Planning Permission

Introduction

Getting the green light to build

Almost all building work needs some form of permission before you start. With the right guidance, it's a clear and manageable process.

This short guide explains, in plain English, the two approvals that matter in England, when you need them, and how we help you through. A quick note: the rules here apply to England; Scotland, Wales and Northern Ireland do things a little differently.

Two separate approvals, doing different jobs — and most projects need both.

Planning permission

What it is, and what it weighs up

Planning permission is consent from your Local Planning Authority — usually the council — to carry out development. Officers weigh up scale and massing, appearance and materials, impact on neighbours and privacy, highways and parking, trees and drainage, and the character of the area. Their decision is guided by national policy (the National Planning Policy Framework) and your council's own Local Plan.

Permitted development

When you may not need a full application

Many smaller works fall under permitted development and skip a full application — though limits apply, and these rights are removed on listed buildings, in conservation areas and on some newer estates.

• Single-storey rear extension: up to 4m deep (detached) or 3m (other houses) — or 8m / 6m via the prior-approval Larger Home Extension route.
• Maximum height 4m; within 2m of a boundary, eaves no higher than 3m.
• Side extensions: single storey, up to half the width of the house.
• A Lawful Development Certificate confirms, in writing, that your project is lawful.

The process

The planning application journey

In outline, a full or householder application runs like this:

1. Pre-application advice (some projects only)

   Recommended project by project, for example on listed buildings, conservation areas or new homes in the countryside. Not usually needed for a simple rear extension.

2. Prepare drawings & documents

   We put together the application as your agent.

3. Submit via the Planning Portal

   The application is validated by the council.

4. Consultation

   Neighbours and statutory bodies can comment.

5. Officer assessment

   A planning officer weighs it against policy.

6. Decision

   Usually within about eight weeks, often with conditions.

Types of application

Finding the right route

• Householder — extensions and alterations to a single house.
• Full — new dwellings and larger schemes, decided in full detail.
• Outline — agrees the principle of development first, with details to follow.
• Listed Building Consent & Conservation Area — additional consents where the building or its setting is protected.

Building regulations

Built safely and properly

Separate from planning, Building Regulations cover how the work is actually built — structure, fire safety, insulation, ventilation, drainage and more. Approval is handled through building control (either the council or an approved inspector), and the work is inspected at key stages as it goes up.

• Two routes: Full Plans (approved before you build) or a Building Notice (for simpler jobs).
• You get a completion certificate at the end — you'll need it when you sell.
• Planning permission normally lasts three years; a refusal can usually be appealed within six months.

Who's involved

The people behind your project

A building project is a team effort. We sit at the centre, coordinating everyone so you don't have to — the council and building control, your structural engineer and any other consultants, the main contractor and trades, and the suppliers behind your windows, kitchen and materials.

This guide is general information for projects in England and is not legal or planning advice. Planning rules change and every site is different — always check with your Local Planning Authority, or ask us.