How to Get Planning Permission: Your Step-By-Step Guide to Navigating the UK Planning System

Estimated reading time: 15 minutes

Key Takeaways

• Understanding when planning permission is needed is crucial before starting any development project in the UK.
• Contacting your local authority is the first essential step in the planning process.
• You can apply for planning permission yourself or appoint a professional to handle the application.
• Preparing a detailed application increases the chances of approval.
• There are resources available to help you navigate the planning system, including the Planning Portal and professional consultants.

Table of Contents

What Is Planning Permission?

Planning permission is an official approval from your local authority—the people in charge of managing development in your area. If you want to build a new structure, make big changes to your home, or change what your land or building is used for, you’re likely to need planning permission. This permission ensures that your project fits in with its surroundings and meets all the rules in your local community.

If you skip this step and build without approval, you could be forced to undo your work, pay fines, or face legal action. That’s why understanding planning permission is so important before anyone picks up a hammer or draws up plans.

To figure out exactly what planning permission is, you can check the government’s official advice here and a clear homeowner’s guide here. Spoiler: You might not always need formal permission for small changes, but you should always ask just in case!

When Do You Need Planning Permission?

Let’s jump into the burning question: when is planning permission a must-have, and when can you avoid the paperwork? Generally, here’s what you need to know:

• Big Changes: If you’re building something new, making major extensions, or changing the use of a building (like turning an old shop into a house), you almost certainly need planning permission.
• Small Works: Little jobs—such as painting or putting up a small fence—might be allowed already through something called permitted development. But rules change depending on your area, so never assume. Always double-check before you start work.
• Unique Cases: Buildings in protected areas (like conservation areas or listed buildings) face extra rules—so planning permission is nearly always needed.

The golden rule is: always check with your local council before starting anything that will change your home or land. You can find detailed advice and the official checklist on the GOV.UK website and in homeowner guides from trusted groups like the Federation of Master Builders.

If you are planning something in the countryside, it’s worth exploring special planning considerations like Paragraph 84e of the National Planning Policy Framework (NPPF) — see our detailed guide on planning permission countryside home for more on rural exceptions and policies.

Step 1: Contact Your Local Authority

Planning permission starts with a conversation.

Your local council holds the keys to what you can and cannot do in your area. That’s why the very first thing you should do is speak to your local planning department. You can usually find their contact details on your council’s website or through the Planning Portal.

They can tell you:

• If you need to apply for planning permission.
• What local policies might stand in your way.
• If your plans might affect your neighbours, the local environment, or important community buildings.

You’ll find more on this crucial first step on this government page and this plain-English guide.

Step 2: Decide Who Will Make Your Application

This part is overlooked, but can save you lots of time and headaches: deciding who actually fills in the forms and manages the process.

• You can do it yourself: This is the simplest and cheapest way if you’re comfortable with paperwork and have the time.
• Hire an agent: Lots of people hire a professional—like an architect, builder, or solicitor—to handle everything for them. This is especially useful if your project is big or complicated. Want to know more? The Planning Portal explains who can apply.

A couple more things:

• You don’t need to own the land to make an application, but you must tell the real owner and any leaseholder who has seven or more years left on their lease (source).

If you are dealing with land that you want to build on, consider our guide on how to get planning permission on land which covers permissions for land in detail including timelines and costs.

Step 3: Prepare Your Application

Here comes the puzzle part—gathering all the right documents. Depending on the size and type of your project, you can apply for two main types of permission:

• Full planning permission: You give detailed plans about what you want to do. This is needed if you have a finished design.
• Outline planning permission: This is for checking if your basic idea is possible, even if you don’t have all the details ready.

Either way, you need to pull together:

• Drawings or plans of the site and buildings (these must follow specific statutory rules).
• Supporting statements about your intentions.
• Ownership certificates, saying who owns the site.
• A fee (more on that soon).

For the official checklist and more on preparing your application, see this in-depth GOV.UK guide.

Step 4: Submit Your Application

Ready, steady… submit! Most people now send their planning applications online using the Planning Portal. This is the official digital home for planning permission in England.

• You’ll complete standard online forms.
• Upload your documents and drawings.
• Pay the fee (amounts vary by project but are listed online).

If you prefer, you can post your application but online is much faster (and lets you track your progress).

For step-by-step guides, visit the Planning Portal applications page.

Step 5: The Council’s Decision (and what happens during the wait!)

Now the waiting game begins—usually 8 to 13 weeks, though simple requests can take less time. During this period, your local council and planning officers will:

• Check if your plans follow local and national development policies.
• Ask neighbours, the community, and sometimes special experts for their thoughts.
• Judge how your project might affect traffic, the natural environment, views, and street layout.

The public can give comments, so if you expect opposition, it helps to get your neighbours on your side early!

Find out about the standard review process in these government guidelines.

If you receive a refusal and want to explore your options, our article on winning planning appeals can help you understand appeal success strategies and processes.

Step 6: The Decision—Approval, Conditions, or Refusal

Drumroll, please! When decision day arrives, you’ll get a formal decision notice telling you if your planning permission is granted or refused.

Three common outcomes:

1. Approved! Sometimes this comes with conditions (e.g., limits on working hours, the need for extra planting, etc.).
2. Refused. The council will explain their reasons in writing—maybe your extension would block sunlight, or the design is out of keeping with neighbouring homes.
3. Revision Needed. Sometimes, the council may ask for changes so the project can go ahead.

If you receive a refusal, don’t give up! You can appeal the decision. Appeals are reviewed by the Planning Inspectorate: more details are here.

Professional Help and Free Guidance

Lost in paperwork or confused by policies? You’re not alone! Thankfully, in addition to Thomas Studio Architects there’s lots of help out there.

• Professional planning consultants are experts in UK planning rules and can often see tricky problems that others miss. You can find trusted pros through the Royal Town Planning Institute (RTPI). See advice and lists here.
• RTPI Planning Aid: This network offers free or affordable advice, often for people with smaller or community-based projects (source).
• The Planning Portal: Beyond applications, this government-backed site has guides, FAQs, fee calculators, even a progress tracker, and payment facilities—all at www.planningportal.co.uk.

What’s the Difference? Planning Permission vs. Building Regulations

Don’t confuse planning permission with building regulations approval! These are totally separate, and you may need both.

• Planning permission is about how your project looks and how it fits in your area.
• Building regulations focus on how you build—making sure everything is safe, energy-efficient, and up to code. You’ll need to get building regs approval before most construction can start, even if you already have planning permission.

To read more about the distinction (and why both matter), check the Planning Portal guidance here and here.

Quick Reference Summary Table

Step	What to Do
Contact Local Authority	Find out if you need permission; discuss your ideas; or arrange a FREE 15min-call-back with Thomas Studio
Appoint an Agent	Optional: hire an architect, builder, or solicitor to do planning paperwork for you
Prepare Application	Drawings, site plans, supporting info, certificates, and pay any fees
Submit Application	Use the Planning Portal website (or your council’s online service)
Await Decision	Local council checks your plans and consults with neighbours; or use your architect to further support the proposals
Appeal if Refused	Appeal to the Planning Inspectorate if you think your project was unfairly refused

For a more detailed walk-through, visit the FMB’s plain-English guide or the Planning Portal instructions.

Key Resources and Where to Go Next

• Planning Portal: The online home for all things planning—applications, advice, calculators, and more (Planning Portal).
• GOV.UK: For the official government pages—lots of tips and legal background (GOV.UK Planning Permission).
• Federation of Master Builders: Great guides and checklists for homeowners (FMB Guide).
• Thomas Studio Architects: Book a FREE 15min Call Back service (Request Free 15-min call back)

Top Tips for a Smooth Planning Permission Journey

Even though the rules and paperwork can seem daunting, getting planning permission doesn’t have to be stressful. Here are our top recommendations for success:

1. Don’t Rush—Speak to the Experts

Making time for an early chat with your local planning officer can spare you later trouble. They know what works and what doesn’t in your area. Or speak to Thomas Studio and book a FREE 15min Call Back service (Request Free 15-min call back)

2. Get to Know Your Neighbours

In many planning cases, the community gets to have a say. Ask your neighbours about your plans ahead of time and hear their concerns—they might surprise you with support or helpful ideas!

3. Have Crystal-Clear Plans

Vague or incomplete applications are a leading cause of delays and refusals. Invest time (and, if possible, professional help) in getting your site plans and drawings just right.

4. Learn About Local Rules

Every area is different. For example, if you live in a conservation area or near protected trees, special rules can apply. Look up your local council’s guidelines.

5. Use Online Tools

Take advantage of the resources on the Planning Portal. From fee calculators to progress trackers, these tools are designed to make your life easier.

6. Be Ready for Conditions

Most approvals come with strings attached—like how high your fence can be, or what colours you use. Double-check you understand all the conditions before any building starts.

7. Appeal if Needed

A refusal isn’t the end! The Appeals process is there for people who think a decision was wrong or unfair (more on appeals).

The Excitement of What’s Possible!

Getting planning permission unlocks the door to reshaping your home, building something new, or making changes that bring your dreams to life. Whether you want a sunny extension, a brand new house, or a sleek office building, the journey starts with understanding, “how to get planning permission.”

With the help of expert sources like GOV.UK, the Planning Portal, and trade professionals, millions of people every year win the approval to start bold new chapters in their lives.

Maybe you’ll be next!

Summary: Getting Planning Permission in a Nutshell

• Start by contacting your local authority for advice and requirements.
• Decide if you’ll handle the application yourself or appoint a professional, we are here to help.
• Prepare detailed, clear applications—including all the plans, certificates, and fees.
• Use the Planning Portal for an easy, online experience.
• Await the decision with patience—and don’t be discouraged by bumps along the way!
• Remember: planning permission is separate from building regulations approval, but you may need both.

Feeling inspired? Your dream project could be just a few steps away. Check out the official Planning Portal to get started, and be sure to review all the expert guides linked above for more details!

Good luck, and happy building!

Additional Recommended Reading on Related Topics

• Planning permission for building houses and self-build plots in rural and countryside areas can be tricky. Our guide on Rural Land for Sale England: The Ultimate Guide to Finding and Buying Self-Build Plots in the Countryside covers how to find land and what to look for in rural building plots.
• To deepen your understanding of appeals after refused planning decisions, visit Winning Planning Appeals for tips and success stories about paragraph 84e appeals.

Frequently Asked Questions

1. Can I start building while waiting for planning permission?

No, you must wait until you have received official approval before starting any work. Beginning construction without planning permission can result in legal action and the requirement to undo any changes made.

2. How long is planning permission valid once granted?

Planning permission is typically valid for three years from the date of approval. If you haven’t started your project within this time, you will need to reapply.

3. Do I need planning permission for internal renovations?

Generally, internal renovations that don’t involve expanding the building or changing its use do not require planning permission. However, if your property is listed or in a conservation area, you may need consent. Always check with your local authority.

4. What are permitted development rights?

Permitted development rights allow certain minor changes without the need to apply for planning permission, such as small extensions or installing solar panels. These rights are subject to conditions and limitations, so it’s important to confirm with your local council.