Planning Permission — How-To Guides
Step-by-step guides to the UK planning process, written in plain English. Whether you are applying for permission, objecting to a neighbour's application, or checking your permitted development rights, we explain exactly what to do.
How to Apply for Planning Permission
Applying for planning permission can feel daunting, but the process is straightforward once you know the steps. Most householder applications are submitted online through the Planning Portal and decided within 8 weeks.
How to Check Permitted Development Rights
Permitted development (PD) rights allow you to carry out certain home improvements without needing planning permission. But the rules are complex — they depend on your property type, location, and the size and nature of the work. Here is how to check.
How to Get a Certificate of Lawful Development
A Certificate of Lawful Development (CLD) is a formal legal document from your council confirming that a proposed development is lawful — either because it is permitted development or because it did not need planning permission. It costs half the standard planning fee and is highly recommended even when you are confident your project is PD.
How to Object to a Planning Application
You have the right to comment on any planning application near you. However, for an objection to carry weight with the council, it must be based on valid planning grounds — not personal preferences or concerns about property values.
How to Find Planning Applications
All planning applications are public and can be searched online. Each council maintains its own planning portal, and the national Planning Portal also allows you to search across councils.
How to Appeal a Planning Decision
If your planning application is refused, or if the council has failed to determine it within the statutory period, you can appeal to the Planning Inspectorate. Appeals are free of charge and must be submitted within 6 months of the decision.
How to Extend Planning Permission
Planning permission in England and Wales lasts for 3 years from the date of the decision. If you have not started work within 3 years, permission lapses and you need to reapply. Fortunately, renewing permission is usually straightforward — you simply reapply for the same development.
How to Check if You're in a Conservation Area
Living in a conservation area means planning rules are stricter — some things that would normally be permitted development require planning permission. Here is how to find out if your property is in a conservation area.
How to Apply for Listed Building Consent
Listed building consent (LBC) is required for any works that affect the special architectural or historic interest of a listed building. Crucially, listed building consent is FREE to apply for — unlike planning permission, which has a fee.
How to Find Your Local Planning Authority
Your local planning authority (LPA) is the council responsible for planning decisions in your area. It is the council you submit planning applications to and contact for planning queries.
How to Read a Planning Decision Notice
A planning decision notice is the formal document your council sends after deciding a planning application. Whether your application was approved, approved with conditions, or refused, reading the decision notice carefully is essential — it sets out what you can build, any conditions you must comply with, and your rights of appeal.
How to Understand and Discharge Planning Conditions
When planning permission is granted with conditions, you must comply with those conditions to keep your development lawful. Some conditions must be formally discharged (approved in writing) by the council before you start work, while others apply throughout or after the development. Understanding your conditions before you begin is critical.
How to Check if Your Project Needs Building Regulations Approval
Building regulations approval is completely separate from planning permission. Building regulations cover structural safety, fire safety, energy efficiency, and drainage. Even if your project is permitted development (or has planning permission), you may still need building regulations approval before starting work.
How to Calculate Planning Application Fees in England
Planning application fees in England are set by national regulations and are non-negotiable — every applicant pays the same fee for the same type of application. There is no VAT on planning fees, and fees are not refunded if an application is refused. Fees for Wales, Scotland, and Northern Ireland are set separately by each devolved government.
How to Check Flood Risk for Your Property or Planning Application
Flood risk is a material planning consideration. Before submitting a planning application — or buying a property — it is important to understand the flood zone your site falls within and whether a flood risk assessment is required. The Environment Agency provides free online flood maps for England.
How to Check if a Tree Has a Tree Preservation Order
Tree Preservation Orders (TPOs) protect specific trees or groups of trees from felling, pruning, or other works without consent. In conservation areas, additional protections apply to all trees over a certain size. Carrying out unauthorised works to a protected tree is a criminal offence with fines of up to £20,000.
How to Apply for Prior Approval in England
Prior approval is a simplified consent process for certain types of development that fall within permitted development but require the council to assess specific limited issues before work proceeds. It is faster and cheaper than a full planning application, but it is only available for specific development classes set out in the General Permitted Development Order (GPDO).
How to Submit a Building Regulations Application
Submitting a building regulations application is the formal way to notify your local authority (or an approved inspector) that you intend to carry out building work. There are two main routes: Full Plans, where you submit detailed drawings for approval before starting, and Building Notice, where you start work sooner and an inspector assesses compliance during the build.
How to Get a Building Regulations Completion Certificate
A building regulations completion certificate is the final document issued by building control confirming that your completed building work meets the requirements of the Building Regulations. It is essential for selling your property, obtaining a mortgage, and demonstrating compliance with the law. Without it, you may encounter serious problems when you come to sell.
How to Discharge Planning Conditions Before Starting Work
If your planning permission includes pre-commencement conditions, you cannot legally start any work on site until those conditions have been formally discharged — that is, approved in writing by the council. This is one of the most common causes of enforcement action on residential developments. Here is how to manage the process correctly.