What is planning permission?

Planning permission is formal consent from the local planning authority (LPA - usually the district or borough council) to carry out development that is not covered by Permitted Development rights. In England, all development requires planning permission unless it is specifically exempted by the General Permitted Development Order or another permitted development right. For householder applications (extensions, outbuildings, fences), the LPA must decide within 8 weeks of receiving a valid application. Planning permission runs with the land, not the applicant, and lasts for 3 years from the date of approval.

When do you need planning permission for an extension?

You need planning permission for an extension if it exceeds Permitted Development limits. For a single-storey rear extension, PD allows up to 4m deep on a detached house or 3m on a semi-detached or terraced house (subject to neighbour consultation for extensions up to 8m on detached or 6m on attached houses). Extensions on the side of the house, extensions above single storey, extensions in conservation areas, and extensions on listed buildings all have stricter rules or may require full planning permission. When in doubt, apply for a Lawful Development Certificate rather than relying on PD.

How much does planning permission cost?

In England, the fee for a householder application (extensions, outbuildings, changes within the curtilage of an existing house) is a flat fee - currently £258 (as of 2024). Full planning applications for new dwellings are charged at a higher rate based on the number of units. Pre-application advice from the LPA typically costs an additional fee (varying by council, typically £100-400 for householder advice) but can save time by identifying issues before a formal application is submitted. These fees are in addition to any architect or planning consultant fees.

What is the difference between planning permission and Building Regulations?

Planning permission controls what you can build, where, and how it will look - it is concerned with the impact of development on the surrounding area, neighbours, and the environment. Building Regulations set the technical standards that construction must meet for structural safety, fire, energy efficiency, accessibility, ventilation, drainage, and other building performance criteria. Many projects need both: an extension might require planning permission for its size and appearance, and Building Regulations approval for its structural, thermal, and fire safety design. Some projects need Building Regulations but not planning permission (internal work within PD limits), and vice versa.

Planning noun

Planning Permission

/ ˈplanɪŋ pəˈmɪʃ(ə)n /

Also known as: planning consent, planning approval, householder planning application, full planning permission

Definition

Planning permission is formal consent from the local planning authority (LPA - typically the district or borough council) to carry out development not covered by Permitted Development rights. In England, all development requires planning permission unless specifically exempted. For householder applications, the LPA must decide within 8 weeks. Approval lasts 3 years and runs with the land. Planning permission controls what you build and how it looks - it is separate from Building Regulations, which control how it must be built.

In practice

Householder planning applications are made online via the Planning Portal (planningportal.co.uk). A typical application requires: a location plan (1:1250 scale); a site plan (1:500 scale); existing and proposed elevation drawings; existing and proposed floor plans; and a completed application form with fee (currently £258 for householder applications in England). The LPA consults neighbours, notifies statutory consultees, and makes a decision based on the development plan policies, the NPPF, and material considerations.

Conditions are commonly attached to planning approvals - requiring materials to be agreed, restricting permitted development rights on extensions, or controlling hours of construction noise. Conditions must be discharged (formally approved by the LPA) before work begins or before occupation. An approval notice should always be kept with the property - it is often required by conveyancers when selling. If planning permission is refused, an appeal can be made to the Planning Inspectorate within 12 weeks (for householder applications).

Building Regulations

Application routeOnline via Planning Portal or direct to LPA

Decision period8 weeks for householder applications

Application feeCurrently £258 for householder applications in England

Duration3 years from date of approval to start work

Planning permission is granted under the Town and Country Planning Act 1990. It is entirely separate from Building Regulations approval under the Building Act 1984 - a project may need one, both, or neither depending on the nature of the work. Carrying out development without planning permission is an enforcement risk - the LPA can issue an Enforcement Notice requiring the development to be removed or altered. The LPA has 4 years to enforce against an unauthorised dwelling or change of use, and 10 years to enforce against other development.

Full Building Regulations guidance

Planning Permission

Just so you know...