Planning permission is the formal consent from your local authority required for many building works, extensions, and changes of use in England.
It ensures your project meets national planning policy and local planning rules, balancing development with neighbours, heritage, and environmental protection.
Understanding when permission is required, and when you can build under Permitted Development rights, helps prevent enforcement issues, unexpected costs, and delays.
What is planning permission?
Planning permission is the legal authorisation given by a local planning authority to carry out development that affects the use, appearance, or structure of land or buildings. Common examples include:
- Building a house or commercial structure
- Extending, altering, or materially changing an existing building
- Changing the use of land or buildings (for example, from agricultural to residential)
- Work affecting protected places such as conservation areas or listed buildings
Not all works need planning permission, but where permission is required, you must secure it before work begins unless a Lawful Development Certificate confirms consent is not required.
What types of planning permission are there?
Your application type depends on the nature and scale of your project:
- Full Planning Permission: Most common; requires detailed plans of your proposals. Conditions may be attached that must be satisfied before or after work starts.
- Outline Planning Permission: Establishes whether the principle of development is acceptable. Reserved matters such as design, landscaping, and access are approved later.
- Householder Planning Permission: Specifically for alterations and extensions to an existing dwelling and its curtilage.
- Permission in Principle (PiP): Confirms that the proposed use of land is acceptable. Technical details are approved later before construction begins.
How much does planning permission cost?
Planning applications are not inexpensive, and costs increase if you are under-prepared. Accurate survey drawings, technical reports, and correct documentation are essential, not only to obtain permission but to ensure your project is buildable.
Cutting corners may save a small amount initially, but can lead to major expenses if your proposal is refused or non-compliant.
Councils generally waive fees for listed building consent, however, the heritage reports, specialist surveys, and drawings required for a valid application often make listed building applications more expensive than standard householder applications.
Simon Rix, a planning consultant, notes: "Many homeowners view the planning fee as the main cost, but the real expense lies in being under-prepared. A 'cheap' application that lacks a professional topographical survey or a heritage statement is a gamble. If it’s refused on a technicality, you haven't saved money, you’ve just paid for a delay. Think of your planning documents as a manual for your builder, not just a hurdle for the council."
Simon Rix is a professional planning consultant who began his career working in local government in the 1990s. He was a council officer and later an elected councillor, so he knows how the planning system works from both sides. He went on to set up Planix.UK Planning Consultants Ltd, a consultancy company that advises self-builders, home extenders and those taking on small to medium-sized building projects on planning permission.
How long does planning permission last?
Planning permission grants you the right to carry out development, but planning permission does not last indefinitely. If work hasn’t started within the time limit, permission will expire.
- England: Full planning permission usually expires three years from the grant date if work hasn’t started. A “material start” - for example, digging foundations and filling with concrete - preserves the permission. It is strongly recommended to obtain a Certificate of Lawfulness for the commencement, as proving a start date for future buyers or solicitors can be difficult if work is left incomplete.
- Scotland: Standard full planning permission expires three years from the grant date unless a different period is specified. For Planning Permission in Principle, development must normally begin within five years, and any reserved matters or technical approvals must be obtained before construction starts.
- Wales: Full planning permission generally must be obtained within five years. Outline permissions require submission of reserved matters within three years, and development must begin either two years after reserved matters approval or five years from the original grant, whichever is longer.
Once a material start is made within the applicable period, planning permission generally remains valid, subject to any conditions attached to the consent.
What can I build without planning permission?
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There are many things you can do to your home that don't require planning permission, as some works are allowed under Permitted Development rights.
If you comply with the limits and conditions set by national rules, you can build without a full application, but certain impacts may still require prior approval.
Typical householder examples include single-storey rear extensions within defined depth limits, garden buildings under size limits, and loft conversions, provided conditions on height, volume, site coverage, and neighbour impact are met. Permitted Development rules are technical and vary by location, particularly in conservation areas and protected landscapes.
Simon Rix comments: "Permitted Development is often marketed as 'planning-lite,' but the technical requirements are actually more rigid than a full application. There is no room for negotiation or subjective interpretation; you either meet the millimetre-perfect criteria or you don't. If your project is even slightly 'grey area,' always opt for a Lawful Development Certificate. It's your only legal insurance policy against future enforcement."
When will I need planning permission for an extension?
Even where Permitted Development rights might apply, extensions may require planning permission if they exceed size limits or have significant impacts on neighbours, such as two-storey extensions, large side extensions, balconies, or verandas.
In conservation areas or on listed buildings, additional controls almost always require planning permission.
How long does it take to get planning permission?
Local authorities aim to decide most applications within 8 weeks from validation (when all required information is submitted). Larger or more complex developments have a statutory limit of 13 weeks, and schemes requiring an Environmental Impact Assessment can take up to 16 weeks.
These are targets, not guaranteed deadlines. Many decisions take longer, often extended by written agreement to allow consultation, technical reviews, or amended plans. Government guidance (the Planning Guarantee) expects non-major applications to be decided within 16 weeks, but this is advisory rather than a strict statutory limit.
Do I need to notify my neighbours?
If you can accommodate minor changes without undermining your goals then it might be worth doing if it could help avoid local objections.
There is no legal requirement to notify neighbours before submitting an application. However, neighbours will be consulted and invited to comment, together with parish councils (in England and Wales), but only those objections based on material considerations are taken into account.
Concerns based on material planning considerations - such as privacy, traffic, or noise - are taken into account. Informally informing neighbours in advance can help reduce objections.
Can I make changes after permission is granted?
Minor changes may be possible via a non-material amendment if they do not significantly alter the approved scheme. Larger changes generally require a new planning application. Always check with your local authority before commencing work.
What happens if you build without planning permission?
Carrying out development without the required planning permission is unlawful. Authorities can issue enforcement notices requiring alteration or removal of unauthorised works.
Appeals and retrospective planning applications are possible, but if these are rejected and you fail to comply, it can result in prosecution and significant fines.
While planning regulations don't dictate what a material start is precisely, it's usually assumed to be where you submit a Building Control application to dig and pour the foundations. An inspection by Building Control will prove the start date of the build.
What is the 10-year rule & transitional rights
In April 2024, England replaced the automatic “4-year rule” with a 10-year enforcement window for unauthorised development, including building works and changes of use.
Transitional provisions mean that the 4-year limit still applies to any development that was substantially complete or any change of use started before 25 April 2024. This ensures that completed developments are not retrospectively “un-legalised.”
For example:
- Project completed January 2022 → under the 4-year rule, becomes immune in January 2026
- Project completed May 2024 → under the 10-year rule, becomes immune in May 2034
Once the relevant 4- or 10-year period passes without enforcement action, the development becomes lawful. You can then apply for a Certificate of Lawfulness, which is essential for selling the property. Evidence such as dated photos, builder invoices, or council tax records is vital.
Simon Rix observes: "The shift from a 4-year to a 10-year enforcement window in England is the biggest shake-up to planning 'loopholes' in a generation. It effectively ends the 'wait and see' strategy for unauthorised extensions. If you are building without consent today, you need to ensure your record-keeping - utility bills, dated photos, and receipts - can cover a full decade."
Can I get planning permission in the countryside?
Yes, but rural areas, Green Belt land, and protected landscapes (such as Areas of Outstanding Natural Beauty) have stricter rules, but there are some green belt planning loopholes.
Permissions are generally granted where proposals demonstrate strong design merit, environmental or community benefit, or compliance with national planning policy.
Paragraph 84 of the National Planning Policy Framework sets out national policy for rural housing. Isolated new homes are generally discouraged, but specific exceptions exist and are applied sparingly.
Can I apply on land I don’t own?
Yes. You can submit a planning application on land you do not own, but the submission must include the correct ownership certificate to confirm land ownership status.
Planning permission remains central to building and extending property in the UK.
Understanding the types of applications, fee structures, Permitted Development rights, enforcement limits under the 10-year rule, and neighbour consultation processes will help you navigate the system successfully.
Proper preparation, professional surveys, and record-keeping are key to avoiding delays, refusals, or legal complications.
You can see examples of 5 incredible homes that beat tough countryside planning rules if you need inspiration, as well as 14 secrets to ensure planning success for some extra tips.
