The Complete Guide to Planning Permission: Your Essential Questions Answered by Architect Garry Thomas
Estimated Reading Time: 8 minutes
Key Takeaways
- Planning Permission Requirements apply to most extensions, new buildings, and changes of use.
- Permitted Development Rights allow many minor works without formal planning permission.
- Application Costs range from £206 for householder applications to £462+ for full applications.
- Validity Periods are typically 3 years from the date permission is granted.
- Professional Guidance significantly improves your chances of planning success.
Table of Contents
- TL;DR – Quick Answers
- When Planning Permission is Required
- When Planning Permission is NOT Required
- Can Planning Permission be Revoked?
- Planning Permission Costs
- Planning Permission Validity and Expiry
- Frequently Asked Questions
- Conclusion
TL;DR – Quick Answers
- When is planning permission required? Most extensions, new buildings, changes of use, and significant alterations require planning permission, though many minor works fall under Permitted Development Rights.
- Can planning permission be revoked? Yes, local authorities can revoke planning permission, though this is rare and typically requires compensation.
- When is planning permission NOT required? Small household extensions, internal alterations, minor outbuildings, and many changes covered by Permitted Development Rights don’t need permission.
- When does planning permission expire? Standard planning permission expires after 3 years for new builds, 3 years for changes of use, and varies for other developments.
- How much does planning permission cost? Application fees range from £206 for householder applications to £462+ for full applications, plus potential professional fees of £2,000-£15,000+.
- How long is planning permission valid? Most permissions are valid for 3 years from the date granted, though some have different timeframes.
Understanding planning permission can feel overwhelming, especially when you’re eager to start your dream project. Whether you’re planning a simple extension, a complex new build, or considering purchasing a property with development potential, knowing the fundamentals of planning permission will save you time, money, and potential headaches.
When Planning Permission is Required
Planning permission is essentially the local authority’s formal approval for development that goes beyond what’s automatically permitted. You’ll typically need planning permission for:
New Buildings and Structures
Any new dwelling, commercial building, or substantial outbuilding requires planning permission. This includes detached garages larger than permitted development limits, new houses, and any building intended for habitation.
Extensions and Alterations
While small extensions often fall under Permitted Development Rights, larger extensions, those affecting the front of your property, or extensions that exceed specific size limits require formal approval. Two-storey extensions, for example, almost always need planning permission.
Change of Use
Converting a residential property to commercial use, dividing a house into flats, or changing from one business type to another typically requires planning permission. The planning system classifies different land uses, and moving between these classifications usually triggers the need for permission.
Significant External Changes
Major alterations to your property’s appearance, such as replacing windows in a conservation area, adding dormers, or substantially changing rooflines, often require planning permission.
When Planning Permission is NOT Required
The planning system recognizes that property owners need flexibility for minor improvements without bureaucratic obstacles. Permitted Development Rights allow various works without formal planning permission:
Minor Household Extensions
Single-storey rear extensions up to 6 meters for terraced/semi-detached houses and 8 meters for detached houses often don’t require planning permission, provided they meet specific criteria regarding height, proximity to boundaries, and overall impact.
Internal Alterations
Most internal modifications, including removing walls (subject to Building Regulations), creating new rooms, or installing kitchens and bathrooms, don’t require planning permission unless you’re creating additional dwellings.
Small Outbuildings
Garden sheds, greenhouses, and similar structures under certain size limits and not used for habitation typically fall under Permitted Development Rights.
Maintenance and Repairs
Like-for-like replacement of windows, doors, roofing materials, and general maintenance work doesn’t require planning permission, though conservation area and listed building rules may apply.
It’s crucial to check with your local planning authority, as these rights can be restricted in conservation areas, Areas of Outstanding Natural Beauty, or through specific planning conditions on your property.
Can Planning Permission be Revoked?
While uncommon, planning authorities can revoke planning permission under specific circumstances. This typically occurs when:
Changed Circumstances
If site conditions, local planning policies, or surrounding developments have significantly changed since permission was granted, authorities may consider revocation.
Non-Implementation
If development hasn’t commenced within the specified timeframe, permission automatically lapses rather than being formally revoked.
Breach of Conditions
Failure to comply with planning conditions can lead to enforcement action, though this doesn’t automatically revoke the original permission.
When planning permission is revoked, property owners are typically entitled to compensation for any losses incurred, making revocation expensive for local authorities and consequently rare. The threat of compensation costs means authorities are generally reluctant to revoke permissions unless absolutely necessary for planning or safety reasons.
Planning Permission Costs
Understanding the financial commitment helps you budget effectively for your project:
Application Fees
Government-set fees vary by application type. Householder applications (extensions, alterations to existing homes) currently cost £206. Full planning applications for new dwellings cost £462 per dwelling. Larger developments have higher fees, calculated per dwelling or based on floor area for commercial developments.
Professional Fees
Most homeowners engage architects or planning consultants to navigate the application process. Professional fees typically range from £2,000-£5,000 for straightforward residential projects to £15,000+ for complex developments. These fees often represent excellent value given the expertise required to secure approval.
Additional Costs
You may need supporting documents such as structural calculations, ecological surveys, or heritage statements, each adding £500-£3,000+ depending on complexity.
Planning Permission Validity and Expiry
Planning permission comes with built-in time limits to prevent land banking and ensure development occurs within reasonable timeframes:
Standard Timeframes
Most planning permissions for new buildings must commence within 3 years of the approval date. Changes of use typically must be implemented within 3 years. Some permissions, particularly for commercial developments, may have different timeframes specified in the decision notice.
Commencement Requirements
“Commencement” has a specific legal meaning – usually requiring material operations such as excavation, laying foundations, or erecting structures. Simply clearing the site or ordering materials doesn’t constitute commencement.
Extensions and Renewals
If you can’t start within the permitted timeframe, you can apply to extend the time limit or submit a new application. Extension applications are often cheaper than new applications and may face fewer objections if circumstances haven’t changed significantly.
Frequently Asked Questions
Do I need planning permission for a conservatory?
Many conservatories fall under Permitted Development Rights, but those exceeding size limits, affecting the front of your property, or in restricted areas may need permission.
What happens if I build without planning permission?
You may face enforcement action requiring demolition or retrospective planning application. It’s always better to check first.
Can I appeal a planning refusal?
Yes, you have the right to appeal to the Planning Inspectorate within 6 months of the decision date.
Does planning permission guarantee I can build?
No, you’ll also need Building Regulations approval and must comply with other legislation such as Party Wall Act requirements.
How long does a planning application take?
Statutory timeframes are 8 weeks for householder applications and 13 weeks for full applications, though complex cases may take longer.
Conclusion
Planning permission might seem daunting, but understanding these fundamentals empowers you to approach your project with confidence. Remember that planning rules exist to balance individual aspirations with community interests, protecting both property values and local character.
The key to success lies in early engagement with the planning process. Whether you’re planning a simple extension or a complex new build, consulting with planning professionals early in your project can save significant time and money while maximising your chances of approval.
Most importantly, don’t let planning concerns prevent you from pursuing your vision. With proper preparation, professional guidance, and realistic expectations, the vast majority of well-considered applications receive approval, turning your property dreams into reality.