What is Planning Permission? | UK Planning Advice

Planning Permission Explained Simply

Planning permission is the formal approval needed from your local authority to build something new, make major changes to your existing property, or change how a building is used. It's a system designed to control development and protect the character, amenity, and environment of our towns, cities, and countryside.

Planning permission illustration showing house plans and local authority approval

The planning system balances individual property rights with community interests

For homeowners, understanding planning permission is crucial before starting any significant home improvement project. While many smaller changes fall under "permitted development rights" and don't require formal permission, larger projects will need approval from your local planning authority.

Important to Know

Planning permission is separate from Building Regulations, which focus on how a building is constructed rather than whether it can be built in the first place. Most projects require compliance with both systems.

Why Do We Have a Planning System?

The UK planning system exists to:

Manage development: Ensuring buildings are constructed in appropriate locations and to suitable scales
Protect amenity: Preventing developments that would significantly harm neighbors' enjoyment of their properties
Preserve heritage: Safeguarding historic buildings and conservation areas
Protect the environment: Preventing inappropriate development in areas of natural beauty, flood zones, or ecologically sensitive locations
Ensure infrastructure: Making sure developments come with appropriate access, services, and facilities
Control land use: Keeping residential, commercial, and industrial areas appropriately separated

Without planning controls, anyone could build anything anywhere, potentially leading to unsafe, unsightly, or inappropriate development that could damage communities and environments.

When Do You Need Planning Permission?

Generally, you'll need planning permission if you want to:

New Buildings

Build a new house
Build a large extension or outbuilding
Create a self-contained dwelling

Major Alterations

Major changes to your house's appearance
Extensions beyond permitted development limits
Loft conversions with significant roof alterations

Change of Use

Converting a house into flats
Running certain businesses from home
Changing a building from one use to another

Protected Buildings/Areas

Changes to listed buildings
Major work in conservation areas
Development in national parks or AONBs

Check First

If you're unsure whether your project needs planning permission, it's always best to check with your local planning authority before starting work. Proceeding without necessary permission can result in enforcement action.

What Doesn't Need Planning Permission?

Many smaller home improvements don't require planning permission as they fall under "Permitted Development Rights." These typically include:

Small extensions (within specific size limits)
Loft conversions (that don't significantly alter the roof)
Garden sheds and outbuildings (below certain sizes)
New windows and doors (unless in conservation areas or listed buildings)
Interior renovations (that don't change the building's use)
Driveways (using permeable materials)
Fences and walls (below certain heights)

However, Permitted Development Rights can be restricted or removed in certain areas or for certain properties, so it's important to verify your specific situation.

Learn More About Permitted Development

How Planning Decisions Are Made

When you submit a planning application, the local planning authority evaluates it against several factors:

The planning decision-making process involves multiple checks and considerations

Key Planning Considerations

National Planning Policy Framework (NPPF): The overarching national guidance for planning in England
Local Plans: Local authorities' specific policies for their area
Supplementary Planning Documents (SPDs): Detailed guidance on specific types of development
Neighbourhood Plans: Locally developed plans for specific neighborhoods
Material Considerations: Relevant factors that might affect the decision, such as:
- Impact on neighbors (overshadowing, privacy, noise)
- Traffic and parking impacts
- Design and appearance
- Environmental impacts
- Historic preservation

Public Consultation

For most planning applications, neighbors and the wider public have the opportunity to comment on proposals. These comments become part of the decision-making process, though the final decision is based on planning policies rather than simply counting objections.

Common Planning Misconceptions

"I can build what I want on my own property"

While you do have rights as a property owner, these rights are limited by planning laws and regulations. The planning system exists to balance individual property rights with the wider public interest.

Even on your own land, significant developments or changes to a building's use or appearance typically require planning permission. This ensures that developments are appropriate for their surroundings and don't negatively impact neighbors or the community.

"If my neighbor got permission, I will too"

Each planning application is considered on its own merits. While previous decisions can be relevant, they don't set a binding precedent. Your application might differ in important ways from your neighbor's, such as:

Different impact on different neighbors
Changes in planning policy since the earlier approval
Subtle differences in design or positioning
Cumulative impact if multiple similar developments have already been approved

This is why it's important to consider your specific circumstances rather than assuming approval based on nearby developments.

"If enough neighbors object, the application will be refused"

Planning decisions are based on planning policies and material considerations, not simply the number of objections received. While neighbor comments are important and will be considered, they need to raise valid planning concerns to influence the decision.

Valid planning concerns include issues like overshadowing, privacy, noise, traffic, and design compatibility. Personal concerns about property values, construction disruption, or views (which are not legally protected) generally carry less weight in planning decisions.

This policy-led approach ensures that planning decisions are made consistently and fairly, rather than simply reflecting which applicants have the most popular or unpopular proposals.

"I don't need permission if no one complains"

Building without required planning permission is a risk, regardless of whether neighbors complain. Local authorities can take enforcement action against unauthorized development for up to:

4 years for building works or creating a new dwelling
10 years for changes of use or breaches of planning conditions

If enforcement action is taken, you might be required to demolish the unauthorized development or return the property to its previous state. This can be far more costly and stressful than applying for permission properly from the start.

Additionally, when selling your property, solicitors will typically check for planning permission for any significant works. Lack of proper permissions can complicate or even prevent property sales.

Types of Planning Permissions

There are several different types of planning permissions and consents you might need:

Type	Description	Typical Uses
Full Planning Permission	Complete detailed permission for development	Extensions, new buildings, major alterations
Outline Planning Permission	Establishes if development is acceptable in principle	New developments where details will be confirmed later
Listed Building Consent	Required for changes to listed buildings	Alterations to buildings of historical or architectural importance
Conservation Area Consent	For demolition works in conservation areas	Demolishing buildings in protected historical areas
Advertisement Consent	For displaying signs and advertisements	Shop signs, billboards, business advertising
Lawful Development Certificate	Confirms development is lawful (either existing or proposed)	Confirming permitted development rights or establishing that a use has become lawful through time

Most homeowners will primarily deal with Full Planning Permission or Lawful Development Certificates for Permitted Development rights.

Learn About Planning Applications

Planning Permission vs. Building Regulations

It's important to understand that planning permission and building regulations are two separate systems with different purposes:

Aspect	Planning Permission	Building Regulations
Purpose	Controls what can be built where, focusing on visual appearance, use, and impact	Ensures buildings are constructed safely and meet technical standards
Concerned with	Appearance, use, location, size, and impact on surroundings	Structural integrity, fire safety, ventilation, energy efficiency, accessibility
Overseen by	Local authority planning department	Local authority building control or approved inspectors
Timing	Must be obtained before work begins	Notification required before work begins, inspections during and after construction

Important

For most building projects, you'll need to comply with both planning permission (or ensure your project falls under permitted development) AND building regulations. Having one does not exempt you from the other.

Planning Constraints and Designations

Various constraints and designations can affect what you're allowed to build on your property:

Common Constraints

Green Belt: Strict controls on development to prevent urban sprawl
Conservation Areas: Protected areas of architectural or historical interest
Listed Buildings: Buildings of special architectural or historical interest
Areas of Outstanding Natural Beauty (AONB): Protected landscapes
Flood Zones: Areas at risk of flooding
Tree Preservation Orders (TPOs): Protected trees

Effects on Development

Reduced or removed permitted development rights
Additional consents required (e.g., Listed Building Consent)
Stricter design requirements
Requirements for specific surveys or assessments
Potential refusal for developments that would be acceptable elsewhere
Need for special mitigation measures

Research First

Before making any plans, check for constraints that might affect your property. You can use our Constraints Checker Tool or check with your local planning authority.

Learn More About Planning Constraints

If Your Planning Application is Refused

If your planning application is refused, you have several options:

Discuss with the planning officer: Understand exactly why the application was refused
Revise and resubmit: Address the reasons for refusal and submit a new application
Appeal: Appeal to the Planning Inspectorate within 6 months (12 weeks for householder applications)

Appeals can be costly and time-consuming, so it's often better to work with the planning department to address their concerns before appealing. Many refusals are due to specific aspects of a proposal rather than the entire concept.

Learn About Planning Appeals

Note

This guide focuses on England's planning system. While the systems in Wales, Scotland, and Northern Ireland have similarities, there are important differences in policies and procedures. Always check with your local planning authority for region-specific guidance.

Not sure if you need planning permission?

Use our interactive tool to check if your project might qualify for permitted development rights.

PD Checker Tool

Planning Glossary

Planning has its own terminology. Here are some key terms:

View Full Glossary

Seek Professional Advice

For complex projects or where substantial investment is involved, consider consulting a planning professional. Architects, planning consultants, or planning lawyers can provide tailored advice for your specific situation.

Expert Planning Advice

Talk to Your Planning Officer

"Many local authorities offer pre-application advice services. This can be invaluable for understanding likely issues before you submit a formal application, potentially saving you time and money."

- Emma Thompson, Planning Consultant

Research Similar Projects

"Look for similar projects in your area that have been approved. You can view past applications on your council's planning portal. Understanding successful designs can help shape your own proposals."

- James Wilson, Architect

Consider Your Neighbors

"Talk to your neighbors before submitting plans. Addressing their concerns early can prevent objections later. Remember, good design should minimize impact on neighboring properties."

- Sarah Chen, Planning Consultant

Quality Documentation

"Invest in high-quality drawings and supporting documents. Clear, professional plans and a well-written design statement can make the difference between approval and refusal."

- Michael Roberts, Planning Officer

The Planning Application Process

Typical planning application timeline and process

Typical Planning Application Timeline

Research and preparation (1-3 months)
- Check local planning policies
- Consider constraints affecting your property
- Seek pre-application advice (optional but recommended)
- Prepare drawings and supporting documents
Submission (1 day)
- Submit application form, drawings, and documents
- Pay the application fee
Validation (1-2 weeks)
- Council checks all required documents are submitted
- Application confirmed as valid or further information requested
Consultation (3 weeks)
- Neighbors notified
- Consultation with relevant bodies (e.g., highways, environmental agencies)
Assessment (5-6 weeks)
- Planning officer evaluates the application
- Site visit conducted
- Review of consultation responses
Decision (8 weeks total target)
- Decision made by planning officer or committee
- Approval (possibly with conditions) or refusal

Processing Times

Standard householder applications aim to be decided within 8 weeks. More complex applications may take 13 weeks or longer. Timelines can vary between local authorities.

Complete Guide to Planning Applications

Frequently Asked Questions About Planning

How much does planning permission cost?

Planning application fees vary based on the type of development and your location in the UK. As of 2025:

Householder applications (extensions, alterations, etc.): £206 in England
Full applications for new dwellings: £462 per dwelling (up to 50 dwellings)
Outline applications: Vary based on site area
Lawful Development Certificates: £103 (half the relevant planning fee)

In addition to the application fee, you'll likely incur costs for professional drawings, surveys, and possibly professional planning advice. For a typical householder extension, expect total costs (including drawings and application fee) to range from £1,000 to £3,000 depending on complexity.

Pre-application advice services offered by local authorities typically cost between £100-£300 for householder developments.

View Detailed Fee Information

How long does planning permission last?

Standard planning permission in England lasts for three years from the date it's granted. This means you must begin the development within this period.

"Beginning" the development typically means carrying out a "material operation" on site, such as:

Digging foundations
Laying underground pipes or sewers
Any construction work above ground level

Simply clearing the site or demolishing existing structures usually isn't enough to "begin" development.

Once you've legitimately begun the development within the three-year period, the permission remains valid indefinitely (unless there are specific conditions stating otherwise).

If your permission is approaching expiration and you're not ready to begin work, you can apply to extend it or renew it before the three years expire.

Can I make changes to approved plans?

Yes, but the process depends on the significance of the changes:

Non-material amendments: Minor changes that don't materially alter the approved scheme can be approved through a simple "non-material amendment" application. This is quicker and cheaper than a full application.
Minor material amendments: More significant changes can be addressed through a "Section 73" application to vary conditions of the original permission.
Major changes: Substantial alterations will require a new full planning application.

What constitutes "non-material" varies between local authorities but typically includes small changes to window positions, minor alterations to materials, or slight adjustments to dimensions that don't affect the overall appearance or impact of the development.

Always check with your local planning authority before making changes to approved plans. Unauthorized deviations from approved plans can result in enforcement action.

What if I build without planning permission?

Building without required planning permission is a risk that can have serious consequences:

Enforcement action: The local authority can issue an enforcement notice requiring you to undo the unauthorized work or demolish the structure.
Retrospective application: You may be required to submit a retrospective planning application, which could be refused.
Legal action: Failing to comply with an enforcement notice is a criminal offense that can result in prosecution and substantial fines.
Property sale difficulties: Unauthorized work can cause problems when selling your property, as solicitors conduct planning searches.

If you believe your development might be lawful without permission (e.g., it's permitted development), you can apply for a Lawful Development Certificate to confirm this.

In some cases, unauthorized development can become immune from enforcement if no action is taken within certain time limits (4 years for building operations or creating a new dwelling, 10 years for change of use or breach of conditions). However, deliberately concealing unauthorized development can prevent these time limits from applying.

Do I need to consider planning permission when buying a property?

Yes, planning considerations are important when buying a property for several reasons:

Existing extensions/alterations: Check that any significant work has proper planning permission or falls under permitted development rights. Your solicitor should conduct planning searches, but ask specifically about this.
Unauthorized work: If the property has unauthorized extensions or alterations, you could inherit the problem and face enforcement action as the new owner.
Future potential: If you're buying with the intention to extend or alter the property, research whether planning constraints might limit your plans. Properties in conservation areas, listed buildings, or areas with Article 4 Directions have reduced permitted development rights.
Neighboring developments: Check for any approved or pending planning applications nearby that might affect your enjoyment of the property (e.g., major developments or extensions that could overlook your garden).

You can research planning history and constraints through the local authority's planning portal, which is typically available online.

View All Planning FAQs

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Whether you need planning permission or can use permitted development rights, we're here to guide you through the process.

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