Planning for
Residential Projects
Planning requirements can often seem overwhelmingly complex to homeowners.
The planning permissions or consents your project needs can depend on the type of home you live in, the work you want done and the area you live in. Always consult your local authority before undertaking any work, to confirm any planning permission application or consent requirements. We can advise and support you throughout the planning process, keeping you updated and ensuring you have everything you need.
Planning Permission
What is planning permission?
Planning permission is the official approval granted by your local planning authority for all building work that falls outside of permitted development. It is a legal requirement and is designed to regulate and control the type of building work you can carry out on your house.
What do I need planning permission for?
Any large extension, newbuild house or extension that falls outside of permitted development rights requires planning permission. In addition, any work projecting in front of the building line of your house or bordering a highway will require planning permission.
When do I need to submit a planning permission application?
After we have agreed the final design, we will submit a planning permission application to the local council on your behalf.
What do I need planning permission for?
Any large extension, newbuild house or extension that falls outside of permitted development rights requires planning permission. In addition, any work projecting in front of the building line of your house or bordering a highway will require planning permission.
How long does it take to get planning permission?
The planning process takes approx. 8 weeks but this can vary from council to council, depending on their workload. If a planning permission application goes beyond the 8 week deadline we contact the local planning authority. We’ll gain an understanding of where the application is up to and how much longer it will take.
How can I ensure my planning permission application will be approved?
As a practice we cannot guarantee that you will receive planning approval. However, we have extensive knowledge of the planning process and the local planning policies. As such, we design extensions and newbuilds with a high probability of achieving planning permission. If you have a particularly challenging site with many planning restrictions we recommend employing the services of our planning consultant to help achieve planning permission.
How much will a planning permission application cost?
For a householder planning application that covers extensions and alterations the cost is £258*. Administration fees are charged by the planning portal to process the application and they are an additional £64*. For a newbuild house, the fees are based on the size of the property. We can advise you once the design has been agreed.
How long does planning permission last?
Planning permission is valid for 3 years from the date it has been approved. You do not have to complete the work in 3 years but the building work must start in that time. Once the work has started there is no set time to complete it.
Permitted Development
What is permitted development?
Permitted development rights allow you to make changes and additions to your home without needing to submit a planning permission application to your local authority.
They are part of a general planning act granted by Parliament, not the local authority. Permitted development rights are designed to enable homeowners to improve or extend their homes when certain limitations apply.
The rights are for houses only – so if you live in a flat or maisonette, they do not apply.
What can I build under permitted development?
You can build a single storey rear extension, single storey side extension, porch, dormer windows, and in some cases two storey rear extensions. There are strict guidelines to follow when building under permitted development, with full details available on the UK government website.
To ensure your permitted development complies, we recommend obtaining a Certificate of Lawfulness from your local council prior to building work beginning. We can advise you on what falls under permitted development and what would require planning permission.
How big can I build under permitted development?
The width of a single storey side extension must not be greater than half the width of the original house. The maximum height is 4m. If the extension is within 2m of the boundary then the eaves height should be no higher than 3m
A single storey rear extension must not extend beyond the rear wall of the original house by more than 4m for a detached house and 3m for a semi-detached house. The maximum height must be no more than 4m or higher than the original house. In some cases an extension can be 8m for a detached house or 6m for a semi-detached house. A prior notification application to the local council would be required.
To carry out a two storey rear extension you must apply for prior notification and in most cases we would recommend applying for planning permission instead. However, under permitted development you can build a two storey rear extension as long as it doesn’t exceed 3m or be within 7m of the boundary opposite the house’s rear wall. No balconies or verandas are permitted.
Extensions and other buildings (including previous extensions) must not exceed 50% of the total area of land around the original house. All external materials should be similar in appearance to the existing house.
Can permitted development rights be removed or restricted?
If you live in a listed building or on Designated Land, (World Heritage Site, conservation area, National Park, Area of Outstanding Natural Beauty or the Norfolk or Suffolk Broads), permitted development rights are more restricted. This means some changes to your home will need planning permission when they wouldn’t if you lived elsewhere.
A council may also remove permitted development rights when they want to control development in an area.
How can I find out if I have permitted development?
If you do not live on Designated Land the best place to look would be in the title deeds for your house. You could also do a planning history search online to see if the permitted development rights have been removed in a previous planning permission application. Most councils offer a permitted development enquiry service that costs approx £75*.
If I have to apply for a Certificate of Lawfulness or prior notification how long will it take and how much will it cost?
The length of time to obtain a Certificate of Lawfulness and prior notification is similar to the length of time to obtain planning permission. Most councils aim to grant permission within 8 weeks but this can vary from council to council depending on their workload. A standard Certificate of Lawfulness application is £103* and prior notification is £96*, although these costs can vary depending on the proposed development.
Can my neighbours complain about permitted development work?
A neighbour cannot object to your work if you are building it in accordance with the guidelines. However, if you don’t have a prior notification or a Certificate of Lawfulness and a neighbour contacts the local planning authority you will most likely receive a visit from the planning enforcement officer. If the enforcement officer deems the work to not be in accordance with the guidelines they can stop the building work until it is rectified or the necessary application is granted. We always recommend speaking to your neighbours prior to any building work.
Building Regulations
Building Regulations approval and permitted development
All building work requires building control approval, whether it has planning permission or not. We can provide you with a full set of technical drawings that comply with the current regulations and are suitably detailed for the builder.
*as of 2024