Do I Need Planning Permission?

Not every home improvement project needs a full planning application.

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Some work can be carried out under permitted development rights, while other projects need formal planning permission, prior approval, a lawful development certificate or specialist planning advice.

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At Planning Application Services (PAS), we help homeowners understand:

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• Whether planning permission is likely to be required

• Whether permitted development may apply

• Whether a Lawful Development Certificate would be sensible

• Whether the project needs a householder planning application

• Whether the proposal needs prior approval or change of use consent

• Whether other approvals may be needed before work starts

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The right answer depends on the property, the proposal and the planning history of the site.

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The quick answer

 

You may need planning permission if you are planning to:

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• Build something new

• Add a house extension

• Alter the roof shape or height

• Add a front dormer, balcony or roof terrace

• Convert a garage with external changes

• Build a large outbuilding or garden room

• Create a separate living space or annex

• Change the use of a building or land

• Convert a property into flats

• Use a property as an HMO

• Use a home for short-term lets or Airbnb

• Add a new access, driveway or dropped kerb

• Carry out demolition works

• Work on a listed building

• Work in a conservation area

• Alter a property with planning restrictions or removed permitted development rights

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You may not need a full planning application if the proposal falls within permitted development, but this should still be checked carefully.

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What is permitted development?

 

Permitted development allows some types of building work to be carried out without making a full planning application.

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For homeowners, this can sometimes apply to:

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• Rear extensions

• Side extensions

• Loft conversions

• Rooflights

• Porches

• Sheds and outbuildings

• Garden rooms

• Solar panels

• Replacement windows

• Driveway surfacing

• Some internal alterations

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However, permitted development is not automatic.

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It can be affected by:

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• The size of the proposal

• The height of the building

• The distance from boundaries

• The position of the work

• The materials being used

• The roof shape

• Whether previous extensions already exist

• Whether the property is detached, semi-detached or terraced

• Whether the property is a flat or maisonette

• Whether the property is listed

• Whether the site is in a conservation area

• Whether there is an Article 4 Direction

• Whether previous planning conditions removed permitted development rights

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TOP TIP
Even if planning permission is not required, you may still want a Lawful Development Certificate. This gives formal confirmation that the work is lawful and can be very useful when selling or remortgaging the property.

 

Common projects that need checking

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House extensions

 

You may need planning advice if you are considering:

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• A rear extension

• A side extension

• A wraparound extension

• A double-storey extension

• A front extension

• A first-floor extension

• An extension close to a boundary

• An extension to a property in a conservation area

• An extension to a flat or maisonette

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Some extensions may be permitted development, but many still need drawings and a proper planning review.

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Loft conversions

 

A loft conversion may need planning permission if it includes:

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• A front dormer

• A mansard roof

• A roof terrace

• A balcony

• A raised platform

• A large roof alteration

• Work in a conservation area

• Work to a listed building

• Changes that exceed permitted development limits

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Many rear dormers and rooflight conversions can be straightforward, but the roof design, volume and property type all matter.

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Garage conversions

 

A garage conversion may need planning permission where:

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• The garage door is being removed and replaced

• The front elevation is changing

• The garage is detached from the main house

• The space will become separate accommodation

• The property has parking restrictions

• A planning condition requires the garage to remain available for parking

• The property is in a sensitive planning area

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Internal conversion work may be simple, but external changes and use can alter the planning position.

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Garden rooms and outbuildings

 

Garden buildings can raise planning issues if they are:

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• Too large

• Too high

• Too close to a boundary

• Forward of the house

• Intended for sleeping accommodation

• Intended for full-time residential use

• Used as a business premises

• Located in the grounds of a listed building

• Located in a conservation area or protected setting

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A garden office is very different from a self-contained annex or separate dwelling.

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Change of use

 

Change of use is one of the most common areas where homeowners need proper advice.

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You may need planning permission for:

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• Converting a house into flats

• Creating an HMO

• Using a property for Airbnb or short-term lets

• Changing a shop to residential

• Changing an office to residential

• Creating a mixed-use property

• Creating a separate annex

• Using a domestic outbuilding commercially

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A change of use may need permission if it is considered a material change in planning terms. GOV.UK confirms that whether a change is material depends on the facts, degree and impact of the change.

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Driveways, dropped kerbs and front gardens

 

Planning issues may arise with:

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• New driveway access

• Dropped kerbs

• Hard surfacing to front gardens

• Drainage and surface water

• Highway safety

• Boundary walls, fences and gates

• Trees or protected landscape features

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A dropped kerb may involve both planning and highway authority approval.

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Fences, gates and boundary walls

 

Planning permission may be needed depending on:

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• The height of the fence, gate or wall

• Whether it is next to a road or footpath

• Whether it affects visibility

• Whether the property is listed

• Whether the site is in a conservation area

• Whether the boundary treatment changes the character of the street

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This is a common area where homeowners assume the work is simple, but the highway position can be important.

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Demolition

 

Demolition can also need planning consideration.

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You should check before demolishing:

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• A house

• A garage

• An outbuilding

• A structure in a conservation area

• A structure near a listed building

• A commercial building

• A wall or boundary feature

• A building that may have heritage value

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Do not assume demolition is automatically free from planning control.

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Why the answer is not always obvious

 

Two similar properties can have completely different planning positions.

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This can happen because of:

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• Previous extensions

• Old planning permissions

• Restrictive planning conditions

• Article 4 Directions

• Conservation area controls

• Listed building status

• Flats and maisonettes having different rights from houses

• Local planning policies

• Highway constraints

• Neighbouring property relationships

• Design and overlooking issues

• Drainage or flood risk concerns

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This is why a desktop planning review can be very useful before you instruct drawings or speak to builders.

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Planning permission is not the same as building regulations

 

A project may not need planning permission but may still need building regulations approval.

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Building regulations may apply to:

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• Extensions

• Loft conversions

• Garage conversions

• Structural alterations

• New openings

• Drainage works

• Insulation upgrades

• Fire safety works

• New bathrooms or kitchens

• Electrical and heating changes

• Changes to stairs, floors, walls and roofs

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IMPORTANT POINT
Planning deals with whether the development is acceptable in planning terms. Building regulations deal with how the work is designed and constructed. They are separate approval systems.

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What PAS can check for you

 

Planning Application Services (PAS) can review your project and help you understand the most sensible route forward.

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We can check:

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• The type of property

• The proposed work

• The likely planning route

• Whether permitted development may apply

• Whether a Lawful Development Certificate may be appropriate

• Whether a full planning application is likely to be needed

• Whether prior approval may be required

• Whether the proposal involves change of use

• Whether conservation or listed building issues may apply

• Whether building regulations, structural design or party wall advice may also be needed

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We can help with simple domestic projects and more involved planning questions.

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Projects we can advise on

 

PAS can provide planning advice for:

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• House extensions

• Loft conversions

• Garage conversions

• Garden rooms

• Outbuildings

• Annexes

• New builds

• Property conversions

• HMOs

• Airbnb and short-term let use

• Change of use projects

• Driveways and dropped kerbs

• Fences, gates and boundary walls

• Tree works

• Demolition

• Retrospective planning issues

• Lawful Development Certificates

• Prior approval applications

• Planning refusals and resubmissions

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We can also help where the project needs plans, drawings, building regulations support, structural input or party wall advice.

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When paid planning consultancy is useful

 

Paid planning consultancy is useful when you need more than a quick guess.

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It is especially helpful where:

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• You are buying a property and want to understand development potential

• You are planning a large extension

• You want to convert a property

• You are considering a new build

• You want to create flats or an HMO

• You are looking at Airbnb or short-term letting

• You need a faster view than waiting for council pre-application advice

• You want to know whether a project is worth pursuing

• You need to understand risk before paying for full drawings

• You want a planning route before approaching builders

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Council pre-application advice can be useful, but it is often slow. PAS can usually provide a faster desktop review to help you decide what to do next.

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What we normally need from you

 

To advise properly, we usually need:

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• The property address

• A short description of the proposed work

• Any existing plans or sketches

• Photographs of the property

• Details of any previous planning applications

• Any known restrictions or neighbour issues

• Your preferred outcome

• Your timescale

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From there, we can advise on the likely planning route and whether drawings or an application are needed.

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Need a clear answer before you move forward?

 

If you are asking “Do I need planning permission?”, the safest next step is to let PAS review the project properly.

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Before you spend money on builders, drawings or applications, we can help you understand:

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• Whether planning permission is likely to be needed

• Whether permitted development may apply

• Whether a Lawful Development Certificate is sensible

• Whether you need a planning application

• Whether building regulations are likely to apply

• Whether structural or party wall advice may also be required

• What the next practical step should be

 

Next Steps:

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Tell Us What You Need

Use our enquiry form to tell us about your property and the work you are considering.

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This is the best starting point if you want PAS to look at the project and guide you towards the right planning route.

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Planning Consultancy

Choose paid planning consultancy if you need a proper desktop review before making decisions.

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This is useful for:

• New builds

• Property conversions

• Extensions

• HMOs

• Airbnb use

• Garden buildings

• Change of use

• Complex or uncertain planning issues

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Plans and Drawings

If your project needs drawings, PAS can help prepare the plans required for planning, building regulations, structural coordination and related approvals.

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Planning Applications

If planning permission is required, PAS can help prepare and submit the application so the project is properly presented to the local planning authority.