PLANNING PERMISSION APPLICATIONS

Not always. In many cases you can extend or alter your home under Permitted Development (PD) rights without needing to apply for full planning permission. PD is a national set of rules with local nuances. However, national and local restrictions on what is allowed under PD can significantly narrow what's allowed. We typically advise our clients to submit proposals to the Local Planning authority, even if this is a certificate of lawful development. When it comes to sell a house, having a certificate of lawful development or planning permission granted, it provides clarity to a purchaser that works carried out are lawful rather than a possible purchaser having to determine if the works were covered by PD or not, which can effect a sale of a home. If you want to be certain that the existing use of a building is lawful for planning purposes or that your proposal does not require planning permission, you can apply for a 'Lawful Development Certificate' (LDC).

A Lawful Development Certificate (LDC) is an official legal document from your council confirming that your extension project did not require planning permission because it fell under Permitted Development. While not mandatory, it is highly recommended, as it provides proof of compliance, which can be crucial when you come to sell your property and protects against potential future enforcement action. Typically the submission of Lawful development takes the same time to go through the planning system as a householder of full planning application.

Typical projects that can fall under Permitted Development PD (subject to limits and conditions) include single-storey rear extensions within depth and height limits, loft conversions with rear dormers within volume limits, garage conversions that don't alter the footprint or appearance significantly, and garden rooms and outbuildings within size, height and siting rules. But there are often caveats, for example in some areas of the country, known generally as 'designated areas', permitted development rights are more restricted. For example, if you live in: a Conservation Area a National Park an Area of Outstanding Natural Beauty a World Heritage Site or the Norfolk or Suffolk Broads. It is important that you are given the right guidance from the start, to ensure the project moves forward with appropriate permissions.

Where works are not covered by Permitted development you will probably need planning permission if you want to: build something new make a major change to your building, such as building an extension change the use of your building we can guide you to determine if your project will need planning permission, as well as the process getting to planning permission.

Article 4 Directions are used to restricted or remove permitted development rights, for example, if you are in a conservation area, Article 4 directions remove permitted development rights for certain types of new development. In London, the same applies widely given the density of conservation areas across all boroughs. Typically the Local Planning Authority will be able to provide guidance on their web sites as to what the local restrictions are.

London has many conservation areas and Article 4 Directions that can remove Permitted Development rights, so always check before you build. This can mean planning permission is not guaranteed, and refusal rates can be higher in some London boroughs. A 2025 analysis found that London boroughs accounted for seven of the ten councils in England with the lowest application approval rates.

Common reasons for refusal include overlooking or causing a significant loss of privacy for neighbours. Other frequent grounds include harm to the character of a conservation area, use of inappropriate materials, and overdevelopment of the plot. We work closely with Planning Authorities, through the Pre Application Planning Advice (PAPA) service. Pre-application advice allows you to discuss your proposals informally with a planning officer before submitting a formal application. This early engagement can help you understand how planning policies, local requirements, and potential constraints, such as traffic, noise, or environmental impacts may affect your project, and whether conditions could be applied to address these issues rather than refusing permission. It also helps identify the information needed for a complete application, reducing delays at the validation stage. Working with the Local Planning Authority has enabled us to achieve over 15year of 100% planning success with South Oxfordshire, and other councils.

The decision timeline is within 8 weeks for most householder applications. More complex applications, or those requiring specialist consultee input (e.g. heritage, ecology, highways), can take significantly longer.

Planning permission in the UK is valid for three years from the decision date, as stated in the official decision notice. This means you have three years to begin work; otherwise, your permission will expire. If your project hasn't commenced within this period, you'll need to reapply, and the council will review your proposal based on any updated planning policies.

If you are unsure whether you need planning permission for a project, it is important to consult with your Local Planning Authority of a professional consultant. We are always happy to discuss your project and provide some initial guidance to get you on the right track.

No these are separate. Even if planning permission isn't required, Building Regulations approval may be required. Planning permission governs whether you can carry out a development, while building control (or building regulations approval) focuses on how a building is constructed to ensure it meets minimum standards for health, safety, and accessibility. Key aspects include: Structural stability and fire safety Weather resistance and thermal performance Access and facilities for people with disabilities Energy efficiency and safe installation of services (e.g., plumbing, electrical systems) Building control is enforced by the local council’s building control team or an approved private body, and inspections are carried out at various stages of construction to ensure compliance.