How to Get Planning Permission: Your Step-By-Step Guide to Building Your Dream in England and Wales

Estimated reading time: 10 minutes

Key Takeaways

• Planning permission is essential before undertaking most building projects in England and Wales.
• Consulting your Local Planning Authority (LPA) early can save time and money.
• There are different types of planning applications; choosing the right one is crucial.
• Proper preparation of your application increases the chances of approval.
• Understanding and following the step-by-step process ensures a smoother experience.

Table of Contents

• What Is Planning Permission, and Why Does It Matter?
• Step 1: Decide If You Need Planning Permission
• Step 2: Contact Your Local Planning Authority (LPA)
• Step 3: Choose the Right Type of Planning Application
• Step 4: Prepare Your Application
• Step 5: Submit Your Application
• Who Can Apply for Planning Permission?
• Getting Help with Your Application
• What Happens After You Apply?
• Related Approvals—Don’t Forget Building Regulations!
• Key Points to Remember (and Common Mistakes to Avoid!)
• Why Does Planning Permission Exist?
• The Planning Portal—Your Essential Resource
• Frequently Asked Questions
• Conclusion

What Is Planning Permission, and Why Does It Matter?

Planning permission is like getting an official yes from your local council before you build, change, or extend certain homes, buildings, or land. Imagine you want to build a new kitchen, turn your garage into a bedroom, or even set up a small home office in your garden—before you get started, you need to check if planning permission is needed. The rules come from local planning authorities (LPAs). Their main job? Making sure everything being built follows the rules, keeps the community safe and happy, and looks after local nature.

You might be surprised to learn that in England and Wales, planning permission is needed for most building work—except for the things called “permitted development,” which are changes the government already agrees are usually fine without extra permission (source, source, source). But who decides if your project is one of those? Let’s dive in and see!

Step 1: Decide If You Need Planning Permission

Not every home project needs planning permission. Some small works—like little garden sheds, small extensions, or fences—might be “permitted development.” But how do you know where your project stands?

• Always check before you build!
• Your local planning authority (usually your local council) will tell you if you need permission.
• You don’t want to risk building something only to be told you have to take it down later (source, source, source).

How do you check? The Planning Portal makes it easy to see the rules for different projects. You can search for your exact plan—for example, “single-storey extension” or “changing a garage”—and see what you’ll need. For more detailed insights on navigating planning permission, including timelines and costs, see our comprehensive step-by-step guide here: https://www.thomasstudio.co.uk/article/how-to-get-planning-permission-guide-3/

Step 2: Contact Your Local Planning Authority (LPA)

Ready to start? Your next stop is your Local Planning Authority (LPA). This is almost always your local council. They:

• Give you guidance about whether you need planning permission.
• Tell you what kind of application you’ll need to send in (source, source).

Contacting your LPA early is like getting a head start in a race—it can save you time, effort, and even money. They can spot any immediate problems with your plan, let you know about local quirks in the rules, and tell you if you should change your idea before you spend time and cash on drawings. If you’re specifically planning to build in open countryside or rural areas, you might also want to check out key rules and tips covered in our guide to planning permission for countryside homes: https://www.thomasstudio.co.uk/article/planning-permission-countryside-home/

Step 3: Choose the Right Type of Planning Application

Not all projects need the same kind of application. There are two main types:

• Full Planning Permission: This is for when you know exactly what you want to build, and you have all your plans ready. You need to show everything—from building drawings to layouts to materials.
• Outline Planning Permission: This is more like a general yes or no before you sort out every detail. It’s often used for big or tricky projects. If you get outline permission, you’ll still need to provide lots of detail later before you can actually start work (source).

When talking to your LPA or looking on the Planning Portal, make sure you choose the right type. Sometimes, picking the wrong one can delay your project! For more on the types of planning permissions and their requirements, you can read our detailed guide here: https://www.thomasstudio.co.uk/article/how-to-get-planning-permission-land/

Step 4: Prepare Your Application

This is where the magic (and some paperwork) happens. Your planning application needs a few key things:

• Standard forms (these are available at your local council office or on the Planning Portal).
• Drawings and site plans—show where your home is, what you’re changing, and what it will look like when finished.
• Supporting documents, like a design and access statement (if your project is large or in a sensitive area—think conservation areas or buildings that might be listed).
• The correct fee—yes, there’s usually a cost, but you can use online fee calculators to get it right (source, source).

Top Tip: Take your time with the drawings and forms. A well-prepared application, with easy-to-understand plans and all information filled in, is far more likely to be accepted smoothly. For advice on project management and design considerations during the build, see our self-build guide: https://www.thomasstudio.co.uk/article/how-to-self-build-a-home-uk/

Step 5: Submit Your Application

Ready to go? Most people send their applications online through the Planning Portal. It covers every local authority in England. You’ll find step-by-step guides, checklists, and smart forms that help avoid common mistakes (source).

If you’re old-school, you can also submit a paper application straight to your local council office (source, source). But online is quick, easy, and keeps your documents together in one place! For a broader summary of the application process and tips for success, check out this guide: https://www.thomasstudio.co.uk/article/how-to-get-planning-permission-guide-2/

Who Can Apply for Planning Permission?

A fun surprise—you don’t actually have to own the land or building to apply for planning permission. Perhaps you’re thinking about buying a home but want to check the chances of an extension first, or maybe you’re an agent working on someone else’s behalf.

• You can appoint an agent: Architects are often experts at steering tricky applications—and they can handle the paperwork and drawings for you (source).
• If you’re not the only owner: If your home is part-owned, has a long leaseholder (with at least seven years left), or there’s an agricultural tenant, you must also let them know about your application (source).

For more guidance about managing ownership and planning applications, see: https://www.thomasstudio.co.uk/article/rural-land-sale-england-guide/

Getting Help with Your Application

Sometimes the process can feel a bit overwhelming—don’t worry! There are plenty of people to help:

• Professional Help: Planning consultants (check the Royal Town Planning Institute RTPI Register), architects, or even specialist solicitors can manage your application. These pros know the ins and outs—including how to deal with difficult councils or unusual projects. Do remember, you’ll need to pay for their time and expertise (source).
• Voluntary or Low-Cost Help: Not everyone has a big budget. The RTPI even runs a voluntary network called Planning Aid, offering free or low-cost advice to people who need support (source).

Reaching out for expert advice—especially for unusual, large, or controversial projects—can mean the difference between a dream built and a dream delayed! For further tips on avoiding common pitfalls during your project, see our self-build home guide: https://www.thomasstudio.co.uk/article/how-to-self-build-home-uk/

What Happens After You Apply?

You’ve submitted your application—what now? This is where your local planning authority gets to work.

• First, your LPA will check your application for all the right documents and fee.
• They’ll then consult with neighbours—people who live next door or nearby, local groups, and sometimes experts like traffic planners or wildlife officers.
• The whole process usually takes about 8 weeks for most projects, but bigger or more complicated developments may take longer (source).

The LPA aims to make a fair decision that takes into account the look and fit of your project, impact on the neighbourhood, environment, and local rules (called the Local Plan). When they’ve made their decision, they’ll send you a decision notice in writing.

What if they say no?

Don’t panic! If your application is refused, the letter will explain why. You will also have the right to appeal—meaning you can try again or adjust your plans to fit the feedback. Many people successfully appeal decisions, especially if they get advice on how best to tweak their application. For appeal process insights, especially related to rural or countryside planning, refer to: https://www.thomasstudio.co.uk/article/how-to-build-a-paragraph-80-home-in-the-open-countryside/

Related Approvals—Don’t Forget Building Regulations!

It’s important to know that getting planning permission is not the same as building regulations approval (source, source). Just because the council says yes to your design, it doesn’t mean you’re ready to build. Building regulations cover safety, energy use, access, and more. You’ll still need to apply separately—either to your local authority’s building control team or to a registered building control approver.

Building regulations checks are made during construction. They make sure your project is stable, warm, safe, and good for the environment.

Make sure to check both planning and building rules before you start swinging a hammer! For a clear explanation of the difference plus stepwise advice, see: https://www.thomasstudio.co.uk/article/how-to-get-planning-permission-guide/

Key Points to Remember (and Common Mistakes to Avoid!)

• Contact your LPA early: This avoids wasting time or applying for something you never needed.
• Check all your requirements: Local rules can be very different. What worked for your friend in Leeds might not work in London!
• Use the Planning Portal for guidance and online applications: It’s the official government resource (source).
• Consider specialist help: For difficult or costly projects, hiring an expert can make your life much, much easier (source).
• Know the difference between planning and building regulations: Both may be needed.
• Be patient: Getting planning permission takes time. Plan ahead if you want to start work by a certain date.

Nightmare scenarios—like being told to undo your hard work, or finding yourself facing fines—happen most often when people rush, skip the advice, or ignore the official process. For comprehensive project planning and to avoid common missteps, consult our self-build guide: https://www.thomasstudio.co.uk/article/how-to-self-build-home-uk/

Why Does Planning Permission Exist?

You might wonder why all these checks are needed. Planning permission helps communities stay safe, beautiful, and in harmony with the local character. It protects parks and countryside, stops overcrowding, looks after wildlife, and controls things like pollution and traffic. The goal is to balance private dreams with public good.

So yes—it might feel like a hurdle, but really, the system is there to help everyone.

The Planning Portal—Your Essential Resource

If all this detail feels like a lot to take in, don’t worry—the Planning Portal is your best friend. It’s a treasure trove of easy guides, videos, calculators, and online forms to help first-time builders and experienced pros alike. It also keeps you up-to-date with any changes to the law in England and Wales.

Frequently Asked Questions

Q1: I’m just replacing old windows or doors. Do I need planning permission?

In most cases, no—these are usually considered permitted development. But rules can change if you live in a listed building or conservation area (source).

Q2: How much does planning permission cost?

Fees depend on the size and nature of your project. Extensions to homes often have a set fee—check the online calculators for up-to-date costs (source).

Q3: Can neighbours stop me getting planning permission?

They can share their views, but only the council decides. As long as your plans meet local and national guidelines, objections can often be managed or resolved in your favour.

Q4: How long does planning permission last?

Usually, you must start work within three years from the date permission is granted.

Conclusion

Getting planning permission doesn’t have to be scary or mysterious. Start by checking if it’s needed. Talk to your local planning authority early. Be thorough with your paperwork and consider expert help if the project is tricky. Use all the fantastic (and official) digital resources like the Planning Portal. And soon, you’ll be on your way to turning your dream—whether it’s a bright new kitchen, a quiet home office, or something even bigger—into reality!

Remember: The right preparation today saves you hassle tomorrow. Here’s to safe, smart building—and happy homes for everyone!