How to Apply for Planning Permission: A Step-by-Step Guide

Applying for planning permission can feel daunting, but the process is actually quite structured and transparent. In England, householder planning applications are handled by your local planning authority (usually your borough or district council), and there's a well-defined process from submission to decision. This guide walks you through every step so you know exactly what to expect.

When do you need planning permission?

You need planning permission for any building work that falls outside permitted development rights. Common examples include: double-storey rear extensions, extensions that exceed PD size limits, front extensions or porches above a certain size, work to listed buildings, work in conservation areas where PD rights are restricted, changes of use, and new-build structures. If you're unsure whether your project needs planning, your architect can advise, or you can request an informal opinion from the council's planning department (often called a "duty planner" service).

Pre-application advice: is it worth it?

Most councils offer a pre-application advice service where you can submit initial proposals and receive written feedback from a planning officer before submitting a formal application. Fees vary from free to £600+ depending on the authority. Pre-application advice is not legally binding — the officer who writes the pre-app response may not be the same one who determines the application — but it provides a strong indication of likely issues and can save you the cost and delay of an unsuccessful application. We recommend pre-application advice for any project where planning risk is significant, such as double-storey extensions, basement conversions, or properties in conservation areas.

Required documents

A householder planning application requires the following documents:

• Application form — completed online through the Planning Portal (planningportal.co.uk).
• Site location plan at 1:1250 scale — showing the property outlined in red within its wider context. Must be based on an up-to-date Ordnance Survey map.
• Block plan at 1:500 scale — showing the proposed extension in relation to the property boundaries and neighbouring buildings.
• Existing and proposed floor plans at 1:50 or 1:100 scale — showing the current layout and the proposed changes.
• Existing and proposed elevations at 1:50 or 1:100 scale — showing how the extension looks from all sides.
• Design and Access Statement — a brief document explaining the design rationale and how the extension relates to its context. Not always required for householder applications but often helpful.
• Application fee — currently £258 for a householder application in England.

Submitting through the Planning Portal

The Planning Portal is the national online platform for submitting planning applications in England. Your architect will typically handle the submission on your behalf, uploading all drawings and documents electronically. Once submitted and the fee is paid, the application is forwarded to your local council for validation. Validation means the council checks that all required documents are present and correct. If anything is missing, the application is returned for amendment. Once validated, the 8-week clock starts.

The 8-week determination process

During the 8-week determination period, the council will: notify your neighbours by letter (giving them 21 days to comment), display a site notice if required, consult internal departments (highways, conservation, trees, drainage), and assign a planning officer to assess the application. The officer will visit the site, review the proposals against local and national planning policy, consider any neighbour objections, and write a report recommending either approval or refusal. Most householder applications are decided by the officer under delegated powers rather than going to a planning committee.

Planning conditions

If your application is approved, it will almost certainly come with conditions attached. Standard conditions include a time limit (typically 3 years to commence the works), a requirement to build in accordance with the approved plans, and a materials condition (requiring materials to match the existing house or be approved in writing). Some conditions must be discharged (formally approved by the council) before work starts — for example, a condition requiring a landscaping scheme or a construction management plan. Your architect should review all conditions and advise on any that need attention before you break ground.

What to do if your application is refused

A refusal is disappointing but not the end of the road. First, carefully read the reasons for refusal — they must cite specific planning policies. Your architect can advise whether the concerns can be addressed through a revised scheme. You have the right to resubmit a free-of-charge application (one free resubmission per refusal) within 12 months, provided the revisions address the reasons for refusal. Alternatively, you can appeal the decision to the Planning Inspectorate. Householder appeals are typically decided through a written representations procedure (no hearing or inquiry), and the decision usually takes 8–12 weeks. Around one-third of householder appeals are allowed, so it's worth considering if the refusal reasons seem unreasonable.

Planning permission is valid for 3 years from the date of approval. You must start building works within this period, otherwise the permission expires and you'll need to reapply. "Starting" means carrying out a material operation — typically digging the foundations. Once lawfully commenced, the permission remains valid indefinitely, though leaving a half-finished project is obviously not ideal.