How to Get Planning Permission for a House UK: A Complete Guide

Planning permission is one of those subjects that appears simpler than it is. Homeowners who have never applied before often underestimate both what triggers the need for it and what the application process actually involves. Getting it wrong — building without permission when you needed it, or failing to submit a strong application — can be extremely costly to resolve.

This guide covers the full process: what triggers a planning application, the types of application available, how to prepare and submit one through the Planning Portal, what local planning authorities actually consider, and how to handle the outcome. For extensions that may not need permission at all, first check our guide to permitted development rights UK 2025.

What Triggers the Need for Planning Permission

Planning permission is required for any development of land. "Development" includes:

• Extensions beyond permitted development limits — single-storey rear extensions beyond 4m (detached) or 3m (attached) without prior approval, or beyond the limits set out in Class A of Schedule 2 Part 1 of the GPDO
• Material change of use — converting a house into flats, changing from residential to commercial use, or creating a separate dwelling unit
• External alterations in conservation areas — cladding, side extensions, and roof alterations that would be permitted development elsewhere may require permission in conservation areas or Article 4 Direction areas
• New dwellings — building a new house always requires full planning permission. For the full process from site assessment to decision notice — including outline vs full PP, local plan reading, self-build incentives, and ecological survey triggers — see our dedicated guide to planning permission for a new build on your land in the UK
• Changes to listed buildings — listed building consent is required in addition to, and separately from, planning permission for works affecting a listed building's character. If you are buying a listed property, our guide to buying a listed building in the UK covers the three grades, what the listing actually protects, LBC vs planning permission, insurance complications, and mortgage challenges

Permitted development rights remove the need for permission for a wide range of works — but those rights can be restricted or removed by Article 4 Directions, by conditions on previous planning permissions, or because the property is in a conservation area, National Park, or Area of Outstanding Natural Beauty.

Types of Planning Application

Householder Application

The standard route for extensions, loft conversions, outbuildings, and alterations to existing residential properties. It applies to works that change the physical character of a single dwellinghouse. The application fee is £258 (England, 2024/25).

Full Planning Application

Required for new dwellings, changes of use, commercial development, and alterations that go beyond what a householder application covers. More complex than a householder application; requires more supporting information.

Outline Planning Application

Used to establish in principle whether a site is suitable for development before committing to detailed design. Matters of detail (layout, scale, appearance, access, landscaping) are reserved for later "reserved matters" applications. Useful for large sites or speculative proposals.

Lawful Development Certificate (LDC)

Not a planning permission — rather, a certificate confirming that proposed works are lawful (either permitted development or not in breach of planning control). Costs £103 for a proposed LDC (half the householder fee). An LDC is strongly recommended for any significant permitted development works — it gives you certainty and protects your position when selling. For the complete step-by-step process — including CLEUD vs CLOPUD, the evidence required, fees and timescales, and why indemnity insurance is not a substitute — see our guide to how to apply for a Lawful Development Certificate in the UK.

For detailed comparison of permitted development versus planning routes for extensions, see our guide to home extension permitted development vs planning.

Pre-Application Advice

Most local planning authorities offer a pre-application advice service. This allows you to discuss your proposal informally with a planning officer before submitting a formal application. Fees typically range from £50–£200 for householder proposals (higher for larger schemes).

Pre-application advice is worth paying for on:

• Complex or boundary-pushing proposals (large extensions, rooftop additions)
• Conservation area sites or listed buildings
• Proposals on previously refused sites
• Projects where you are uncertain about policy compliance

A pre-application discussion does not bind the local authority — the officer who advises you is not the officer who will determine the application — but it identifies objections early and gives you the opportunity to revise the design before committing to a formal application.

Drawing Requirements

A planning application requires the following drawings as a minimum:

Site location plans can be purchased from Ordnance Survey data retailers (many planning portals offer this as part of the submission process). Elevations and floor plans should be prepared by an architect or technician, particularly for anything other than simple projects — poor drawings are a common cause of application delays and refusals.

Planning Portal Submission Steps

All planning applications in England are submitted through the Planning Portal (planningportal.co.uk):

1. Register for a Planning Portal account
2. Select application type (householder, full, outline, LDC)
3. Complete the application form — description of works, ownership details, existing use
4. Upload drawings and supporting documents
5. Pay the application fee online (£258 for householder)
6. Submit — you will receive an acknowledgement and a reference number

The local authority then validates the application (checking completeness) and begins the formal determination period. If the application is invalid — for example, missing required drawings — you will be notified and given the opportunity to provide the missing information.

The 8-Week Determination Target

The statutory target for determining a householder application is 8 weeks from validation. Full planning applications for larger schemes have a 13-week target. These are targets, not guarantees — many applications take longer, particularly in under-resourced authorities.

During this period:

• The local authority consults statutory consultees (Highways, Drainage, Conservation Officer where relevant)
• Neighbouring properties are notified and given a consultation period (typically 21 days) to make representations
• A planning officer assesses the application against relevant policies
• The officer prepares a report and either issues a delegated decision or refers it to a planning committee

Most householder applications are decided by delegated authority (by the planning officer, without going to committee). Applications that attract significant objections, or that are recommended for refusal but an applicant has requested committee determination, may go to committee.

What Planners Actually Consider

This is one of the most misunderstood aspects of the planning system. Local planning authorities can only consider material planning considerations — factors that relate to land use and development, as a matter of planning policy and law. They cannot consider:

• Private property disputes between neighbours
• Civil law matters (boundary disputes, covenants, rights of way)
• Competition (a new business being detrimental to an existing one)
• Loss of private view (not a protected right)

Material considerations that planners do weigh include:

• The National Planning Policy Framework (NPPF) — the government's overarching planning policy document
• The Local Plan — the local authority's development plan, which sets out policies for the area
• Scale, mass, and design of the proposed development
• Impact on neighbouring amenity (daylight, sunlight, overlooking, overbearing effect)
• Highways and access implications
• Flood risk and drainage
• Ecological and heritage impacts
• Character of the area

Neighbour objections are considered, but only insofar as they raise material planning considerations. An objection that says "we just don't want this built" carries no weight. An objection that provides evidence that the proposal will cause unacceptable overlooking to a specific window, with measurements, carries more weight — but planners must still weigh it against the overall planning balance.

Design and Access Statement

For most householder applications, a design and access statement (DAS) is not mandatory — but writing one significantly strengthens your application. A DAS explains:

• The design principles behind the proposal and how it responds to its context
• How access has been considered (particularly important for larger schemes)
• How the proposal relates to the character of the area

A good DAS pre-empts likely objections and demonstrates to the planning officer that you have thought carefully about the impact of the works. For conservation area proposals or anything controversial, a DAS should be regarded as essential even when not formally required.

Section 106 Agreements and CIL

For larger developments (not typical householder applications), the local authority may seek planning obligations under Section 106 of the Town and Country Planning Act 1990. These agreements bind the land and require the developer to contribute to local infrastructure, affordable housing, or other mitigation. For a full explanation of how these obligations work — and what they mean if you're buying on a development site — see our guide to Section 106 agreements.

The Community Infrastructure Levy (CIL) is a charge that some local authorities impose on new development (typically new dwellings and extensions over 100m²). CIL rates vary significantly between authorities. Check whether your local authority charges CIL — the local planning authority's website will publish a CIL charging schedule.

Appeal Rights After Refusal

If your application is refused, you have the right to appeal to the Planning Inspectorate within 6 months of the refusal decision. The appeal system is covered in full in our guide to how to appeal a planning refusal.

Before appealing, consider:

• Whether the reasons for refusal can be addressed by amending the scheme
• Whether a pre-application discussion before resubmission would help
• Whether a Section 73 application (varying a condition) might resolve a single issue

Appeals take 6–12 months and carry a costs risk if the appeal is considered unreasonable, so exhaust all other avenues first.

What to Do Next

1. Check permitted development first. Many householder works do not need planning permission. Use the Planning Portal's interactive house tool or read our permitted development rights guide to confirm your position.
2. Obtain pre-application advice if your proposal is complex, is in a conservation area, or has been refused before.
3. Commission drawings from an architect or architectural technologist. Budget for this — professional drawings significantly improve approval prospects.
4. Purchase a site location plan through the Planning Portal or an OS data provider.
5. Submit via the Planning Portal and keep your reference number safe.
6. Monitor the application — check the planning portal regularly for consultee responses and the officer's report. If objections are raised, you can submit additional information to address them.
7. If refused, read the reasons carefully. If they are resolvable, consider revising and resubmitting before deciding whether to appeal.
8. Apply for a Lawful Development Certificate once works are complete, or before undertaking permitted development works, to protect your position on sale.

For a detailed breakdown of what you can build without any planning application — including exact extension dimensions, outbuilding rules, and the Prior Approval neighbour consultation scheme — see our Permitted Development Rights UK guide. For a focused guide on applying for householder planning permission for an extension specifically — fees, drawings required, conservation area rules, Section 106, and what to do if refused — see our planning permission for a house extension UK guide.