The Complete Guide to Planning Permission for Homeowners

Planning Permission is the legal procedure that prevents your home improvement projects — like expansions, conversions, or new buildings — from being hazardous, non-compliant, or adverse to the local community and your neighbours. This is a primary procedure regulated by your respective local authority (the Council).

Another reason that people usually make errors and consequently incur costs is that they mix Planning Permission with Building Regulations. The present guide will clear the air on the subject by dealing with the process, the compliance paths, and the indispensable steps to your project’s approval.

Phase 1: Two Paths to Compliance
You must ascertain which legal route your project belongs to before proceeding to draw up any plans. This option determines the length of time and the application that is needed.

Path A: Permitted Development (PD) Rights
Very often the most common projects like small single-storey rear extensions, loft conversions, or internal remodelling are under Permitted Development (PD) rights.

What it Translates to: If your project complies with all the strict national regulations regarding size, height, and boundary, then you are not required to apply for Full Planning Permission.

The Downside: PD rights are instantly repealed or severely curtailed in case your property falls under any of the following categories — a flat or maisonette, a Listed Building, or is located in a Conservation Area or National Park.

The Wise Step: Even if you choose the PD route, it will still be advisable to apply for a Certificate of Lawful Development (CLD). This quick and inexpensive application will provide you with written legal proof from the Council that your construction was legal, which is very crucial when later selling your property.

Path B: Full Planning Permission
In case your development project:

Exceeds any of the limits concerning Permitted Development rights (like a two-storey addition, or a horizontal extension).

Changes the use of the building (like converting a commercial structure to a residential one).

Is located in a historic building or a highly regulated zone.

This direction requires a strict review by a Planning Officer, and so it is guided by the policies of the locality concerning the design, aesthetics, and the impact on the neighbors.

Phase 2: Preparing the Application (The Pre-Submission Checklist)
An approval of the application is 80% due to the work done during the preparation stage. Planning Officers mainly look at how the project will affect the surroundings and its design quality, therefore, providing very clear documentation is very important.

1. Involve Your Professionals

Professional drawings are a must if you want to submit a legally valid application.

Architect/Architectural Designer: Indispensable for the creation of detailed plans, elevations, and site layouts that not only comply with the laws but are also very understandable. They have a good knowledge of the local regulations and

1. The Complete Guide to Planning Permission for
Homeowners
Planning Permission is the legal procedure that prevents your home improvement projects
— like expansions, conversions, or new buildings — from being hazardous, non-compliant,
or adverse to the local community and your neighbours. This is a primary procedure
regulated by your respective local authority (the Council).
Another reason that people usually make errors and consequently incur costs is that they
mix Planning Permission with Building Regulations. The present guide will clear the air on
the subject by dealing with the process, the compliance paths, and the indispensable steps
to your project’s approval.
Phase 1: Two Paths to Compliance
You must ascertain which legal route your project belongs to before proceeding to draw up
any plans. This option determines the length of time and the application that is needed.
Path A: Permitted Development (PD) Rights
Very often the most common projects like small single-storey rear extensions, loft
conversions, or internal remodelling are under Permitted Development (PD) rights.
What it Translates to: If your project complies with all the strict national regulations
regarding size, height, and boundary, then you are not required to apply for Full Planning
Permission.
The Downside: PD rights are instantly repealed or severely curtailed in case your property
falls under any of the following categories — a flat or maisonette, a Listed Building, or is
located in a Conservation Area or National Park.

2. The Wise Step: Even if you choose the PD route, it will still be advisable to apply for a
Certificate of Lawful Development (CLD). This quick and inexpensive application will
provide you with written legal proof from the Council that your construction was legal,
which is very crucial when later selling your property.
Path B: Full Planning Permission
In case your development project:
Exceeds any of the limits concerning Permitted Development rights (like a two-storey
addition, or a horizontal extension).
Changes the use of the building (like converting a commercial structure to a residential
one).
Is located in a historic building or a highly regulated zone.
This direction requires a strict review by a Planning Officer, and so it is guided by the
policies of the locality concerning the design, aesthetics, and the impact on the neighbors.
Phase 2: Preparing the Application (The Pre-Submission Checklist)
An approval of the application is 80% due to the work done during the preparation stage.
Planning Officers mainly look at how the project will affect the surroundings and its design
quality, therefore, providing very clear documentation is very important.
1. Involve Your Professionals
Professional drawings are a must if you want to submit a legally valid application.
Architect/Architectural Designer: Indispensable for the creation of detailed plans,
elevations, and site layouts that not only comply with the laws but are also very
understandable. They have a good knowledge of the local regulations and will make the
project accordingly.
Planning Consultant: Very beneficial for difficult or sensitive projects or those in very
controlled areas (like Green Belt), where they can present by writing very strong and
persuasive arguments in favor of the project.
2. Provide Detailed Drawings
The detailed drawings will be the basis of your application that will include all the aspects
one would want in order to look at the impact.
Location Plan (1:1250): Indicates the exact position of your property in relation to the
adjoining streets and buildings.
Site Plan (Block Plan): Identifies the precise area on the ground which is occupied by your
house and which is covered by the addition in relation to the property borders and the
neighboring houses.
Existing & Proposed Elevations: Technical presentations of the building from all the four
sides that depict the modifications being made.
Existing & Proposed Floor Plans: Understanding layouts of the floors that are to be
affected by the project, indicating the how the newly added space will be used.
3. The Design and Access Statement (DAS)
In the case of the bigger, and complicated projects, the DAS is a narrative report that
justifies the design decisions:
Design Justification: Discloses the size, scale, materials, and appearance and presents such
qualities as suitable for the location.
Neighbour Impact: Claims that the design eliminates unreasonable overshadowing or
overlooking (loss of privacy) for the neighbours.
4. You Should Talk to Your Neighbours (A Very Important Step)

3. Despite the fact that the Council conducts formal neighbour consultations, it is important
to have a personal conversation with them very early on and to discuss their issues in
advance. A friendly neighbour means easy approval; a complaining neighbour means a
delay in getting the decision.
Phase 3: Submission, Review, and Decision
1. Submission and Validation
Usually, the applications are made through the internet using the national Planning Portal.
The statutory fee is paid by you.
The application will be verified by the Council which means that they will check if all the
required drawings and documents are present. If something is missing then the
application is considered invalid and the 8-week timer will not start until everything has
been fixed.
2. Consultation
The Planning Officer brings in the departments concerned (e.g., Highways, Conservation)
and posts a Site Notice and/or sends letters to the neighboring properties, giving them 21
days for their opinions.
3. Officer Assessment
The Planning Officer weighs up your application according to the policies established in
the Council’s Local Plan. They pay close attention to:
Massing and Scale: Is the extension going to take over?
‘Right to Light’ (Overshadowing): Is it blocking the sunlight of a neighbor’s windows or
garden too much?
Visual Amenity: Is the design compatible with the surroundings?
4. The Decision (8-Week Target)
The Council plans to decide on householder applications in eight weeks.
Approval: Attached conditions (e.g., “The materials to be used are to be those of the
existing roof tiles”). These conditions are enforceable and must be fulfilled by you.
Refusal: The Council will have to give a detailed, policy-based explanation for the refusal.
You can then either change your project with the help of your architect and re-submit it or
ask for a hearing at the Planning Inspectorate.
Phase 4: Beyond Planning — Building Regulations
Your extension will be required to comply with Building Regulations regardless of whether
you picked Full Planning Permission or Permitted Development.
Planning vs. Building Regs: Planning dictates what you can and cannot build (external
appearance and impact); Building Regulations govern how it is built (safety, fire, drainage,
and energy efficiency).
The Certificate: A Building Control Surveyor (either from the Council or an independent
firm) evaluates the construction process at various stages. When the work is found to be
appropriate, the Surveyor awards a Completion Certificate.
Vital Notice: Trials and tribulations are yours to face when the property gets sold since the
banks and solicitors demand this proof of safety and compliance.
If you will be working with experts and taking the planning process as a thorough, step-by-
step compliance exercise, you will have minimized the risks and facilitated the smoothness
of the build.
You already know where in the house the extension will be — at the back, on the side, or
in the loft? This will lead you to the very next challenge of compliance!