of the existing house by 3m if attached, or 4m if detached. A side extension won’t need planning if it’s less than 4m in height (or 3m if it’s within 2m of a property boundary), while loft conversions have a volume allowance of 50m3 of additional roof space for detached and semi-detached homes. Further rules apply so always check with your local authority first.

3. Are there different types of planning permission?

Yes, outline and full planning permission. And it’s important to know the difference between the two, as well as which one is needed for your project. ‘Familiarise yourself with which type of planning permission you need, what’s required and what it allows you to do,’ says Thomas Goodman, Property and Construction Expert at MyJobQuote.

‘This will save you wasting valuable time and money. And remember: even if you’re granted full planning permission, this doesn’t necessarily give you the green light to start work straight away. There’s often a set of conditions attached to the permission, which need to be met before any work can start. This could be anything from carrying out ground surveys to improving access to the site.’

4. How do I apply?

You can submit a request for planning permission either directly through your Local Planning Authority or via the Planning Portal website (planningportal.co.uk). ‘It’s important that you check your council’s website and validation list first, as they’ll have requirements that are unique to them,’ says Mark Morris, Planning Consultant at Urbanist Architecture.

‘It will show what information they need and what you need to supply. At the start of the planning process, I recommend visiting your local council’s website and looking at submitted planning applications on your street. This will give you an understanding – whether positive or negative – of what has or hasn’t been approved, and should help to inform your planning application.’

5. What do I include in the application?

When you apply for planning permission, your application should include the following elements:

• Location details and site plans
• Any supporting documents
• A completed application form
• The fee
• Your signed ownership certificate

You may also need a design and access statement, and you have the option of attaching other documentation that may help the local authority decide on your application. You can do all of this yourself or, to make the process easier, use an experienced architect or project manager to do it. They’ll be familiar with what’s needed and what plans are likely to get permission, as well as being able to help you to draw up scaled plans of the proposed design.

6. How long will it take?

‘The official target for a decision on a planning application is eight weeks,’ says Mark Morris, Planning Consultant at Urbanist Architecture. ‘At the moment, however, there are very few councils that are meeting this deadline, due to backlogs. As such, it’s important to consider that getting a decision may take several weeks longer and to build this into any planning and organising of supplies and builders.’

This is likely to be the case if your proposal is complicated or very detailed. To get your application processed as soon as possible, make sure you carefully check what you need to submit, as different local authorities have different requirements. Also, try to arrange a pre-application meeting with a planning officer, where possible, so you have a better idea of what’s allowed.

7. How are decisions made?

Whether planning permission is granted or not will depend on a number of factors. These will include any loss of privacy for neighbours, parking issues that may be created as a result of your plans, as well as conservation of natural beauty and other aspects. It all depends on the size and scope of your project so the smaller it is, the more likely you are to get it approved.

Any plans will also be open to public debate and close neighbours will be informed of your plans and given a deadline by which to object, with reasons for doing so.

8. How much does it cost?

There’s usually a fee when applying for planning permission. You can calculate what this will be using the online fee calculator at planningportal.co.uk. If you’re in any doubt, contact your local authority before you submit your application as, frustratingly, sending the wrong fee will delay the whole process.

Prices will differ depending on where you live, as well as the type of planning consent you’re seeking. As a rough guide, a full application for an extension is £528 for people living in England. ‘Small charges may apply on top of this if, for example, planning conditions need to be provided by the local authority,’ says Alex Marshall, Trading Manager at Roofing Superstore.

9. Do I need permission for a garden building?

If you work from home, a garden office is a brilliant way of separating the nine-to-five from your family life. Garden buildings are also ideal as craft or hobby rooms, teen dens or even a space for entertaining in the summer (or winter months, provided it’s fully insulated and heated).

In general, you won’t need planning permission unless you live in a listed building, a flat, maisonette or site of special scientific interest. This is because garden buildings usually fall within permitted development, as outbuildings of any kind can be built so long as they’re under 2.5m in height externally (or 3m if the building’s 2m away from your boundary).

10. How long does planning permission last?

Usually, once planning permission is granted, you have three years in which to begin your project, starting from the day the approval was granted. You don’t need to have finished it within three years – just show a visible first step, such as digging a trench. This should give you and your tradespeople plenty of time to get going.

11. Can I change plans after approval?

That depends on the changes you wish to make. Any small or minor changes should, in theory, be fine. Although you’ll still need to run them past your local authority. Anything bigger will require you to submit revised plans and will need a new application for planning permission. Many local authorities allow you to send in a free re-submission so long as it’s for the same development, is within 12 months of the original application, doesn’t change the character and is only done once.

12. What can I do if it's refused?

Planning tends to be refused on the grounds of loss of light or overshadowing, overlooking and loss of privacy, adequacy of parking or turning, highway safety, traffic generation and noise disturbance, so consider these before making your application.

If the local authority refuses your application, they’ll give you a list explaining the reasons why. This gives you a chance to change and re-submit your plans in line with their comments. In some cases you won’t need to pay another application fee. Alternatively, you can submit a planning appeal online by going to the Appeals Casework Portal (acp.planninginspectorate.gov.uk). You need to launch your appeal within three months of your application being refused, so don’t waste any time!