How to Get Planning Permission: Your Complete Step-By-Step Guide

Estimated reading time: 15 minutes

Key Takeaways

• Understanding how to get planning permission is crucial for any major property changes in England and Wales.
• There are two main types of planning permission: Full and Outline.
• You don’t always need planning permission; some projects are covered under permitted development rights.
• You can apply for planning permission even if you don’t own the land, but you must notify the owners.
• The application process involves several steps, including contacting your LPA, preparing documents, and paying a fee.
• If your application is refused, you can modify your plans and reapply or appeal the decision.

Table of Contents

What Is Planning Permission and Why Do You Need It?

Imagine this: you’ve found the perfect spot, drawn up your dream layout, and you’re excited to get started. But before any work can begin, you need something essential—planning permission. This is an official approval from your local planning authority, or LPA, that allows you to make certain changes to your property or land. Without it, you might have to undo all your hard work, even if the project is already finished!

Securing planning permission helps ensure that new buildings, major renovations, or significant changes to the use of land fit with the area’s needs and follow safety, environmental, and design requirements.

Types of Planning Permission: Full or Outline?

There are two main ways to get planning permission, and choosing the right one for your project can save you time, stress, and money:

1. Full Planning Permission

Full planning permission is what you’ll need if you want approval for all the details of your project. This means providing really specific drawings, such as design plans, measurements, and information about the materials you plan to use. Full permission is needed when you’re ready to start building and want a thumbs-up on every aspect of your plan (source).

2. Outline Planning Permission

What if you’re not ready to decide on every last detail, but want to see if your idea has potential? That’s where outline planning permission comes in. This is like asking, “Is this kind of project okay here?” before spending money on detailed plans. If outline permission is granted, you’ll later need to submit more detailed “reserved matters” before you start building (source).

When Do You Need Planning Permission?

Not every update to your home or property will need planning approval, but many big changes do. Some examples that usually require planning permission include:

• Building a new house or flat
• Major extensions or additions
• Significant changes to how you use the land
• Converting large spaces, like barns or lofts, into homes or offices

Before you start any project, it’s crucial to double-check if you need to apply. Rules can vary depending on where you live, and what you want to do. The best advice? Contact your local planning department first so you don’t get caught out (source).

For more details on rural or countryside planning approvals, you might find our guide on Planning Permission Countryside Home: A Comprehensive Guide to Building in Open Countryside England especially useful.

Who Can Apply for Planning Permission?

Here’s a twist: you don’t need to own the land to apply for planning permission! Yes, really. This can be useful if you’re interested in buying a property but want assurance that your grand plans are possible.

However, if you aren’t the actual owner, you must let the following people know about your application:

• The owner or all part-owners of the property or land
• Any leaseholder whose lease is at least seven years
• Any agricultural tenants

You can apply for planning permission yourself or appoint someone to handle it for you. Many people use an agent—such as an architect, solicitor, or builder—to help, especially if the project is complicated or large (source).

If you want tips on managing your project from start to finish, consider reading our How to Self-Build a Home in the UK: Step-by-Step Guide to understand the broader process involving planning and construction.

Step-by-Step: How to Apply for Planning Permission

Ready to get started? Here’s your essential checklist:

1. Contact Your Local Planning Authority (LPA)

Your LPA is usually based at your local council. They can tell you the rules that apply in your area, provide advice on preparing your application, and let you know what extra documents you’ll need (source, source). Some areas have additional requirements due to conservation, flooding, or other local issues, so don’t skip this vital first step.

2. Prepare Your Documents and Plans

A strong planning application is a well-prepared one. Most applications will need:

• Official application forms (get these from your council or the Planning Portal)
• Accurate site plans showing where your project will be located
• Detailed drawings or blueprints
• Supporting documents, such as Design and Access Statements for larger schemes

Try to include as much detail as possible—being clear up front can help avoid delays.

To better understand the types of planning applications and detailed plan requirements, our article How to Get Planning Permission on Land: Your Step-by-Step Guide for England and Wales is a helpful resource.

3. Submit Your Application

The easiest way to submit your paperwork is online using the Planning Portal. Here, you can upload plans, fill out forms, and track your application. Some paper applications are still accepted, but online is much faster, and you can check your progress at any time (source).

4. Pay the Fee

There will nearly always be a fee for your application. The amount depends on what you plan to do and where you live. The Planning Portal can help you calculate the exact fee that applies to your case. Once you’ve paid, your application is officially in the system and the review process begins (source).

5. Wait for a Decision

This is often the most nail-biting part! The LPA has to follow set guidelines and sometimes consult with your neighbours, community groups, or organisations like the Environment Agency. You may be asked to provide extra information or make minor changes. A simple application might take eight weeks or less; bigger projects can take much longer.

For advice on overcoming refusals or navigating appeals after an initial refusal, check our post on Winning Planning Appeals.

Getting Some Extra Help: Planners and Support

Not everyone is comfortable filling in complex forms or drawing technical plans. If the process seems daunting, don’t worry—help is available!

1. Professional Planners

The Royal Town Planning Institute (RTPI) keeps a list of professional consultants who live, eat, and breathe planning permission. They know the system inside out, can spot potential problems, and greatly increase your chances of success. They usually charge a fee but can save you time and money in the long run. They don’t provide design as part of their service and they often work alongside architects – particularly on complex planning issues.

2. Planning Aid Network

If hiring a consultant is beyond your budget, there’s still hope! The Planning Aid network, operated by RTPI, connects people with professional volunteers who give low-cost or free advice. It’s especially helpful if you’re working on a community or not-for-profit project.

Understanding the Decision-Making Process

After they receive your application, the LPA must decide if your plan fits with local rules and broader policies. Here’s what happens:

• Checks for policy compliance: Does your project fit with the local development plan?
• Neighbour notification: Your neighbours will often be sent letters and given a chance to comment.
• Consultation with experts: In some cases, agencies like Highways or Environmental Health may be asked to provide their view.
• Site visits: Officials might visit the site to get a better feel for what you have in mind.

At the end, you’ll get a written decision: permission granted, permission refused, or permission granted with conditions (for example, that you plant certain trees or use certain materials). If your application is refused, don’t panic! You can often modify your plans and try again, or appeal the decision.

For a detailed analysis of rural planning policies and special circumstances like countryside or isolated homes, see our Planning Permission Countryside Home guide.

Building Regulations Approval: Is It Different?

Here’s a key secret every builder should know: planning permission and building regulations approval are two separate things. You may need both.

• Planning permission is about whether your project is allowed in principle.
• Building regulations approval ensures your project is built safely and meets technical standards (like insulation, drainage, and fire escapes).

You can apply for building regulations approval via your council’s building control department or use an independent registered building control approver. If you choose a private approver, they tell the council about your project by submitting an “initial notice” (source). Don’t start construction without this!

For more on managing your building project successfully, including planning and regulatory steps, see the How to Self-Build a Home in the UK: Step-by-Step Guide.

Tips for Success: How to Boost Your Chances of Approval

Want your application to fly through with a resounding “yes”? Here are some insider tips:

• Seek advice early: Getting input from your LPA or a planning consultant before applying can uncover potential pitfalls.
• Consult your neighbours: Friendly chats and listening to concerns can reduce objections.
• Be thorough: Missing paperwork is a very common reason for delays or refusals.
• Stick to the rules: Check if your area has extra requirements for listed buildings or conservation areas.
• Use the Planning Portal: Their handy guides and calculators will take the guesswork out of forms and fees.

What Happens After You Get Approval?

Congratulations! Once you have planning permission, you’ll get a written notice and can begin your project—but only after you have building regulations approval as well. Planning permission usually lasts for three years, so don’t wait too long before you start. If you want to change your plans, you may need to ask for another permission or a “non-material amendment.”

If Things Don’t Go To Plan: Modifications and Appeals

Even the best-prepared applications are sometimes refused. If this happens, you’ll receive a letter telling you why. You can:

• Tweak your plans and apply again
• Appeal the decision by following the government’s official appeals process
• Speak to your planning officer for advice—they’ll often suggest solutions

Remember: Thomas Studio is here to help you as great preparation and a willingness to compromise nearly always pays off!

For inspiration on winning appeals, particularly in rural or refused applications, check out our post on Winning Planning Appeals.

Frequently Asked Questions (FAQs)

Do I always need planning permission to extend my house?

No. Many minor home improvements—like small rear extensions, loft conversions, or sheds—can be completed without full planning permission under what’s called “permitted development rights.” Always check with your LPA to confirm these rights apply in your area.

Is planning permission the same as building regulations approval?

No—they are different! Planning permission checks if your project can be built where you want, whereas building regulations approval ensures it’s built safely and to the latest technical standards.

How long does it take to get planning permission?

Most minor applications take about eight weeks. Larger or more complex projects can take 13 weeks or more.

Can I apply for planning permission myself?

Absolutely! Many homeowners apply themselves, but you can also ask an agent, like an architect or builder, to help.

What happens if I build without permission?

You could be asked to undo all the work you’ve done (“enforcement action”). Always check before you build.

For detailed timelines and cost considerations for planning permission, see our earlier guide How to Get Planning Permission: Your Essential Step-by-Step Guide.

Conclusion: Your Path to Success

Now you know how to get planning permission, from the first idea to a successful result. With careful research, solid planning, and a little help from experts, you can make your building dreams come true legally and securely.

For more step-by-step guides and the latest updates in property development, keep an eye on our blog—exciting news and useful tips drop every week!

References and Resources:

• Making an application – GOV.UK
• Planning permission – FMB
• Who can apply for planning permission? – Planning Portal
• Planning permission and building regulations approval – Planning Portal

We are here to ensure you have a happy building experience and enjoy good luck on your planning journey!