Building

Expert advice on structural work, home extensions, renovations and understanding building regulations.

Planning Permission - Your Questions Answered Part 2

18th June 2021

With house prices creeping higher and higher, making the most of existing space may seem more attractive than taking another leap up the housing ladder. Whether you are considering a kitchen extension, attic conversion or garden office, it is important that you know where you stand when it comes to planning permission.

Last week, we worked our way through the first few rapid fire questions that our traders are asked most often by customers interested in investing in serious home improvements. But once you have your planning application in, it’s not necessarily plain sailing. This week, we take a look at what happens once your application for planning has been submitted, including how long a planning application can take to come through, and what to do if you are denied.

How long will my application take?

The time it takes from submission to decision can vary, depending on the complexity of the decision and the pressure that the local authority is under. Most notably in Covid times, applications can take longer than usual due to a backlog as a result of limited services and social distancing. Usually, an application will be returned within two months of it being submitted - three for very complicated cases. However, it is worth asking your architect or local planning department what their current timescales are.

What if it is denied?

Planning officers have to consider a range of factors when looking at each application, including neighbours’ objections, quality of the proposed works and if they are in keeping with any existing developments, impact on neighbours and the environment, such as loss of privacy or light, and how the property fits with local development plans. The officers won’t just consider issues today, they will consider the potential impact on future neighbours as well as future owners of your property.

If, having considered the above factors, your application is denied, you need to cancel any development plans. If you complete any work without the appropriate permission, you could be forced to reverse the changes; it could also make your property very difficult to sell in the future. If your application is refused, the local authority must give you reasons for the refusal; you then have the choice to alter your proposal and resubmit it or, if you don’t agree with the decision, you can appeal it.

Appeals must usually be made within six months of the planning permission being refused and are made direct to the Secretary of State. If you are working with a builder or architect, they will be able to advise you on the best course of action or, if necessary, recommend a local solicitor for legal advice.

Once your planning permission is granted you are ready to transform your home! It is important that you stick to the submitted changes or the changes won’t be signed off.

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Find clear, practical answers to common building questions, helping homeowners understand everyday issues, know what checks they can carry out safely, and when it is best to contact a qualified professional.

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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