How to get planning permission in England

Most home extensions and improvements in England are covered by Permitted Development Rights (PDR) — meaning you can proceed without a formal planning application. PDR covers: single-storey rear extensions up to 6 metres (4 metres for detached houses, though Neighbour Consultation Scheme applies for 4–8m); loft conversions not extending the roof line; replacement windows and doors; solar panels on non-listed buildings.

PDR does not apply if your property is a listed building, is in a Conservation Area, is in a National Park or Area of Outstanding Natural Beauty (AONB), or if Article 4 Directions have been applied in your area. Check with your local authority planning department before assuming PDR applies — permitted development in Conservation Areas is significantly restricted.

For commercial changes of use (converting a shop to a house, a house to an HMO, office to residential), permitted development rules changed significantly in 2021. The Planning Portal at planningportal.co.uk provides an interactive guide to PDR for both domestic and commercial properties.

Planning applications are submitted via the Planning Portal (planningportal.co.uk) to your Local Planning Authority (LPA). The standard application fee (from December 2023 revised fees): householder application (extensions, alterations to a house) £258; full planning application for a new house £578 per dwelling; change of use application £578.

The core documents required for most applications: a completed application form, a location plan (OS map showing the site in context, scale 1:1250 minimum), a site plan showing the proposed works (scale 1:500), elevations of the proposed development, and a design and access statement for larger applications. An architect or architectural technician can prepare these drawings; costs typically £500–£2,000 for a standard householder application.

The statutory determination period is 8 weeks for householder and minor applications; 13 weeks for major applications. In practice, most LPAs operate with significant backlogs — expect 10–16 weeks for a decision on a householder application in most English councils as of 2025–26.

Neighbours and other interested parties are notified of planning applications and have a period (usually 21 days) to comment. Comments must relate to material planning considerations: impact on amenity (overshadowing, overlooking, noise), design and appearance, highway impact. Personal objections ("I don't like it") carry no weight in the planning process.

If your application is refused, you can appeal to the Planning Inspectorate within 12 weeks of the decision. Planning appeals are determined by an Inspector independent of the local council. Appeal statistics in England: approximately 30–40% of householder appeals succeed, meaning a refusal is not necessarily the end of the process.

A planning consultant (separate from an architect) can improve your chances of approval for controversial or complex applications. Planning consultants charge £100–£250 per hour or fixed-fee packages. For straightforward extensions, most applications succeed without professional advice; for change of use, conversion, or contentious developments, professional advice is a worthwhile investment.