How to Apply for Planning Permission — A Step-by-Step Guide for Homeowners

Why Planning Permission Exists

Planning permission is the formal consent required before most significant building work can begin. Its purpose is to ensure that development is appropriate for its setting, does not harm neighbours, and is consistent with the local area’s character and infrastructure. Without it, you risk enforcement action that can require demolition of what you have built.

Not all works require permission — many fall under permitted development rights — but when they do, the process is standardised and must be followed correctly.

Step 1: Pre-Application Advice

Before submitting a formal application, most local planning authorities (LPAs) offer a pre-application advice service. For a fee (typically £50–£250 for a householder enquiry), a planning officer will review your proposal informally and advise whether it is likely to be approved and what changes might improve its prospects.

Pre-application advice is not binding, but it reduces the risk of a costly refusal and helps you understand local planning policies before committing to full drawings.

Step 2: Prepare Your Application

A planning application for a typical householder project requires:

• **Location plan** (1:1250 scale, showing the site in context)
• **Site plan** (1:500 scale, showing the property boundary and proposed works)
• **Existing and proposed floor plans and elevations** (1:100 scale)
• **Design and Access Statement** (required for larger or more sensitive schemes)
• **Completed application form** (via the Planning Portal at planningportal.co.uk)
• **Ownership certificates** confirming who owns the land
• **Agricultural land declaration** (where applicable)
• **Application fee**

Drawings must be prepared to a professional standard. An architect or architectural technician will typically prepare these for £500–£2,000 for a straightforward extension.

Step 3: Choose the Right Application Type

• **Householder application** — for extensions and alterations to an existing dwelling (fee: £258 in England as of 2024)
• **Full planning application** — for new builds or changes of use
• **Outline planning permission** — establishes the principle of development, with details reserved for later approval
• **Prior approval** — a lighter process for certain categories (e.g., larger home extensions under Class A)

Step 4: Submit via the Planning Portal

Applications are submitted online at planningportal.co.uk. Once validated, the LPA will:

• Register the application and assign a case officer
• Consult neighbours (usually a 21-day period with site notices posted)
• Consult statutory consultees (highways, drainage, heritage, etc.)
• Publish the application on the public register

Step 5: Planning Officer Assessment

The case officer will assess your application against national planning policy (National Planning Policy Framework) and local development plan policies. They will visit the site, review neighbour representations, and prepare a report.

The timescale for a decision on a householder application is **8 weeks** from validation (13 weeks for major applications).

Step 6: Decision

The decision notice will either:

• **Grant permission** — usually with conditions (e.g., materials to be approved, working hours)
• **Refuse permission** — with reasons stated, giving you a basis for negotiation or appeal

If approved, planning permission typically lasts **3 years** from the date of decision. Work must begin within that period.

After Approval: Building Regulations

Planning permission is not the same as building regulations approval. Even with planning consent, you will separately need building regulations sign-off for structural and safety standards. This is a common point of confusion for homeowners.

Store all planning approvals, decision notices, and correspondence in your Property Passport so they are available when you sell.