Obtaining Planning Permission

Planning matters

In essence, the planning system is designed to safeguard the environment and what planners call ‘amenity’, while allowing development where it is desirable and giving individuals the freedom, within reason, to make changes to their properties. The need to balance these different (and sometimes conflicting) interests, and to deal with a wide variety of circumstances, means that the system is bound to be complex and can seem intimidating.

However, if you have a pet project you’ve been putting off for fear of planning problems, don’t despair! You may be surprised to learn that, while you need permission from your local council to carry out major works, many minor ones are exempt. And if permission is required, it is usually quite straightforward to obtain, provided you follow the correct procedures.

This guide gives a brief introduction to the planning system in England and Wales (Scotland’s is broadly similar). It includes a step-by-step checklist, to make applying for planning permission easy.

For further information, try your local library, or consult the wealth of planning guidance available on the internet. Bear in mind that planning law is constantly evolving and the terminology used changes frequently.

When you don't need planning permission...

House owners enjoy what are known as permitted development rights (often referred to simply as ‘permitted rights’), under which certain changes and additions can be made without planning permission. Conservatories and loft conversions often fall into this category. For details of current permitted rights, visit www.planningportal.gov.uk

Under permitted rights, a house can generally be extended without planning permission, subject to restrictions on height and volume and certain other conditions. However, if the property is located in a Conservation Area, a National Park, an Area of Outstanding Natural Beauty or the Norfolk or Suffolk Broads, permission may be required to carry out work that, in other areas, would be covered by permitted rights.

Note that owners of flats and maisonettes have no such rights; they must obtain planning permission to carry out any work that materially changes the building’s external appearance. (This does not include simple redecoration.)

Even if your project appears to fall within permitted rights, it is wise to check with your council before proceeding, as some permitted rights may have been cancelled by means of an Article 4 direction. Such directions are issued when the character of an area of acknowledged significance (such as a conservation area) might be endangered by development.

And, of course, do talk to your neighbours about any work you intend to carry out that may affect them.

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