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Planning Permission - Your Questions Answered Part 1

10th June 2021

If the accelerating housing market has made you decide to move out or up instead of away, it is important that you know a little bit about planning permission. We have talked about specifics in the past, but check out this series of quick-fire answers to your most frequently asked questions.

Over this mini-series, we will be giving you the short answer to the following common planning permission queries:

What is planning permission?
Who needs it?
What can I do without needing planning permission?
How do I apply for permission?
What do I need to do to apply for permission?
How long will my application take?
What if it is denied?

What is planning permission?

Planning permission is official authorisation to build or make changes to a property or structure. Planning policy is controlled centrally by UK Parliament but local councils make decisions based on each request. Only an owner-occupier can seek planning permission and it must be sought before any work starts. Planning permission is harder to get for people who own property in a conservation area, or who want to adapt a listed property.

Who needs planning permission?

In general, if you want to build a structure or make a significant change to an existing one, you will need planning permission. If you are not sure whether you need it, ask your architect, builder or local authority.

What can I do without planning permission?

It is possible to make small changes to a property without planning permission – this is known as Permitted Development (PD). Under PD rights, you can add a certain percentage of space onto a property or make some improvements without needing permission. PD rights usually apply to industrial buildings or warehouses, adverts and signs, demolition work (although council approval is still needed). If your planned works will have no impact on neighbours or the environment, you may not need planning permission but it is wise to check with your local authority or a local architect or builder first.

Applying for planning permission

If you have employed an architect or project manager, they will be able to advise you on the most streamlined way to apply for planning permission in your area; they may even be able to submit the application for you. Usually, however, the quickest and easiest way is to apply through the online planning portal.

What do I need to make an application?

Applying for planning can be a lengthy process. You will need a survey of your home with drawings of the existing structure and proposed changes and a completed “design access statement” which shows that appropriate considerations in terms of design, materials and layout have been made. It can take 1-3 months to get your designs and the access statement completed, so ensure that you leave plenty of time.

Applying for planning permission is just the beginning; follow us on Facebook or Twitter for the next quick-fire round of Planning FAQs, including how long it takes to get permission, and what to do if you are refused.

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Do I need planning permission for a home extension?

Plenty of extensions don't need planning permission - they fall under Permitted Development. Whether yours qualifies depends on the size, location, and type of build. Single-storey rear extensions up to four metres on a detached house often get the green light, but side extensions, two-storey builds, and properties in conservation areas usually do need permission. Always check with your local planning authority before you start - building without the right approvals can mean being made to undo it all.
What is involved in building a conservatory?

You're looking at groundworks and foundations, the frame and glazing, the roof, and then the internal fit-out - flooring, heating, electrics. Most conservatories under a certain size fall under Permitted Development, but they still need to comply with Building Regulations, especially if you want to use the space as a proper room year-round. On the roof: solid or tiled options make a huge difference to usability - traditional polycarbonate can be unbearably hot in summer and freezing in winter. Most projects take two to six weeks.
Do I need a structural engineer for my home renovation?

Not for everything - but if structural changes are involved, yes. Removing a load-bearing wall, putting in a steel beam, touching the roof structure, or adding a sizeable extension all need a structural engineer to design the solution and produce the calculations for Building Regulations approval. A builder might tell you whether a wall is load-bearing, but only a structural engineer can specify the right beam and carry professional liability for that advice.
Do I need planning permission to install patio doors?

Usually not, if you're replacing an existing door or window in the same opening - that typically falls under Permitted Development. But if you're making the opening larger or creating a new one in an external wall, you may need planning permission or Building Regulations approval. Conservation areas, listed buildings, and properties with an Article 4 Direction have tighter rules, so check before assuming. Any structural work to the opening, like fitting a new lintel, needs Building Regs sign-off regardless.
Does my extension need Building Regulations approval even without planning permission?

Almost always, yes. Planning permission and Building Regulations are two separate things. Extensions need to meet regulations covering structural integrity, fire safety, insulation, ventilation, and drainage - regardless of whether you needed planning approval. Your local authority's building control team can confirm exactly what's required. And don't skip it - missing Building Regs sign-off can cause real headaches when you come to sell.
How long does a typical home extension take?

A small single-storey extension usually takes eight to twelve weeks from groundworks to completion. Add several months if planning permission is needed before work can even begin. Bigger builds - two-storey additions or anything needing significant structural work - can take four to six months or more. Get a realistic timeline from your builder upfront, and factor in a buffer for the unexpected.

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