What Is Planning Permission?

Planning permission is official consent from your local authority to carry out certain types of building work or development. It exists to make sure changes to land or property are safe, appropriate and in keeping with the surrounding area. Without permission, you could face enforcement action which may include reversing the work you’ve done.

Whether you're planning to build a new house, add an extension or change the use of a building, planning permission ensures that local development rules are followed and community interests are protected.

Definition of Planning Permission

In the simplest terms, planning permission is a formal approval granted under the UK’s Town and Country Planning Act 1990. It is required when development affects the external appearance or use of a property, particularly when the proposed changes could impact neighbours, heritage areas or the environment.

There are different types of planning permission, including outline (for establishing if a project is acceptable in principle) and full (for detailed plans). Permitted development rights cover certain minor works that don’t require a full application.

How Does Planning Permission Work

The process begins with submitting a proposal to your local planning authority. This usually includes drawings, maps and detailed information about the proposed works. The council will then consult neighbours, relevant organisations and possibly conduct site visits. Decisions are typically made within eight weeks, but larger or more complex applications may take longer.

The planning officer will assess the proposal against local policies, environmental concerns, impact on neighbouring properties and infrastructure. You will either receive permission (sometimes with conditions) or a refusal, in which case you can appeal.

When Do You Need Planning Permission

You usually need planning permission if you are:

• Building something new

• Making major changes to your building (e.g. extensions)

• Changing the use of your building or land

Some minor improvements like adding skylights or building small outbuildings may be covered under permitted development rights. However, if your property is listed, in a conservation area or a flat, these rights are restricted and you’ll likely need full permission. It’s always worth checking before you start work.

Can I Extend My Home Without Planning Permission

Yes, some extensions can be built without planning permission under permitted development rights, as long as they meet certain size and location criteria. For example:

• Rear extensions up to 3 metres (terraced/semi-detached) or 4 metres (detached)

• Single-storey extensions that don’t exceed 4 metres in height

• Side extensions that are no wider than half the width of the original house

These rights can vary based on location and previous changes to your home, so it’s crucial to double-check with your council before starting any project.

How to Apply for Planning Permission

To apply for planning permission, you’ll need to submit your application through the Planning Portal or directly to your local council. A typical application includes:

• Detailed drawings

• Site and location plans

• Design and access statement (for some projects)

• The correct fee (usually starts at £258 for a single dwelling extension)

You can submit the application yourself or hire an architect or planning consultant to do it for you. Keeping your neighbours informed can also help avoid objections that might delay the process.

What Happens After Applying for Planning Permission

Once your application is submitted, the council validates it and starts the consultation process. This usually includes:

• Notifying neighbours

• Posting a notice near the site

• Consulting relevant authorities (e.g. highways or environmental bodies)

The planning officer will visit the site and review the proposal in the context of planning policy and any public comments. You’ll then receive a written decision. If approved, you can proceed under the stated conditions. If refused, you have the right to appeal through the Planning Inspectorate.

What Is Meant by Building Regulations Approval

Building regulations approval is different from planning permission. While planning permission looks at what you build and where, building regulations focus on how you build it—ensuring it meets health, safety, energy efficiency and accessibility standards.

You will usually need building control sign-off for work involving structural changes, electrical wiring, plumbing or insulation. Even if you don’t need planning permission, your project may still require building regulations approval.

Why Is Planning Permission Important

Planning permission protects neighbourhoods from poorly planned or disruptive development. It ensures new structures are safe, visually appropriate and compatible with their surroundings. Without it, a development could lower property values, block light, or affect the local environment.

Additionally, unauthorised work can lead to significant costs down the line. You may be forced to undo the changes, face fines or struggle to sell your property until retrospective permission is granted. Getting proper approval at the start saves time, money and stress.

What Happens If I Build Without Planning Permission?

If you go ahead with work that requires planning permission and do not obtain it, your local authority can issue an enforcement notice. This legally requires you to reverse the work—meaning you may have to demolish a structure, remove an extension or undo internal changes. Ignoring an enforcement notice is a criminal offence and can result in a fine or prosecution.

In some cases, you can apply for retrospective planning permission, but this is not guaranteed to be approved, and if refused, you must undo the work.

Is Planning Permission the Same Across the UK?

Planning rules are devolved, meaning England, Scotland, Wales and Northern Ireland each have their own systems and policies. While the basics are similar, there are regional differences in permitted development rights and how planning applications are processed. Always check the rules for your specific location.

How Long Does Planning Permission Last?

Once granted, planning permission is usually valid for three years. If you haven't started the development within that time, you will need to reapply. Starting work means more than just digging a hole—you need to show significant progress such as laying foundations or structural work to meet the legal requirement.

Who Decides Whether Planning Permission Is Granted?

Your local council’s planning department assesses your application. Decisions are made by planning officers or sometimes by a planning committee if the application is particularly large, controversial or has received several objections.

Planning officers use local development plans, national policy (like the National Planning Policy Framework), and technical guidance to inform their decision. Public opinion is considered but is not the sole factor in determining approval or refusal.

Can Planning Permission Be Appealed?

Yes—if your application is refused or conditions are imposed that you think are unreasonable, you can appeal to the Planning Inspectorate. Appeals can also be made if the council fails to make a decision within the statutory timeframe (usually eight weeks). The appeal process can take several months and usually involves a written submission, although some cases may require a hearing or inquiry.