Do You Actually Need Planning Permission?
Before spending any money, check whether your project even needs a planning application. In England, many common home improvements are covered by Permitted Development (PD) rights - a set of pre-approved rules that allow certain works without a formal application. Getting this wrong in either direction is a common and costly mistake.
Projects that are often Permitted Development include single-storey rear extensions within size limits, loft conversions without dormer windows, most outbuildings under 2.5m eaves height, and internal alterations. Projects that typically do require planning permission include two-storey side extensions, changes of use, and any works on a listed building.
If you are unsure, apply for a Lawful Development Certificate (LDC) rather than relying on verbal assurances. An LDC is formal written confirmation from the council that your works are lawful - it costs around £103 in England and is invaluable when you come to sell.
Our planning permission hub covers the PD rules for the most common home improvement projects in detail.
The 8 Steps to Getting Planning Permission
Get pre-application advice from the council
Before commissioning full drawings, contact your Local Planning Authority (LPA) for pre-application advice. Most councils offer a paid pre-app service where a planning officer reviews your outline proposals and gives a written opinion on likely acceptability, policy issues, and what information you will need to submit.
This is optional but strongly recommended for anything other than a straightforward householder application. It can prevent a refused application and save the cost of drawings that would need revising.
Appoint an architect or architectural technologist
You will need a set of planning drawings - at minimum a location plan (1:1,250 scale), a site plan (1:500 scale), existing and proposed floor plans, and existing and proposed elevations. These must be accurate, to scale, and in the correct format.
You do not legally need a qualified architect - any competent designer can prepare planning drawings. An architectural technologist or architectural designer will typically cost less than a Chartered Architect and is entirely appropriate for householder applications. Ask to see examples of recent approved applications in your area.
Some projects also require input from a structural engineer at planning stage - for basement conversions, significant alterations to load-bearing walls, or where the LPA requests a structural report.
Consider whether you need a planning consultant
For straightforward householder applications in non-sensitive areas, an architect or architectural technologist will handle the submission for you and no separate planning consultant is needed. A planning consultant (a specialist in planning policy and procedure, often a member of the RTPI) adds value for:
- Applications in conservation areas or on listed buildings
- Change of use applications
- Applications where the council has already indicated likely refusal
- Appeals
- Large or commercial developments
Submit your application via the Planning Portal
Planning applications in England are submitted online via planningportal.co.uk. You will need to create an account and complete the relevant application form - for most home improvements this will be a Householder Application (1APP form). Your architect will typically handle the submission on your behalf.
You will need to upload:
- Completed application form
- Location plan at 1:1,250 scale (often purchased from the Planning Portal for around £6-8)
- Site plan at 1:500 scale
- Existing and proposed floor plans
- Existing and proposed elevations
- Any additional documents requested (Design and Access Statement, Heritage Statement, Bat Survey, Flood Risk Assessment - depending on the site and project)
Application fees are non-refundable, even if the application is refused or withdrawn. Make sure your drawings are complete and your pre-app advice has been addressed before submitting.
Validation and the consultation period
Once submitted, the LPA has up to 5 working days to validate your application - checking it is complete and accompanied by the correct fee. If it is invalid (wrong fee, missing documents), the clock does not start. A case officer is then assigned and the application is publicised.
Neighbours are notified by letter and have 21 days to make comments. The application is also published on the council's planning portal for public inspection. Statutory consultees (highways, environment, archaeology) are notified where relevant.
You can monitor the progress of your application on the council's planning search portal. Your case officer can be contacted if you have questions, though they have many cases and may not respond quickly.
The decision
The LPA must decide householder applications within 8 weeks of validation (13 weeks for major applications). In practice, many councils take 10-14 weeks. If no decision is made within the statutory period, you can appeal for non-determination - though this is usually a last resort as it can damage your relationship with the council.
Decisions are one of three outcomes:
- Approved - permission granted, usually with conditions
- Refused - the decision notice will state specific reasons
- Approved with significant amendments - common where the officer negotiates changes during the process
Keep your decision notice permanently - it is a legal document attached to the property and will be required by solicitors when you sell.
Discharge conditions before you start work
Most approvals include conditions. Some are pre-commencement conditions - these must be formally discharged (approved by the LPA) before any work begins on site. Common conditions include agreement of external materials, drainage details, and archaeological watching brief requirements.
To discharge a condition, you submit a Discharge of Conditions application - uploading the relevant details, samples, or reports the condition requires. The LPA has 8 weeks to respond.
Your planning permission lasts 3 years from the date of approval. You must begin work on site within this period - though a genuine start (foundations dug, pegs in the ground) is sufficient to preserve the permission.
If refused - revise, resubmit, or appeal
A refusal is not the end of the road. Read the decision notice carefully - the stated reasons will guide your next step. You have three options:
- Revise and resubmit - address the reasons for refusal and submit a revised application. If submitted within 12 months of the original decision on the same site and applicant, one resubmission is free of the application fee.
- Appeal to the Planning Inspectorate - for householder applications, you have 12 weeks from the date of refusal to submit an appeal. The appeal is heard by an independent Planning Inspector. Around 30% of householder appeals are allowed.
- Engage in further pre-application discussions - before resubmitting, consider requesting a meeting with the case officer to understand what the council would accept.
Typical Planning Permission Costs at a Glance
The table below summarises the typical costs for a straightforward householder planning application in England. Costs will be higher for complex projects, conservation areas, or if specialist reports are needed.
| Item | Typical cost | Notes |
|---|---|---|
| Pre-application advice | £100-400 | Optional but recommended; varies by council |
| Architect / drawings | £500-2,000 | Householder; more for larger/complex projects |
| Location plan | £6-15 | Purchased from Planning Portal or Ordnance Survey |
| Structural engineer (if needed) | £300-800 | Not always required at planning stage |
| Planning consultant (if used) | £500-2,500 | For complex, sensitive or contested applications |
| Application fee (householder) | £258 | Paid to the council via Planning Portal; non-refundable |
| Discharge of conditions | £34 per request | Per pre-commencement condition discharge |
| Appeal (if refused) | Free to submit | Consultant/solicitor fees extra if used |
| Typical total (simple householder) | £1,000-3,000 | Including drawings, pre-app and application fee |
Remember: planning permission is separate from Building Regulations approval. Once you have planning permission and have discharged any conditions, you will still need to obtain Building Regulations approval before starting structural work. This covers structural safety, fire, energy efficiency, and drainage - and is a separate application with separate fees.
Frequently Asked Questions
The application fee for a householder planning application in England is £258 (as of 2024). This covers extensions, outbuildings, and changes within the curtilage of an existing house. New dwellings are charged at £578 per unit. These fees are paid to the council and are non-refundable.
In addition, budget for architect fees (£500-2,000 for householder drawings), pre-application advice (£100-400), and any planning consultant fees. A typical straightforward householder application costs £1,000-3,000 in total once drawings and fees are included.
The LPA must decide a householder application within 8 weeks of receiving a valid application. Major applications have a 13-week statutory target. In practice, many councils take 10-14 weeks for householder applications due to caseload pressures.
Including time to prepare drawings, submit, and await validation, the full process from initial idea to decision typically takes 3-6 months. Pre-application discussions before this can add a further 4-8 weeks but often save time overall by avoiding refusals.
You do not legally need a qualified architect - applications can be submitted by anyone, including the homeowner. However, planning drawings must be accurate and to scale, and a poorly presented application is more likely to be refused or to attract unhelpful conditions.
For most householder projects, an architectural technologist or architectural designer will be sufficient and typically costs less than a Chartered Architect. Ask to see examples of recently approved applications in your area before appointing anyone.
A refusal is not the end of the road. The decision notice will state specific reasons. You have three options:
- Revise and resubmit - address the stated reasons. A second application within 12 months on the same site is free of the application fee in some circumstances.
- Appeal to the Planning Inspectorate - you have 12 weeks from the refusal date. Around 30% of householder appeals are allowed. The appeal itself is free to submit.
- Further pre-application discussions - meet with the case officer before resubmitting to understand what the council would approve.
Do You Also Need Building Regulations Approval?
Planning permission controls what you build and how it looks. Building Regulations approval controls how it must be built - structural integrity, fire safety, thermal performance, ventilation, and drainage. Most building work that requires planning permission will also require Building Regulations approval, but they are entirely separate processes with separate applications, fees, and inspections.
You can apply for Building Regulations approval through your local council's Building Control department or through an Approved Inspector (private building control). Work is inspected at key stages - foundations, drains, structural elements, and on completion.
UK Building Regulations Guide