Jan 18, 2026
Planning permission can seem complicated, but the real work starts before you even submit your application. Many homeowners jump straight into the process without proper preparation, which often leads to delays, rejections, or costly mistakes. Taking the time to prepare properly can save you months of waiting and thousands of pounds.
Before you apply for planning permission, you need to check if your project actually requires it, understand your local planning policies, identify any property constraints, and gather all necessary documentation to support your case. Some projects might fall under permitted development rights, which means you won't need permission at all. Others might face restrictions due to conservation areas, listed buildings, or local design requirements that you need to address from the start.
This guide walks you through everything you should do before submitting your planning application. You'll learn how to avoid common mistakes, when to seek professional help, and how to build a strong case that improves your chances of approval.
Key Takeaways
Check if your project needs planning permission or qualifies as permitted development before starting your application
Research local planning policies and identify any property constraints that could affect your proposal
Gather professional advice and supporting documents early to strengthen your application and avoid delays
Understanding Planning Permission
Planning permission is the formal approval from your local council that allows you to build, alter, or change how you use a property. Knowing what it is, when you need it, and which type to apply for will save you time and help you avoid costly mistakes.
What Is Planning Permission?
Planning permission is official consent from your Local Planning Authority (LPA), which is usually your local council. You need it before you can build something new, make major changes to an existing building, or alter how a property is used.
The system exists to control development in your area. It makes sure new projects fit with local planning policies and don't negatively affect neighbours or the environment.
Without permission, you risk enforcement action. The council can order you to undo the work, which means tearing down what you've built and paying for the removal yourself.
When Do You Need Planning Permission?
You need planning permission for most major building work and changes to your property's use. This includes building a new house, adding a large extension, or converting a home into flats.
Some smaller projects fall under "permitted development rights." These are automatic permissions that don't need a formal application. Examples include small extensions, garden sheds under a certain size, and some internal alterations.
You also need permission for a change of use if you want to switch your property from one official use class to another. For example, turning a shop into a restaurant or converting a house into a office requires approval.
Always check with your LPA before starting work. Even if you think your project is permitted development, local restrictions or conservation areas might change the rules.
Types of Planning Permission
There are two main types of planning permission you can apply for:
Full planning permission covers every detail of your project. You submit complete plans showing exactly what you want to build, including materials, design, and layout. Once approved, you can start work immediately (within three years). Use this when you know precisely what you're building.
Outline planning permission tests whether the basic idea of your project is acceptable. You don't need detailed plans at this stage. If approved, you'll submit a second application later with full details. This option suits developers who want to confirm a site can be developed before spending money on detailed designs.
Most homeowners apply for full planning permission because their projects are straightforward. Outline applications are more common for larger developments or when selling land with development potential.
Permitted Development Rights and Exemptions
Certain building works and alterations can proceed without formal planning permission under permitted development rights. Understanding these exemptions helps you avoid unnecessary applications and delays whilst ensuring your project complies with regulations.
What Is Permitted Development?
Permitted development rights allow you to carry out specific building works and minor changes to your property without applying for full planning permission. These rights are set out in the Town and Country Planning (General Permitted Development) (England) Order 2015.
The rules apply to most houses but exclude flats and properties created through permitted development conversions from commercial buildings. Your local planning authority can remove these rights through an Article 4 Direction or restrictions on your original planning permission.
You still need to comply with building regulations and other requirements like the Party Wall Act. Permitted development simply removes the need for planning permission, not other legal obligations.
Projects That Do Not Require Planning Permission
Common permitted development projects include:
Single-storey rear extensions up to certain size limits
Loft conversions with specific restrictions on dormer windows
Porches outside external doors
Hard surfaces like driveways
Outbuildings such as sheds and garages
Each project type has detailed limits on height, size, and location. For example, extensions cannot exceed 50% of the land around your original house. The height of any extension cannot exceed your existing roof height, and eaves must not go above your current eaves height.
Properties in conservation areas, National Parks, Areas of Outstanding Natural Beauty, or World Heritage Sites face stricter limitations. Check with your local planning authority about any restrictions that apply to your specific location.
Obtaining a Lawful Development Certificate
A lawful development certificate provides official confirmation that your proposed work does not require planning permission. You apply for this through your local planning authority.
The certificate protects you if questions arise later about whether your work was permitted development. It gives certainty before you start building and can help when selling your property.
You submit drawings and detailed information about your proposal. The local authority reviews your application against the permitted development rules and issues a certificate if the work qualifies. This process takes eight weeks on average but provides valuable legal assurance for your project.
Reviewing Local and National Planning Policies
Before submitting your planning application, you need to understand both local and national planning policies. These documents determine whether your project aligns with government guidelines and local area requirements.
Understanding the Local Plan
Your Local Plan sets out specific planning policies for your area over a 15-year period. It includes rules about housing, infrastructure, conservation, and design standards that planning officers use to evaluate applications.
You can find your Local Plan on your local planning authority's website. Look for sections that relate to your type of development, such as residential extensions or conversions.
The Local Plan shows what types of development are encouraged in different zones. It may restrict certain building heights, materials, or designs to preserve local character.
Pay attention to any site-specific policies or designations. Your property might sit within a conservation area or near protected green spaces, which affects what you can build.
Consulting the National Planning Policy Framework
The National Planning Policy Framework (NPPF) provides the government's planning policies for England. Local planning authorities must follow the NPPF when making decisions on planning applications.
The NPPF encourages development that supports sustainable growth and respects surrounding character. It guides how councils balance housing needs with environmental protection.
You don't need to read the entire NPPF, but understanding its key principles helps. Focus on sections relevant to your project type, such as residential development or heritage assets.
Planning officers favour designs that fit within existing streetscapes. The NPPF supports this by requiring developments to maintain local character and promote good design standards.
The Role of Development Plans
The development plan combines your Local Plan with other strategic policies for your area. Planning law requires that decisions follow the development plan unless other important factors suggest otherwise.
Your development plan might include neighbourhood plans if your community has created one. These add more detailed local policies that you must consider alongside the Local Plan.
Strategic policies in the development plan address priorities like housing numbers and infrastructure. Non-strategic policies cover detailed matters such as parking standards and building materials.
Check whether your local authority has any supplementary planning documents. These provide additional guidance on specific topics but don't create new policies.
Identifying Constraints and Special Considerations
Your property may be subject to planning constraints that require additional approvals or special handling during the application process. These constraints can include heritage designations, environmental protections, and site-specific factors that affect what you can build and how you need to approach your application.
Conservation Areas and Listed Buildings
If your property sits within a conservation area, you'll need to maintain or enhance the area's character and appearance. This means paying careful attention to design, materials, and how your proposal fits with surrounding buildings. You may need conservation area consent for demolition work, even for structures that wouldn't normally require permission elsewhere.
Listed building consent is required for any alterations, extensions, or demolitions that affect the character of a listed building. This applies even to internal changes and minor alterations. The listing covers not just the main building but also any structures within its curtilage that existed before 1 July 1948.
You'll face stricter design standards in these areas. Local authorities scrutinise proposals carefully to ensure they complement existing architectural styles. Working without the proper consent is a criminal offence that can result in substantial fines or imprisonment.
Consider hiring a conservation specialist or architect experienced in heritage work. They can help you design a proposal that meets conservation requirements whilst achieving your objectives.
Protected Species and Environmental Impact
Some sites require an environmental impact assessment before you can proceed with development. This typically applies to larger projects or those in sensitive locations like Areas of Outstanding Natural Beauty. Your local planning authority will tell you if an assessment is needed.
Protected species such as bats, newts, and nesting birds can affect your project timeline and design. You'll need ecological surveys if there's evidence of protected wildlife on your site. These surveys are often seasonal, so plan ahead to avoid delays.
You may need to include mitigation measures in your design, such as bat boxes, wildlife corridors, or timing restrictions on construction work. Your ecological consultant will recommend specific actions based on survey findings.
Site Location and Context
Your site location plan must accurately show your property boundaries and nearby features. This plan forms a key part of your application and helps planners understand your site's context. Include neighbouring buildings, roads, footpaths, and any nearby protected areas.
Sites within or near Areas of Outstanding Natural Beauty face additional scrutiny. You'll need to demonstrate how your proposal protects and enhances the landscape's special character. Development is typically only permitted within established settlements unless you can prove exceptional circumstances.
Flood risk areas require consultation with the Environment Agency. If your site lies within a flood zone, you'll need to show how your design minimises flood risk and includes appropriate mitigation measures. Contaminated land from previous industrial or commercial use requires investigation and potentially remedial action before development can proceed.
Tree Preservation Orders protect specific trees, groups, or woodlands. You'll need to work with the council's tree officer to safeguard protected trees during construction. Include protection measures in your plans, such as fencing and root protection zones.
Seeking Professional Advice
Getting expert help early can save you time and money. Professionals understand planning policies and can spot problems before you submit your application.
When to Consult an Architect
An architect brings valuable expertise to your project, particularly for extensions, new builds, or complex alterations. They can translate your ideas into workable designs that comply with building regulations and planning policies.
Architects create detailed architectural drawings that planning officers need to assess your application. These include site plans, floor plans, elevations, and sections drawn to scale. Poor quality drawings are a common reason for rejected applications.
Beyond technical drawings, architects understand design principles that planning authorities consider important. They know how to balance your needs with local planning policies on matters like materials, height, massing, and how your project affects neighbouring properties.
You should consult an architect when:
Your project involves structural changes
You need help with spatial planning and layout
Local design standards are complex
Your property is in a conservation area or listed building
Many architects offer initial consultations to discuss feasibility before you commit to full services.
The Value of a Planning Consultant
A planning consultant specialises in navigating the planning system itself rather than designing buildings. They understand local planning policies, procedures, and what planning officers look for in applications.
Planning consultants can handle pre-application discussions with your local authority, prepare planning statements, and manage the entire application process. They're particularly useful for contentious applications or when planning policy is unclear.
Key benefits include:
Expert knowledge of local and national planning policy
Experience writing planning statements that address officer concerns
Understanding of what evidence strengthens your case
Ability to negotiate with planning officers
For straightforward projects like small extensions, you may not need a planning consultant. They're most valuable for larger developments, greenbelt applications, or projects that conflict with planning policies but have material considerations in their favour.
Gathering Supporting Information and Documentation
Your planning application needs specific drawings and documents to be valid. The Local Planning Authority cannot process your application without the mandatory supporting information, so preparing these materials correctly from the start will prevent delays.
Required Architectural Drawings
You need detailed drawings that show your proposed development clearly. Floor plans must display the layout of each storey, including room dimensions, door positions, and window locations. These drawings should show both existing and proposed layouts so planners can compare what's there now with what you want to build.
Your detailed drawings must include elevations of all sides of the building. These show the external appearance, including materials, heights, and architectural features. Include measurements and specify materials like brick type, roofing, and window styles.
Cross-sections are often required for extensions or new builds. These cut-away views show the internal structure, floor levels, and roof construction. Draw everything to scale, typically 1:50 or 1:100, and label all measurements clearly.
Preparing Site and Block Plans
A location plan shows your property's position within the surrounding area. You can purchase this online from accredited suppliers through the Planning Portal. The plan must be at 1:1250 or 1:2500 scale and show the property outlined in red with a north point marked.
Your site plan (also called a block plan) displays the proposed development in detail at 1:200 or 1:500 scale. This must show property boundaries, existing buildings, proposed changes, access points, parking spaces, and any trees on or near the site. Include measurements from boundaries to proposed structures.
Mark existing and proposed ground levels if your project involves changes to the site's height. Show neighbouring properties and their relationship to your development.
Compiling Supporting Documents
Beyond drawings, you need several mandatory documents. Complete an ownership certificate (A, B, C, or D) stating who owns the property. If you don't own all the land, you must notify other owners using Notice 1 before submitting your application.
Fill in the agricultural holdings certificate, even if no agricultural land is involved. Design and access statements explain your design choices and how people will access the development—these are required for most applications except small household projects.
Prepare any local requirements your planning authority requests. These vary by area but might include heritage statements, flood risk assessments, or ecological surveys. Check your Local Planning Authority's website for their specific validation checklist before you submit.
Obtaining Pre-Application Advice
Meeting with a planning officer before submitting your application can help you understand local policies, identify potential issues early, and reduce the chance of submitting an invalid application.
Benefits of Pre-Application Meetings
Pre-application advice gives you a chance to discuss your plans with a planning officer before formal submission. This service helps you verify local requirements and understand how planning policies affect your proposal. You can ask whether your plans have a reasonable chance of approval.
The local planning authority (LPA) can highlight site problems such as roads, footpaths, power cables, or watercourses that might affect your development. Planning officers can also discuss potential issues like noise or traffic and whether the council might impose conditions rather than refuse permission.
This early discussion can save you time and money by identifying problems before you invest in detailed plans and application fees. Most local planning authorities charge a fee for pre-application advice, so check the cost before booking a meeting.
How to Approach the Local Planning Authority
Prepare thoroughly before meeting a planning officer. Bring plans and be ready to describe your proposals in detail. Look at similar applications in your area by searching planning records using your street name or postcode.
Review the Local Plan to understand planning policies that apply to your property. Make a list of specific questions about your development, such as design requirements, materials, or potential objections.
Contact your LPA to request pre-application advice. Many councils now require you to submit requests through an online form. When you meet with the planning officer, explain why your development should be approved and how it aligns with local planning policies.
Engaging Stakeholders and Considering Neighbours
Talking to neighbours and the local community before submitting your planning application can reduce objections and help your project run smoothly. Local planning authorities expect you to consult with people who might be affected by your proposal, and this early engagement often makes the difference between approval and refusal.
Undertaking Neighbour Consultation
Your immediate neighbours can object to your planning application if they believe it will affect them. Planning officers only consider objections based on valid planning concerns like overlooking, loss of light, overshadowing, or increased traffic. However, neighbour objections can still influence decisions, especially if multiple people raise similar issues.
You should speak to your neighbours before you submit your application. Show them your plans and explain what you want to build. This gives them a chance to raise concerns whilst you can still make changes to your design.
Consider these points when consulting neighbours:
Privacy concerns: Explain how new windows or extensions will be positioned
Light and shadow: Discuss the impact on their property at different times of day
Boundary proximity: Show how close the development will be to their property
Construction disruption: Give realistic timescales for building work
If neighbours raise valid concerns, consider small design changes. Adding obscure glazing to windows, adjusting the height of extensions, or changing roof pitches can address many issues without compromising your plans.
Public and Community Engagement
The council will conduct public consultation after you submit your application. They notify nearby properties by letter and may display a site notice at your property. The consultation period usually lasts 21 days, during which anyone can view your plans and submit comments.
You can go beyond the minimum requirements by engaging the wider community early. For larger projects or developments in sensitive locations, consider hosting informal meetings or drop-in sessions where neighbours can see your plans and ask questions.
Contact your local ward councillor before submitting your application, particularly if you expect objections. Councillors can "call in" applications to planning committee instead of letting officers make the decision. If you explain your plans and demonstrate that you have consulted neighbours, councillors are more likely to view your application favourably.
Document all your engagement efforts. Keep notes of conversations with neighbours and any changes you made based on their feedback. This evidence shows the planning officer that you acted reasonably and considered the impact on neighbours throughout the design process.
Preparing for a Strong Application Submission
Once you've gathered your documents and consulted with planning officers, you'll need to complete the formal application process. This involves filling out the correct forms, calculating the required fee, and submitting everything through the proper channels.
Completing the Application Form
You must fill out the correct planning application form for your project type. For home improvements and extensions, you'll need a householder application form. This form asks specific questions about your property, the proposed work, and site details.
The application form requires accurate information about your property boundaries, existing structures, and proposed changes. You'll answer questions about materials, access points, drainage, and whether you've had pre-application advice. Every question matters because incomplete or incorrect answers can delay your application or lead to rejection.
Be thorough when describing your development. Include precise measurements and clear descriptions of all proposed work. If a question doesn't apply to your project, write "not applicable" rather than leaving it blank.
Determining the Application Fee
Planning applications require a fee that varies based on your project type and size. A householder application typically costs around £206, but fees change periodically. Extensions, conversions, and alterations to single homes fall under this category.
Check your local planning authority's website for current fees. Some authorities offer fee calculators to help you determine the exact amount. You cannot submit your application without payment, and the planning authority won't process it until they receive the correct fee.
Submitting Online via the Planning Portal
The Planning Portal is the main online system for submitting planning applications in England and Wales. This platform lets you upload all documents, pay fees, and track your application status in one place.
Create an account on the Planning Portal website before starting your submission. Upload your completed application form, drawings, supporting documents, and design statement. The system checks for missing information before you submit.
You'll pay your application fee through the portal using a debit or credit card. Once submitted, you'll receive a reference number to track your application's progress.
Avoiding Common Pitfalls and Planning Ahead
Understanding how planning conditions work, the risks of unauthorised building work, and what happens after a refusal can protect you from costly mistakes and legal problems. These areas require careful attention to keep your project on track.
Handling Planning Conditions
Planning conditions are requirements attached to your decision notice when permission is granted. The planning committee may impose these to ensure your project meets specific standards or protects the local area.
You'll receive a list of conditions that must be met before or during construction. Common conditions include requirements for materials, landscaping, drainage, or access arrangements. Some conditions need approval before work starts, whilst others require completion before you occupy the building.
The discharge of conditions is a formal process where you submit details to the local planning authority for approval. You must apply to discharge each condition separately and pay the relevant fees. Don't assume conditions are optional or can be ignored.
For major development projects, conditions are often more complex and numerous. They might require traffic management plans, environmental surveys, or phased delivery schedules. Track all your conditions carefully and submit discharge applications with enough time for review before you need to start that phase of work.
Failing to comply with planning conditions is a breach of planning control under the Town and Country Planning Act 1990. This can lead to enforcement action, even though you have planning permission.
Recognising the Consequences of Unauthorised Works
Starting work without planning permission or breaching your approved plans creates serious legal and financial risks. The planning system treats unauthorised development as a breach that can trigger enforcement action.
Your local planning authority can issue an enforcement notice requiring you to stop work, undo changes, or restore the site to its original condition. You'll face these costs yourself, and they often exceed the original project budget significantly.
Unauthorised works can also affect your property value and future sale prospects. You must declare planning breaches to potential buyers, and mortgage lenders may refuse to lend on properties with unresolved planning issues.
If you've already carried out work without permission, you can submit a retrospective planning application. However, there's no guarantee of approval, and you may still face enforcement whilst the application is being considered.
Some unauthorised works become immune from enforcement after certain time periods, but this varies depending on the type of development and doesn't apply to all situations.
Preparing for Possible Refusals and Next Steps
A planning refusal isn't necessarily the end of your project. Your decision notice will explain the specific reasons why permission was refused, and these reasons determine your next steps.
You have three main options after refusal. First, you can submit a revised application addressing the concerns raised. Second, you can appeal to the Planning Inspectorate within six months for most applications (12 weeks for major applications). Third, you can abandon the proposal entirely.
An appeal involves an independent planning inspector reviewing your case and the local authority's decision. The inspector will consider whether the refusal aligns with planning policies and whether any material considerations support your application.
Before appealing, honestly assess whether the refusal reasons are overcome-able. Appeals cost time and money, and inspectors uphold many local authority decisions. Consider whether amending your plans and reapplying might be more practical.
If you choose to appeal, you'll need to submit a written statement explaining why the decision was wrong. For substantial changes or complex cases, you might face a hearing or public inquiry rather than a written appeal.
Keep all correspondence and documents from your original application. These form essential evidence if you reapply or appeal.
Frequently Asked Questions
These questions address the practical steps and decisions homeowners face when preparing for a planning permission application, from assessing your property to understanding local requirements.
What are the primary considerations a homeowner should assess regarding their property before seeking planning permission?
Check if your property sits within a conservation area or is a listed building. These designations bring stricter rules and may require additional consent beyond standard planning permission.
Look at your property's history of planning applications. Your local planning authority may refuse to consider a new application if they have rejected two similar proposals within the last two years and no significant changes have occurred.
Review your property deeds for restrictive covenants. These legal agreements can limit what you can build even if planning permission is granted. You will need to address these separately from the planning process.
Assess the physical constraints of your site. Consider factors like access for construction vehicles, ground conditions, proximity to boundaries, and any trees with preservation orders.
How can I determine if my home improvement project requires planning permission from the local council?
Contact your local planning authority directly for a definitive answer. They can review your specific project and tell you whether it needs formal approval or falls under permitted development rights.
Check the Planning Portal website for general guidance on permitted development. This explains which types of work typically don't need planning permission, such as small extensions or minor alterations.
Consider the scale and nature of your project. Small internal changes rarely need permission, whilst extensions, loft conversions, and external alterations often do.
Your property type affects the rules. Flats, maisonettes, and houses in conservation areas have fewer permitted development rights than standard detached houses.
What essential documents and information must be prepared when applying for planning consent?
You need detailed site plans showing the property boundaries and the exact location of your proposed development. These plans must be drawn to scale, typically 1:500 or 1:200.
Prepare elevation drawings that show how your project will look from all sides. Include existing and proposed views to help planning officers understand the changes.
Complete the correct application form from your local planning authority or the Planning Portal. The form asks for details about the property, the proposed work, and ownership information.
Calculate and pay the appropriate application fee. The amount varies based on the type and size of your project, and you can find fee calculators on the Planning Portal.
Some projects require additional documents like design and access statements, environmental reports, or heritage statements. Your local planning authority will specify exactly what you need.
Could you outline the typical process for consulting with neighbours about proposed construction plans?
Speak to your immediate neighbours before submitting your application. Explain your plans clearly and show them your drawings to address any concerns early.
Your local planning authority will formally notify your neighbours once you submit your application. They send letters to adjacent properties and may put up site notices visible from the street.
Neighbours typically have 21 days to submit comments to the planning authority. These comments become part of the public record and planning officers consider them when making their decision.
You can respond to neighbour objections through the planning process. If concerns are raised, you may choose to amend your plans or provide additional information to address specific issues.
What role does the Local Development Framework play in the planning permission process?
The Local Development Framework sets out your council's planning policies for your area. Planning officers use these policies to assess whether your application fits with local planning objectives.
Check your council's local plan before applying. It contains specific rules about design standards, building heights, parking requirements, and other factors that affect residential development.
Each council's policies differ based on local priorities and conditions. What is acceptable in one area may not meet the standards in another, even within the same region.
Your application must demonstrate compliance with relevant local policies. Planning officers will reference specificpolicies in their assessment and decision notices.
How might hiring an architect or planner affect the success of my planning permission application?
Professionals understand local planning policies and know how to prepare applications that meet technical requirements. They can identify potential issues before you submit and adjust designs accordingly.
An architect creates accurate, professional drawings that clearly communicate your proposal. Poor quality plans often lead to delays or requests for additional information from the planning authority.
Planning consultants can manage pre-application discussions with the local planning authority. These early conversations often reveal concerns that you can address before formal submission.
Professionals save time by getting applications right first time. Whilst hiring an expert costs money upfront, it can prevent expensive revisions or appeals later in the process.