Planning permission in England: a plain-English guide

What needs planning permission

In general, "development" needs permission. That includes building something new, making major changes to a building, and changing its use. Many smaller works, such as some extensions and alterations, are covered by national "permitted development" rights and do not need an application, with conditions. See Permitted development rights. Flats, listed buildings and conservation areas have extra restrictions.

Who decides

Your local planning authority (usually a council) decides, using its Local Plan, national policy such as the National Planning Policy Framework, and other relevant considerations. Larger or sensitive schemes may go to a planning committee of elected councillors, and smaller ones are often decided by officers.

That includes building something new, making major changes to a building, and changing its use.

Common types of application

• Householder applications for extensions and alterations to a house.
• Full planning applications with all details.
• Outline applications that test the principle, with details to follow.
• Reserved matters applications for the details after outline approval.
• Listed building consent, where the building is listed. See Listed buildings.
• Lawful development certificates, to confirm that something is lawful.
• Prior approval for certain permitted development.

What is considered

Decisions look at "material considerations", such as:

• the design, scale and appearance;
• effects on neighbours, such as light, outlook and privacy;
• highways, access and parking;
• the character of the area and heritage;
• trees, ecology and biodiversity. See Biodiversity Net Gain;
• flood risk and drainage;
• the policies of the development plan.

The market value of a neighbour's property and private rights, such as a right of light, are usually not planning matters.

The usual process

1. Think and sketch. Understand the site and the rules.
2. Ask for pre-application advice, which many councils offer for a fee.
3. Prepare drawings and documents. Plans, a design statement and any reports needed, such as a heritage, ecology or flood report.
4. Submit the application, usually via the Planning Portal, with the fee.
5. Consultation. The council consults neighbours and specialists, and the public can comment.
6. Decision. Often within about eight weeks for simpler applications, longer for major ones, unless extended by agreement.
7. Conditions. Permission usually comes with conditions that must be satisfied.

If it is refused

You can often amend and resubmit, or appeal to the Planning Inspectorate within a strict time limit. Get advice quickly. See What to do when planning permission is refused.

Starting without permission

Building without permission that is required can lead to enforcement action, and in some cases the work may have to be undone. Do not start until you have checked.

Tips

• Talk to your neighbours early.
• Look at similar approved schemes nearby.
• Employ someone who knows the local authority.
• Keep within time limits.
• Remember that planning permission does not replace Building Regulations, a party wall agreement or other consents. See Building Regulations explained.

In short

Check whether you need permission, use pre-application advice, prepare a clear application, and expect conditions. This guide is general, so take advice for your site.

Start a project