Planning Application FAQs

1. Planning Permission Basics

 

Do I need planning permission?
Some projects need planning permission, while others may fall under permitted development rights. It depends on the type of work, the property, location, previous alterations and any planning restrictions.

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What is permitted development?
Permitted development allows certain works to be carried out without a full planning application, provided the project meets specific rules and limits.

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What is a lawful development certificate?
A lawful development certificate is formal confirmation from the council that proposed or existing works are lawful. It is often useful when selling, remortgaging or starting building work.

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Can PAS tell me if I need planning permission?
Yes. Planning Application Services (PAS) can review your project and help identify whether you are likely to need planning permission, a lawful development certificate, prior approval or another type of application.

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2. Application Types

 

What types of planning applications can PAS help with?
PAS can help with many types of applications, including house extensions, loft conversions, replacement windows, solar panels, demolition, change of use, driveways, drop kerbs, fences, gates, sheds, garages, HMOs, Airbnb use, tree works and retrospective planning applications.

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Do I need planning permission for replacement windows?
Many standard replacement windows do not need planning permission, but restrictions may apply if the property is listed, in a conservation area, subject to Article 4 Direction, or if the design changes the appearance of the building.

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Do I need planning permission for demolition?
Demolition can require planning approval, prior approval or conservation area consent depending on the building, location and scale of demolition.

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Do I need planning permission for solar panels?
Solar panels are often permitted development, but restrictions can apply to listed buildings, conservation areas, roof position, visibility and protected locations.

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3. Drawings and Documents

 

What drawings do I need for a planning application?
Most planning applications need existing and proposed plans, elevations, site location plan, block plan and sometimes roof plans, sections or supporting statements.

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Can PAS provide planning drawings?
Yes. PAS can arrange planning drawings for many project types, from small home improvements to larger residential and commercial applications.

 

Do I need Building Regulations drawings as well?
Planning approval and Building Regulations approval are separate. Planning deals mainly with appearance, use and impact. Building Regulations deal with construction, safety, insulation, structure, drainage and fire protection.

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4. Costs and Timescales

 

How much does a planning application cost?
The total cost usually includes professional fees, planning drawings, council application fees and sometimes specialist reports. The amount depends on the type and complexity of the application.

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How long does a planning application take?
Many householder planning applications take around 8 weeks once validated by the council. Larger or more complex applications may take longer.

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Why does validation matter?
The council will not normally start the formal decision period until the application has been validated. Missing drawings, incorrect forms or missing documents can cause delays.

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5. Problems and Refusals

 

What happens if my planning application is refused?
You may be able to revise and resubmit, appeal the decision, or consider a different planning route. The best option depends on the refusal reasons.

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Can PAS help with a refused planning application?
Yes. PAS can review the refusal notice and help identify whether a revised application, appeal or alternative approach may be suitable.

 

Can I apply for retrospective planning permission?

Yes. Retrospective planning permission may be possible where work has already been carried out without approval, but the council will still assess the application against planning policies.

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6. Using PAS

 

How does PAS work?
You tell PAS what you need, provide the property details and choose the type of application or project. PAS can then help guide you towards the right planning route and support needed.

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Does PAS only help with homeowners?
No. PAS can help homeowners, landlords, developers, property investors and businesses with a wide range of planning application needs.

 

Can I speak to someone before deciding?
Yes. PAS can offer paid planning consultancy where a proper review is needed before deciding the best route forward.

 

Does PAS work nationwide?
Yes. Planning Application Services (PAS) can support projects across England, Wales and Scotland, subject to the type of application and local requirements.

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Still Not Sure What You Need?

Planning rules are not always obvious. The same project can need different approvals depending on the property, location and previous alterations.

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Use our quick form to tell Planning Application Services (PAS) what you need, and we’ll help point you in the right direction.