Planning permission, explained.
What the council looks at, how long it takes and what happens once you apply, in plain English.
Not every project needs an application.
Many extensions and loft conversions can go ahead under permitted development. Try our permitted development check first.
You will usually need to apply for planning permission when:
- The project is bigger than permitted development allows, in depth, height or overall volume.
- The property is a flat or maisonette, because these do not have the same permitted development rights as houses.
- The house is in a conservation area, a National Landscape or National Park, or is a listed building, where rights are restricted or do not apply.
- An Article 4 direction or a condition on an earlier permission has removed your rights. This is common on newer estates.
- You are creating a new home, or changing how a building is used.
Want certainty?
- If you think your project is permitted development, you can apply to the council for a Lawful Development Certificate. It is optional, but it gives you written confirmation that is useful when you sell or remortgage.
From first idea to decision.
Most householder applications follow the same path. The timings below are typical, and every council works a little differently.
Check the constraints
Before any design work we look at the planning history, any conservation area, listing, tree protection, flood risk or Article 4 direction, and any conditions attached to earlier permissions. This shapes what is realistic.
Design the scheme
We develop the layout and appearance with you, balancing what you want against what the council is likely to support. A well-judged first design saves months later.
Optional pre-application advice
Many councils offer paid advice before you apply. It is worth considering for sensitive sites, larger schemes or listed buildings, but it is not always needed for a straightforward householder project.
Prepare and submit
An application normally includes a location plan, a block plan, existing and proposed plans and elevations, the application form, the correct ownership certificate and the fee. Applications are usually made online through the Planning Portal, which adds a service charge to the council’s fee. Some sites also need a heritage statement, tree report or ecology survey. We prepare and submit it for you.
Validation
The council checks that everything required is there, usually within a few days. Once it is valid, the 8-week clock starts.
Consultation
Neighbours are notified by letter or site notice, and the parish or town council and other consultees may comment. Comments are public. The case officer also visits or reviews the site.
Assessment and decision
The officer weighs the proposal against local and national policy. Most householder decisions are made by the officer. Some go to a planning committee, for example if the applicant works for the council or if there are many objections. Councils sometimes agree an extension of time, and asking for amendments is common.
After the decision
If approved, read the conditions carefully. Some need to be discharged before work starts. The permission lasts three years, and you will also need building regulations approval before you build.
What the council looks at.
Officers decide on planning grounds, set out in national policy and your council’s local plan. Personal disputes, loss of a view or the effect on property values are not planning matters.
Design and character
Whether the scale, form and materials suit the house and the street, and whether the extension looks subordinate to the original building.
Light, privacy and outlook
Overshadowing, overlooking and an overbearing presence are the usual tests. Window positions and heights matter as much as size.
Parking and highways
Whether enough parking remains, particularly if you add bedrooms, and whether the entrance and visibility are safe.
Trees and wildlife
Protected trees, hedgerows and species such as bats, which can affect roof works and older buildings.
Flooding and drainage
Flood zones, surface water and how rainwater from new roofs and paving will be dealt with.
Conservation and listing
The effect on listed buildings, their setting and conservation areas, usually supported by a heritage statement.
Refusal is not always the end.
A refusal sets out the reasons. Those reasons tell us what to change.
- Amend and resubmit. If you resubmit a similar householder scheme for the same site within 12 months of a refusal, the council does not charge a second fee.
- Appeal. You can appeal to the Planning Inspectorate. For householder applications the deadline is 12 weeks from the decision. Appeals are decided on the written evidence, usually within a few months.
- Approved with conditions. Conditions are normal. Some, such as agreeing materials or drainage, must be dealt with before work starts, so do not skip them.
- Changing an approved design. Small changes can be agreed as a non-material amendment. Larger changes usually need a new application.
Other consents that can apply.
Planning permission is one of several approvals. These are the ones that most often come up with home extensions.
Listed building consent
A separate consent, and often needed even for internal alterations. Working on a listed building without it can be a criminal offence.
Protected trees
Trees with a Tree Preservation Order, and most trees in a conservation area, cannot be cut or lopped without the council’s permission or notice.
Community Infrastructure Levy
Some councils charge this on new floor space. Householder extensions under 100 square metres are generally not liable, but larger schemes may be, so check early.
Protected species
If bats or other protected species may be present, a survey may be required, and some of it can only be carried out at certain times of year.
Common questions.
How long does a planning application take?
The target for a householder application is 8 weeks from validation. Allow a week or two for validation first. Some councils take longer, particularly if the officer asks for changes or the application goes to committee.
What will it cost in total?
The council sets the application fee, currently £548 for a householder application. Most applications, including those we submit, go through the Planning Portal, which adds its own service charge on top of the council’s fee. At the time of writing this is £99 or £149 including VAT, depending on the type of application. Fees change, so we confirm the exact figures before we submit. Drawings, surveys and any reports such as a heritage statement or tree report are separate.
Can I start work before I have permission?
No. Starting without permission risks enforcement action and may mean altering or removing the work. It can also cause problems with insurers, lenders and buyers later.
Will my neighbours be told?
Yes. Adjoining neighbours are normally notified by the council, and comments are published. Only planning matters are taken into account. It helps to talk to your neighbours before you apply.
Which drawings do I need?
Usually a location plan, a block plan, and existing and proposed floor plans and elevations, with sections where they help. We prepare these as part of the application.
If my neighbour has a similar extension, will mine be approved?
It helps, but every application is decided on its own merits, including the context, any change in policy since and the effect on your own neighbours.
Does planning permission mean I can start building?
Not quite. You will also need building regulations approval, and possibly party wall notices and a build over agreement with the water company.
Do I need planning permission for a loft conversion?
Often not, if the work is within the permitted development limits for volume, height and position. Dormers on the front, flats and conservation areas are common reasons it is needed.
Planning, handled.
Tell us about your home and we will tell you what it needs.
This guide is general information for England, reviewed October 2026, and is not planning advice for your property. Fees and rules change, so confirm the current position with your local planning authority or the Planning Portal. The rules in Wales, Scotland and Northern Ireland are different.