When do you need planning permission?
Planning permission may be required for the following:
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building any new structures on a plot of land
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making any major alterations to buildings (eg constructing an extension)
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most changes to 'use classes' of building or land (ie where the premises will be used for a different purpose)
Whether or not planning permission is required often depends on the individual policies of the relevant local planning authority. For example, stringent rules can apply to Areas of Outstanding Natural Beauty (AONBs), Conservation Area and listed buildings.
When don't you need planning permission?
Certain building projects do not require planning permission. These types of projects come with 'permitted development rights'. They include:
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certain outdoor signs and advertisements (subject to limits and conditions)
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industrial premises and warehouses (subject to special rules)
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demolition (although approval must be sought from the local planning authority)
Other projects that have no impact on neighbours or the environment, and those that benefit the local community (eg Neighbourhood Planning and Community Right to Build projects) may not require planning permission. However, it’s important to check with the local planning authority.
How does the planning permission process work?
Before submitting a formal planning permission application, it is useful to have an informal discussion with a local planning officer. This pre-application advice, which may incur a charge, can help you understand how any local planning policies could affect your application and reduce the likelihood of your submitting an invalid application.
Most planning applications are submitted online through the Planning Portal (in England and Wales) or ePlanning Scotland. This can be done personally or handled by an architect, solicitor or planning consultant. Specific planning consents or approvals may also need to be applied for (eg listed building consent) or building regulations approval, submitted via a separate application).
Your planning permission application should generally include:
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a location plan and a site plan
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any necessary supporting documentation (eg ownership certificate and design and access statements)
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a completed standard application form
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the relevant application fee, and
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any specific documentation required by the local planning authority
Once the application is submitted it will normally take a few days for the local planning authority to validate the request. If it is deemed invalid, reasons should be given in writing. The application will then be publicised and consulted upon (eg views/opinions may be sought from neighbours) before being sent to the planning committee or a senior planning officer who will make a decision. The majority of planning applications will receive a decision within 8 weeks (in England and Wales) or 2 months (in Scotland) - but more complex applications can take up to 13 weeks (in England and Wales) or up to 2 months (in Scotland).
Requirements to receive planning permission
Planned builds must meet certain requirements in order to be approved. Specific requirements vary somewhat depending on, for example, the area land is located in.
For example, from February 2023, all planning applications for residential buildings in Greater London over 30 metres tall must have at least 2 staircases for fire safety purposes to be considered for final approval. This regulation may be rolled out to the rest of England in future, so property developers should monitor developments carefully.
What happens if you don't get planning permission?
England and Wales
If planning permission has been refused, the local planning authority must give written reasons for their decision. It can be useful to find out from them whether changing the plans will make a difference; if so, another application with modified plans can be submitted free of charge within 12 months of the decision of the first application. Another option is to appeal the decision.
Scotland
If planning permission has been refused, the local planning authority will provide reasons in its decision notice. If you don’t agree with the decision you can request a review by the planning authority’s local review body or appeal to the Scottish Ministers.
How do you appeal a planning permission decision?
Applicants for planning permission can appeal if the local planning authority has refused permission or imposed conditions or if their decision is delayed. Appeals are usually submitted online via the Planning Portal (in England and Wales) or the ePlanning Scotland. Third parties (eg neighbours) who have objected to a planning application that has received approval cannot appeal against the decision.
Read the government’s guidance for more information on appeals.
