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Sitting Room

Planning Advice for Homeowners

 

Clear, practical guidance to help you understand the planning considerations that may affect your project.

If you are considering extending, converting or redeveloping your property, one of the first questions is likely to be whether planning permission will be required.

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The answer will depend on the type of project, the property, its planning history and any restrictions affecting the site. Our planning advice is intended to help you understand the different routes and identify the issues worth considering before committing to detailed design work.

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Do I Need Planning Permission?

Not every building project requires a full planning application.

Certain extensions, loft conversions, outbuildings and alterations may be possible under Permitted Development rights. Other proposals will require planning permission because of their scale, position, design or the particular circumstances of the property.

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Permitted Development rights can also be restricted by previous development, planning conditions, an Article 4 Direction or the type and location of the property. We consider each property individually rather than assuming that the same planning rules will apply to every home.

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LEARN ABOUT OUR PLANNING APPLICATION SERVICE

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Understanding the Different Planning Routes 

Householder Planning Applications

A householder planning application is commonly required for extensions, roof alterations, outbuildings and other works to an existing home that fall outside Permitted Development rights.  The local planning authority will consider matters such as the design, scale and appearance of the proposal, its relationship with the existing property and its potential effect on neighbouring homes.

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Permitted Development

Permitted Development rights allow certain types of work to be undertaken without conventional planning permission, provided the proposal complies with the relevant limitations and conditions. ​The rules can be detailed, and the fact that another property has completed similar work does not necessarily mean that the same development will be permitted at your home.

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Lawful Development Certificates

Where a proposal appears to comply with Permitted Development rights, an application can be made for a Lawful Development Certificate. Although a certificate may not always be legally required before work begins, it provides formal confirmation of the planning position and can be useful when the property is subsequently sold.

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Larger Home Extensions

Some larger single-storey rear extensions may be considered through the prior-approval process rather than a conventional householder planning application. The procedure includes consultation with adjoining neighbours and is subject to specific eligibility requirements and timescales. We can advise whether this route may be available for your property.

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Properties Requiring Additional Care

Some sites are affected by planning constraints that require more detailed consideration.

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These may include:

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  • Conservation areas

  • Listed buildings

  • National Landscapes

  • Protected trees

  • Flood-risk areas

  • Heritage assets

  • Planning conditions

  • Restricted Permitted Development rights

  • Sensitive relationships with neighbouring properties

 

These constraints do not necessarily prevent development, but they may influence the appropriate scale, design and supporting information required. Identifying them at the beginning of a project helps reduce the risk of developing a proposal that is unlikely to receive support.

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Planning Permission and Building Regulations

Planning permission and Building Regulations approval are separate processes.

Planning considers whether the proposed development is acceptable in principle and how it relates to the property, its neighbours and surroundings. 

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Building Regulations address matters such as structure, fire safety, insulation, ventilation, drainage and the technical construction of the work. A project may require both approvals, or it may require Building Regulations approval even where planning permission is not needed.

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BUILDING REGULATIONS AND TECHNICAL DESIGN

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Other Matters to Consider

Depending on the property and proposed work, you may also need to consider:

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  • Party Wall notices or agreements

  • Public drains and build-over approval

  • Tree or ecological surveys

  • Flood-risk information

  • Heritage statements

  • Structural engineering

  • Highway or access requirements

 

These are not all part of the planning process itself, but they can affect how a project is designed and what information may be needed before construction begins. We will help identify relevant requirements during the design and planning stages and advise when input from another specialist is likely to be necessary.

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Start With the Planning Potential

Every property is different. Before committing to detailed drawings, it is sensible to establish the likely planning route and identify any constraints that could influence your project. Our free initial feasibility review gives you an opportunity to discuss what you would like to achieve and understand the most appropriate next step.

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