Do I Need Planning Permission?

Planning permission is formal approval from your local planning authority (LPA) to carry out building work or change the use of a property. It exists to make sure development is appropriate for its location, protects neighbours, and follows local and national planning policies.

Most planning applications are decided within 8 weeks for householder applications. The current fee for a standard householder application in England is £548.

You will generally need planning permission if your project:

• Exceeds permitted development limits — for example, a rear extension deeper than 4 metres on a detached house, or a loft conversion that adds more than 50 cubic metres of roof volume
• Is on restricted land — conservation areas, listed buildings, Areas of Outstanding Natural Beauty (AONBs), National Parks, and the Norfolk or Suffolk Broads have tighter rules or remove PD rights entirely
• Is subject to an Article 4 direction — your local council may have removed specific PD rights for your area
• Involves a change of use — converting a house into flats, or a residential property into commercial use
• Is a new build — building a new dwelling always requires planning permission
• Involves work to a listed building — you will need both planning permission and listed building consent

Many common home improvements fall within permitted development rights (PD rights) granted by the General Permitted Development Order (GPDO) 2015. If your project meets the conditions and limits set out in the relevant GPDO class, you can build without applying for planning permission.

Projects that are usually permitted development include:

• Single-storey rear extensions up to 4m (detached) or 3m (semi/terrace) in depth
• Loft conversions adding up to 50m³ (detached/semi) or 40m³ (terrace) of additional roof volume
• Outbuildings, garden offices and sheds that meet height and coverage limits
• Porches under 3m² and 3m in height
• Rooflights and Velux windows that do not protrude more than 150mm
• Replacement or new driveways using permeable materials

Even where PD rights apply, you must still comply with building regulations and may need to serve party wall notices.

Building without the required planning permission is not a criminal offence, but it can have serious consequences:

• Enforcement notice — your council can issue an enforcement notice requiring you to undo the work, alter it, or apply retrospectively
• Difficulty selling — buyers and their solicitors will check for planning compliance. Missing approvals can delay or collapse a sale
• Mortgage and insurance issues — lenders may refuse to lend on a property with unapproved development
• Retrospective application — you can apply for planning permission after the work is done, but there is no guarantee it will be approved

The safest approach is to check before you build. A Lawful Development Certificate gives you formal proof that your project is permitted development.

If your project does require planning permission, the application process in England works as follows:

1. Prepare your drawings — you will need scaled plans (existing and proposed), a site plan, and a design and access statement for larger projects
2. Submit online — applications are submitted through the Planning Portal or directly to your local council
3. Pay the fee — the current householder application fee is £548. See our full cost guide for other fee types
4. Wait for a decision — most householder applications are decided within 8 weeks. Your council will consult neighbours and assess the proposal against local and national policy
5. Receive the decision — you will receive either an approval (often with conditions) or a refusal with reasons

If your application is refused, you can appeal to the Planning Inspectorate or submit a revised application. See our prior approval guide for an alternative route that may apply to your project.

There are several ways to find out whether your project needs planning permission:

• Use our free PD checker — answer a few questions about your project and get an instant rule-by-rule assessment at getbiltd.com/address
• Read the relevant guide — our permitted development guides cover each project type in detail
• Use our calculators — check specific limits with our extension depth, loft volume, and outbuilding calculators
• Apply for a Lawful Development Certificate — get formal written confirmation from your council. Our Permitted Development Certificate Report gives you everything you need to apply
• Contact your council — most LPAs offer a pre-application advice service, though it typically costs £100–£300 and takes several weeks