Short answer: Planning permission is the council’s approval to develop or change the use of land or buildings. Many small home projects fall under Permitted Development (PD) and don’t need a full application — but when you do need one, getting your drawings, measurements and policies right saves time, cost and stress.
- Learn when planning is required vs. PD
- What drawings & documents you’ll need
- Typical costs, timescales and common reasons for refusal
- Special cases: conservation areas, listed buildings, flats, dropped kerbs, solar panels & more
External references: Planning Portal · GOV.UK
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What is planning permission?
Planning permission is formal approval from your local planning authority (LPA) to carry out development — such as building an extension, creating a new dwelling, changing a building’s use, or significant external alterations. The council judge your proposal against national and local planning policies and the impact on neighbours, streetscene and the environment.
If you’re unsure where your idea sits, start with our plain-English guide: Do I Need Planning Permission?
Do I need planning permission?
Many household projects are allowed under Permitted Development (PD) — a national set of rights that let you do specific types of work without a full planning application (provided you meet the rules and your property isn’t restricted). You’ll likely need permission if your project:
- Exceeds PD size limits (height, depth, volume) for extensions, dormers or outbuildings
- Is on a flat/maisonette (PD is very limited), or a listed building
- Is within a conservation area or subject to an Article 4 Direction removing PD rights
- Changes use (e.g., creating a separate dwelling) beyond what current PD or Use Class rules allow
- Alters the roof profile significantly, or involves prominent front alterations
Permitted Development (PD): when you may not need permission
PD allows some development without an application, as long as your scheme stays within the detailed limits (e.g. depth, height, eaves, materials, % of garden coverage) and meets other criteria (no verandas/balconies, highway sightlines, etc.). Common PD routes include certain single-storey rear extensions, loft dormers within volume limits, and outbuildings for incidental use.
Unsure if your idea sits within PD? We can check your drawings against the rules before you commit. Our guide to getting your plans right: Making Plans – Costs, Drawings & Approval.
Not sure if your idea fits Permitted Development?
We’ll check your project against PD rules and let you know if you need a full planning application.
Drawings & documents you’ll need
Clear, compliant drawings are the backbone of a smooth application. A typical Householder application needs:
- Existing drawings – measured plans, elevations and (if relevant) sections
- Proposed drawings – plans, elevations, sections and roof plans showing heights, materials and dimensions
- Location plan & block plan – usually to 1:1250 and 1:500 scales
- Design & Access Statement (where required) explaining policy context and design rationale
- Heritage/Tree/Flood reports where relevant
We cover this in detail (with homeowner-friendly checklists) here: Planning Permission Drawings – Complete Guide.
How much does planning permission cost?
There are two sets of costs to consider:
- Application fee (to the council): for a typical householder application in England this is around £258 (Dec-2023 update) but always check the latest figures on the Planning Portal fee calculator.
- Professional fees: measured survey, drawings, planning statements/reports, and specialist surveys if needed (trees, flood risk, heritage). These vary by project complexity.
We’ve written a homeowner-friendly cost breakdown here: Making Plans – Costs, Drawings & Approval.
How long does it take?
- Preparation: 1–3 weeks for survey + drawings (longer if structural input or heritage work is needed).
- Validation: after you submit, the council checks the file is complete. Expect ~1–2 weeks.
- Decision period: standard target is 8 weeks for Householder cases (can extend if issues arise or you agree extra time).
How to apply: step-by-step
- Check the route: Is it PD or full planning? Start with Do I Need Planning Permission?
- Measured survey: capture accurate dimensions of the existing property.
- Design & drawings: prepare existing/proposed plans, elevations and (if needed) sections. For kitchen or rear extensions, see Kitchen Extension Guide.
- Policy sense-check: ensure size/height/overlooking meet local policy. Conservation? Article 4? Listed? Adjust early if needed.
- Submit via Planning Portal: upload drawings, forms, certificates and pay the fee (Planning Portal).
- Validation & consultations: the LPA checks your file, then consults neighbours/statutory bodies.
- Officer assessment & decision: most householder cases are decided under delegated powers. Conditions may be attached.
- Discharge conditions / minor tweaks: if needed, submit details or non-material amendments to tidy anything post-decision.
- Move to Building Regulations: once planning is settled, progress to your building control drawings/specs and (if needed) structural calculations.
Common reasons for refusal (and how to avoid them)
1) Overbearing / overshadowing / overlooking
Extensions that are too deep/high near a shared boundary can dominate a neighbour’s window or garden. Keep massing modest and step down near boundaries.
2) Poor design or materials
Clashing roof forms or mismatched materials harm streetscene character. Pick a coherent palette and keep forms simple.
3) Heritage impact
In conservation areas or for listed buildings, design tone and detail matter. Expect to provide heritage statements and detailed drawings.
4) Parking / highway safety
Loss of parking or visibility splays can trigger objections. Provide a clear plan showing retained/altered spaces and sightlines if you’re adding a crossover.
5) Amenity & noise
Roof terraces, balconies and side windows near boundaries can cause perceived overlooking and noise. Consider privacy screens/obscure glazing.
Special cases & tricky scenarios
- Conservation areas / Listed buildings: expect tighter control. You may need Listed Building Consent alongside planning. Heritage statements and sympathetic detailing are key.
- Flats & maisonettes: PD is very limited. Full planning is usually required even for small changes.
- Dropped kerb / crossover: separate approvals and highway standards apply. Visibility, drainage and materials matter.
- Solar panels: often PD on houses, but restrictions apply (projection from roof, heritage areas, highway frontages). Check GOV.UK guidance.
- Decking & raised platforms: PD limits height and position near boundaries — exceed them and you’ll need planning.
- Garage conversion: often doesn’t need planning (internal change only) but will need Building Regulations. External changes (new windows/doors) can trigger planning depending on context. Read: Do I Need Planning Permission for a Garage?
- Time limits & revocation: most permissions must be started within 3 years. Revocation is legally possible but extremely rare; more common are condition variations (Section 73) or non-material amendments (s96A).
After approval: conditions, building control & next steps
Many approvals come with conditions — e.g. materials to match, privacy glazing, tree protection, or details to be approved before you start. Read them carefully and discharge any “pre-commencement” conditions before works begin.
Next, move to your detailed Building Regulations drawings/specification, coordinate with a structural engineer, and notify your chosen building control body. Our guide makes the handover clear: Making Plans – Costs, Drawings & Approval.
Conclusion
Planning permission doesn’t have to be confusing. When you know whether your idea is PD or full planning, prepare clean drawings, and sense-check policy early, the process becomes predictable. Build your scheme on good measurements and clear elevations, and you’ll save weeks of back-and-forth.
If you want a second pair of eyes before you commit, we’re here to help — from quick checks to full drawings and submissions.
Planning Permission: FAQs
Is planning permission required for a garage conversion?
Often no (internal conversion only), but you’ll need Building Regulations. External alterations (e.g. new window/door) can trigger planning depending on location/policies. See our garage guide.
Can planning permission be revoked once granted?
Technically yes via a revocation order, but it’s extremely rare and compensation rules apply. More common are small adjustments (non-material amendments) or varying conditions (s73).
How long does planning permission take?
Allow ~8 weeks for a householder decision after validation, plus 1–2 weeks for validation itself. Complex or heritage cases can take longer.
How long is planning permission valid?
Most permissions require you to start within 3 years of the decision date. Conditions still apply during and after the build.
How much does planning permission cost?
Householder applications in England are around £258 (Dec-2023 update). Check the Planning Portal fee calculator for current fees. You’ll also have professional fees for drawings and any required surveys.
Is planning permission required for solar panels?
Often PD on houses with rules on projection and placement; restrictions apply in conservation areas and on listed buildings. Confirm on GOV.UK.
What planning permission do I need for an extension?
Some single-storey rear extensions fall under PD if within depth/height/eaves limits and other rules are met. Bigger or two-storey proposals usually need planning. Read: Extension Planning Guide.
When does planning permission expire?
If you don’t start within the time limit (typically 3 years), it lapses. You’d need a new application if you still intend to build.
Which planning authority am I in?
Use your postcode on the Planning Portal to find your local council and their policies.
Can planning permission be extended or transferred?
Extensions of time are not routine for new permissions. You can seek to vary conditions (s73) or submit a fresh application. Permissions generally run with the land, not the person.
Do I need drawings for planning permission?
Yes — scaled existing and proposed drawings with dimensions and materials called up. See our homeowner guide: Planning Permission Drawings.
How do I check planning permissions near me?
Use your council’s online planning register (via the Planning Portal) to search by address, street or map.
Why was my application refused — can I appeal?
Refusals usually cite massing/amenity/design/policy conflicts. You can appeal to the Planning Inspectorate or redesign and resubmit. We can review reasons for refusal and advise a route forward.
Is planning permission required for a shed or garden room?
Often PD if within height/placement limits and for incidental use. Large or near-boundary buildings may need planning. For integrated kitchens/bathrooms or sleeping, seek advice.
Which documents should I keep for selling?
Decision notice, stamped plans, any Lawful Development Certificates, discharged conditions and Building Control completion certificates.
Ready to move your project forward?
Plans Made Easy can prepare compliant plans, manage submissions, and guide you from idea to approval.