How Planning Permission Actually Works: A Step-by-Step Guide

Before anything else, check whether your project falls within permitted development. Many common home projects — rear extensions, loft conversions, garden offices — can be built without applying for planning permission at all.

If your project is PD, you do not need to go through the process described in this guide. You may still want a Lawful Development Certificate (£274) to confirm it is lawful, but that is a separate, simpler process.

If your project is not PD — or you are not sure — read on.

Most councils offer a pre-application advice service. You pay a fee (typically £150–£600 for householder projects), submit basic details of what you want to build, and a planning officer gives you informal feedback on whether it is likely to be approved.

When pre-app is worth it

• Borderline projects — where the design is unusual or the site has constraints
• Listed buildings or properties in conservation areas
• Projects that have been refused before
• Larger or more complex proposals — two-storey extensions, new dwellings, change of use

When pre-app is a waste of money

• Straightforward extensions that clearly fall within normal planning policies
• Projects that are PD — if it is permitted development, you do not need planning permission at all
• Very minor alterations that any planning officer would approve

Pre-app advice is not binding. The council can give you positive feedback and still refuse the actual application. But it does give you a strong indication and allows you to adjust the design before submitting.

A householder planning application requires:

Application form

You submit the application online through the Planning Portal (planningportal.co.uk). The form asks for details about the site, the proposed work, materials, drainage, trees, access, and parking. It takes about 30–60 minutes to complete.

Drawings

You need architectural drawings showing:

• Site plan (1:1250 or 1:500) — showing the property boundary outlined in red, any other land you own outlined in blue, and the position of the extension
• Block plan (1:500 or 1:200) — showing the extension in relation to boundaries and neighbouring properties
• Existing floor plans and elevations — showing the house as it is now
• Proposed floor plans and elevations — showing what you want to build

These drawings need to be accurate and to scale. Most homeowners use an architect, architectural technologist, or building designer to prepare them. Typical cost: £1,000–£3,000 for a straightforward extension.

The fee

The current householder planning application fee is £548 (as of April 2025). This is a national fee set by government — all councils charge the same amount.

You submit the application through the Planning Portal. The process is:

1. Complete the online form
2. Upload your drawings
3. Pay the fee (£548)
4. Receive a confirmation email with your application reference number

The council then has 5 working days to validate the application — checking that all the required information is included. If anything is missing, they will contact you and the clock does not start until the application is valid.

Once validated, the council has 8 weeks to make a decision on a householder planning application. This is a statutory target, not an absolute deadline — some applications take longer, especially if they go to committee.

Week 1–2: Consultation

The council notifies your neighbours and any relevant consultees:

• Neighbour notification letters — sent to immediately adjoining properties
• Site notice — may be posted on or near your property
• Parish or town council — consulted if applicable
• Highways authority — if the proposal affects access or parking
• Environmental health — if noise, contamination, or similar issues arise
• Conservation officer — if the property is in a conservation area
• Tree officer — if protected trees are affected

Neighbours and consultees typically have 21 days to respond.

Week 3–5: Assessment

A planning officer reviews the application against:

• Local planning policies — your council’s Local Plan and any supplementary planning documents
• National planning policy — the National Planning Policy Framework (NPPF)
• Any objections received during consultation
• The site itself — the officer may visit your property to assess the proposal in context

The officer is looking at:

• Impact on neighbours — loss of light, privacy, outlook
• Design and appearance — does it fit with the existing property and the street?
• Scale and massing — is it proportionate to the existing house?
• Highway safety — does it affect access or parking?
• Trees and landscaping — are protected trees affected?
• Character of the area — does it preserve or enhance the local character?

Week 5–7: Decision preparation

The planning officer writes a report recommending either approval or refusal, with reasons. Most householder applications are decided by the officer under delegated powers — they do not go to a planning committee.

Week 8: Decision

The council issues a decision notice — a formal document that either grants or refuses planning permission.

Almost every approval comes with conditions. These are requirements you must comply with before, during, or after construction. Common conditions include:

• Time limit — you must start work within 3 years of the approval date
• Approved plans — the work must be carried out in accordance with the approved drawings
• Materials — you may need to submit material samples or details before starting
• Obscure glazing — side-facing windows may need to be obscure-glazed and non-opening below 1.7m
• Drainage — you may need to submit drainage details before starting
• Hours of construction — restricting noisy work to certain hours

Some conditions must be formally discharged — you submit details to the council and they confirm compliance. The fee for discharging conditions is £145 per request.

A refusal is not the end of the road. You have several options:

1. Amend and resubmit

Read the refusal reasons carefully. Often, the issues can be resolved by making design changes. A resubmission is free if submitted within 12 months of the refusal.

2. Appeal

You can appeal to the Planning Inspectorate (an independent government body). Appeals are free and can be submitted within 6 months of the refusal date.

Most householder appeals use written representations. The national success rate is roughly 30–40%.

3. Seek pre-application advice

If the refusal reasons are complex, consider paying for pre-application advice before resubmitting.

4. Redesign

Sometimes the best option is to go back to the drawing board with a different architect or a fresh design approach.

Planning permission is valid for 3 years from the date of the decision notice. You must begin work within that period — not complete it, just start it. If the permission expires before you start, you need to apply again.

Planning permission and building regulations are two separate systems. Getting planning permission does not mean your building work meets building regulations, and vice versa. For most extensions and loft conversions, you need both.

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