Planning Permission UK: A Complete Guide for Homeowners

Whether you’re adding space or reshaping how you live, understanding planning permission is the difference between a smooth build and a stalled project. This guide explains what planning is, when you need it (and when you don’t), how the process works, realistic timescales, what to do if you’re refused, and how Fixiz steers applications to approval.

What Is Planning Permission—and Why It Matters

Planning permission is consent from your Local Planning Authority (LPA) to carry out development that affects how land and buildings look, are used, and impact neighbours/streetscape.
It’s about what you can build and its impact (size, appearance, overlooking, heritage, highways)—not the technical “how” (that’s building regulations).
Getting it right protects your investment, avoids enforcement, and makes your home mortgage- and sale-ready.

Types of Development That Usually Need Planning Permission

New buildings and major structural changes.
Extensions that exceed permitted development (PD) limits, or any extensions to flats/maisonettes (PD often doesn’t apply).
External alterations facing the highway (e.g., prominent dormers, front-facing changes), especially in conservation areas.
Change of use where not covered by permitted changes between use classes or where prior approval is required.
Works to listed buildings (also require separate Listed Building Consent).

Permitted Development Rights Explained

PD rights grant a national permission for certain works to houses (not usually flats) if you meet strict limits and conditions.

Common PD Examples (for Houses)

Rear extensions within depth/height/coverage limits; some larger rear additions may need a neighbour consultation / prior approval route.
Loft conversions within volume limits and with controls on front roof slopes, materials and overlooking.
Outbuildings (e.g., garden rooms) that are incidental to the main house and within height/placement rules.
Alterations like certain rooflights, porches and boundary treatments within set criteria.

Important PD Caveats

Designated land (conservation areas, national parks, AONBs), Article 4 Directions and past planning conditions can remove or limit PD.
Flats/maisonettes typically don’t benefit from householder PD rights.
Even if PD applies, you may still need prior approval or to follow specific PD procedures.

How to Apply for Planning Permission

1) Get the Right Drawings & Information

Existing and proposed plans/elevations to scale, site location/block plans.
Depending on context: Design & Access Statement, Heritage Statement, Flood Risk or Highways info.
Ownership certificates and notice to other owners (if applicable).

2) Choose the Correct Application Type

Householder application for domestic extensions/alterations to a single dwelling.
Full planning for new dwellings/major changes; Listed Building Consent where relevant.
Lawful Development Certificate (Proposed) to confirm PD status (useful for conveyancing certainty).

3) Submit & Pay Fees

Apply online via the national portal or your LPA’s system, pay the statutory fee, and respond quickly to any validation requests.

Planning Application Process and Timescales

Validation: LPA checks your forms, plans and fee; the “clock” starts once valid.
Consultation: Neighbours/statutory bodies typically have 21 days to comment.
Assessment: Case officer weighs design, scale, overlooking, heritage, highways, amenity and policy.
Decision: Officer delegation or planning committee for sensitive/contested cases.
Indicative times: Many householder applications aim for ~8 weeks from validation; complex cases can take longer or agree formal extensions of time.
Conditions: Approvals often include conditions (materials samples, tree protection, archaeology, construction management). Some must be discharged before starting or before occupation.

What Happens If Planning Is Refused?

Read the reasons—they reference policy. Minor design tweaks can often address them.
Revise and resubmit with clearer drawings/evidence (e.g., sunlight/daylight, privacy screens, heritage detail).
Appeal to the Planning Inspectorate if you believe policy supports your scheme; allow several months.
Consider a pre-application meeting to de-risk a re-submission on complex or sensitive sites.

Common Planning Mistakes—and How to Avoid Them

Confusing planning with building regs: They’re separate; planning decides if, building regs set how.
Assuming PD without checking designated land, Article 4 or past conditions.
Insufficient drawings: Lack of context/sections makes it hard for officers to support your case.
Overlooking neighbours: Unmanaged overshadowing/overlooking triggers objections; design for privacy and light.
Ignoring heritage: In conservation areas/listed contexts, materials, proportions and details matter.
No planning strategy: Complex sites benefit from staged pre-app, expert reports and early highways/drainage input.

How Fixiz Helps With Planning Applications

Feasibility first: We check PD vs planning routes, site constraints, heritage and policy—before you spend.
Design you can approve: Context-led proposals with the right scale, massing, privacy and daylight to win officer support.
Complete submissions: Accurate plans, statements and any required reports; swift responses to validation and consultee queries.
Neighbour strategy: We anticipate concerns, adjust design where sensible and present clear, visual documentation.
From decision to site: We help discharge conditions and coordinate building control so you can build without delay.

Conclusion

Planning permission doesn’t have to be stressful. Confirm whether PD applies, shape a design that respects context and neighbours, submit a complete application, and plan realistic timescales with room for conditions. With Fixiz managing feasibility, design quality and the submission process—plus clear neighbour and officer engagement—you’ll move from idea to approval with confidence.

Ready to get your plans approved?

Speak to Fixiz today for PD checks, planning strategy, high-quality drawings and end-to-end application management—done right, first time.

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