Planning Permission Explained: A Homeowner’s Guide to Planning Applications in the UK
Planning permission can feel complicated, particularly when you are simply trying to improve your home. Whether you are considering a house extension, loft conversion, new outbuilding, garage conversion, additional storey or a complete renovation, understanding the planning process before you start can save you time, money and a great deal of frustration. The good news is that the planning process becomes much easier to understand once you know what is involved. In this guide, we explain how planning permission works, when you need it, which type of planning application may be required, what information you need to submit, how long an application can take and what happens after the council makes a decision.
Do I need planning permission?
This should be the first question you ask before commissioning drawings or starting work. Not every project requires a full planning application. Some forms of development may be covered by Permitted Development Rights, which allow certain types of work to be carried out without making a traditional planning application. However, Permitted Development is subject to specific rules, limitations and conditions. For example, the answer can be affected by:
The size and height of the proposed development
The location of the property
Previous extensions or alterations
Whether your property is listed
Whether your property is within a conservation area
Whether an Article 4 Direction applies
The type of development you are proposing
For some projects, Prior Approval may also be required even though the development is permitted in principle. This is why it is important not to assume that a project is automatically permitted simply because it is a relatively small extension or alteration. Before starting the design process, establish which planning route applies to your property and proposal.
What is a planning application?
Where planning permission is required, a planning application is submitted to your Local Planning Authority (LPA). The purpose of the application is to give the council enough information to understand what you are proposing and assess it against relevant planning policies and other material considerations. A planning application can include:
Architectural drawings
Existing and proposed floor plans
Existing and proposed elevations
Site and block plans
Location plans
Design information
Planning statements where required
Design and Access Statements where required
Supporting technical reports
Ownership information
Other documents depending on the property and proposal
The council then assesses the proposal and can ultimately:
Approve the application,
Approve it subject to conditions, or
Refuse the application.
The planning system is not simply a question of whether a planning officer likes the design. Applications are assessed against planning policy and relevant material considerations. That means a well-designed proposal still needs to be supported by the right information and demonstrate why it is appropriate for its location.
Which type of planning application do I need?
There is no single type of "planning application". There are several different routes, and choosing the correct one is important because submitting the wrong type of application can result in delays or invalidation. Householder planning application. This is one of the most common routes for homeowners. It is generally used for alterations or extensions to an existing dwelling, such as:
Rear extensions
Side extensions
Loft extensions
Porches
Garage alterations
Roof alterations
Other domestic improvements
If you are looking to extend or significantly alter your home, a householder application may be the appropriate route.
Full planning permission
A full planning application is generally used for proposals where a more detailed assessment of the development is required. This can include new buildings, changes of use and many development proposals that fall outside the scope of a householder application.
Lawful Development Certificate
Sometimes the question is not "will the council grant permission?", but instead "does this development already have planning permission through permitted development or existing lawful use?" A Lawful Development Certificate can provide formal confirmation of lawfulness. This can be particularly useful where you want certainty before carrying out work or when dealing with a future property sale.
Prior Approval
Some forms of permitted development require the council to assess specific aspects of the proposal before the development can proceed. This is known as Prior Approval. The process and considerations depend on the specific permitted development right being used.
Retrospective planning permission
If development has already taken place without the necessary planning permission, a retrospective application may sometimes be possible. However, it is generally far better to establish the correct planning route before construction begins.
What drawings are required for a planning application?
One of the most important parts of a planning application is the architectural information. The council needs to understand:
What exists now?
What are you proposing?
How will the proposal affect the property and its surroundings?
For a typical residential extension, this may involve:
Existing floor plans
Proposed floor plans
Existing elevations
Proposed elevations
Existing and proposed site plans
Location plan
Roof plan
Sections where necessary
Additional contextual or supporting drawings where appropriate
The exact requirements vary depending on the project and the local authority. Planning drawings should therefore do more than simply make the proposal look attractive. They need to communicate the proposal clearly and accurately enough for the planning authority to assess it. Local authorities can also have their own local validation requirements, so checking these before submission is an important part of preparing an application.
Why does the design matter?
Planning permission is not simply about adding as much space as possible. A successful proposal needs to respond to the property, its surroundings and the relevant planning policies. For a house extension, this could involve considering:
The scale of the extension
Its relationship with the existing house
Roof form and pitch
Materials
Window and door proportions
The relationship with neighbouring properties
Privacy
Daylight and sunlight
Overlooking
Garden space
The character of the surrounding area
A design that looks good in isolation may not necessarily be appropriate for the site. This is where good architectural design and planning knowledge work together. The objective is not simply to create more space, but to create a proposal that works for you while responding appropriately to the planning constraints of the property.
How much does planning permission cost?
The cost of planning permission is not simply the application fee paid to the council. Depending on your project, your overall planning costs can include:
Local authority planning fees
Architectural or planning design fees
Planning statements
Design and Access Statements
Structural information
Ecology surveys
Flood risk assessments
Heritage assessments
Arboricultural surveys
Other specialist reports
The requirements depend heavily on the property and the proposal. This is why the cheapest approach at the beginning is not always the cheapest approach overall. Spending money on the right information before submission can help avoid delays, invalidation or the need to redesign a proposal later.
How long does a planning application take?
For standard applications in England, the statutory determination periods are generally:
8 weeks – standard applications
13 weeks – major development
16 weeks – applications requiring an Environmental Impact Assessment
These periods can be extended by agreement in certain circumstances. However, there is an important distinction between the statutory timescale and the actual time your project may take from beginning to end. Before the application can even be submitted, you may need to:
Discuss your requirements with your architect
Survey the existing property
Develop the design
Produce planning drawings
Review planning policies
Obtain supporting documents
Complete the application
Submit the application
Resolve any validation issues
The planning application itself is therefore only one part of the overall process.
What happens after the application is submitted?
Once submitted, the application is checked by the council. If the required information is not provided, the application may be considered invalid until the outstanding information is supplied. Once valid, the council can publicise the proposal and consult relevant parties. Depending on the application, this may include:
Neighbours
Parish or town councils
Highways authorities
Environmental bodies
Heritage consultees
Other statutory or non-statutory consultees
Members of the public can submit comments, although planning decisions are based on relevant planning considerations rather than simply counting the number of objections or letters of support. The application is then assessed by the planning authority. Most applications are determined by planning officers under delegated powers, although some applications are referred to planning committee depending on the circumstances and the council's procedures.
What does a planning officer look at?
A planning officer will consider the proposal against relevant planning policies and other material considerations. For a residential extension, this could include matters such as:
Design and appearance
Character of the area
Residential amenity
Privacy and overlooking
Scale and massing
Impact on neighbouring properties
Parking and access
Heritage considerations
Flood risk
Ecology
Relevant local planning policies
Importantly, not every concern raised by a neighbour is necessarily a material planning consideration. This is why understanding the planning framework before designing your project can be so valuable.
What happens if planning permission is approved?
An approval is not always the end of the planning process. Your permission may contain planning conditions that need to be dealt with before or during construction. Some conditions may require information to be submitted to the council before development can proceed. For example, you could receive an approval subject to conditions relating to:
Materials
Landscaping
Drainage
Boundary treatments
Windows
Ecology
Construction details
It is therefore important to read the decision notice carefully. Planning permission does not necessarily mean you can immediately start building. Your architect, planning consultant or contractor should review the conditions and establish what needs to happen before construction begins.
What happens if planning permission is refused?
A refusal is obviously disappointing, but it does not necessarily mean that your project is impossible. The first step should be to understand why the application was refused. The decision notice should explain the reasons for refusal and identify the planning policies considered relevant. Depending on the circumstances, possible next steps could include:
Revising the design
Addressing the reasons for refusal
Submitting a new planning application
Appealing the decision
The appropriate route depends on the individual application. Appeal deadlines are also important. For example, the deadline for a refused householder application is shorter than the standard deadline for many other applications. This is one reason why it is important to understand the refusal rather than simply submitting exactly the same proposal again.
How can you improve your chances of a successful planning application?
There is no way to guarantee planning permission. However, you can significantly improve the quality of your application by doing the groundwork properly.
1. Understand the site
Every property is different. Look at the existing building, neighbouring properties, the street, site constraints and relevant planning designations.
2. Establish the correct planning route
Do not automatically assume you need a standard planning application. Your project may fall under permitted development, prior approval, a certificate of lawfulness or another planning route.
3. Check planning policy
The council will assess your proposal against the relevant planning framework. Understanding the policies affecting your property before designing the scheme can prevent avoidable problems later.
4. Design around the constraints
The best design is not necessarily the largest design. A successful proposal should balance your requirements with the physical and planning constraints of the site.
5. Produce accurate drawings
The planning authority needs to clearly understand what you are proposing. Clear, consistent and accurate drawings make the application easier to assess.
6. Identify specialist requirements early
If your project could involve ecology, trees, flooding, heritage, highways or other specialist considerations, identify those issues before submission.
7. Think beyond planning permission
Remember that planning permission is only one stage of your project.
Once planning is secured, you may still need building regulations information, structural design, construction drawings and other technical information before construction can begin.
Planning permission is about more than submitting an application
For a homeowner, the planning process can initially seem like a simple transaction:
Draw the project → submit it → get permission → build it.
In reality, there are several decisions that happen before the application is submitted. Getting those decisions right can make the rest of the process considerably more straightforward. The key questions are:
Do I need planning permission?
Which planning route is right for my project?
What does my local planning policy say?
What information will the council need?
Does the design respond appropriately to the property and its surroundings?
What happens if the council raises concerns?
Answering these questions early can help you avoid unnecessary costs and delays.
Thinking about extending or altering your home?
At HAUSU+, we help homeowners turn ideas into carefully considered architectural proposals. Whether you are considering a house extension, loft conversion, garage conversion, garden room, additional storey, renovation or new-build project, the first step is understanding what is possible on your property. From initial design and planning drawings through to planning submission and construction information, getting the right advice early can make the process much easier to navigate.
Thinking about your own project? Get in touch with HAUSU+ to discuss your property and what you are looking to achieve.
Planning regulations and local planning policies can change. The information in this article is intended as general guidance and should not be treated as project-specific planning advice. Your property's planning history, location and proposed development should always be considered individually.