Who decides planning applications in England?
Local planning authorities — district, borough or unitary councils.
Planning Permission In England: What Homeowners Should Know
Planning in England is managed by local planning authorities — usually district or borough councils. National permitted development rules apply across England, but local plans and restrictions vary by area.
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What national rules apply?
The Town and Country Planning Act, permitted development rights in the General Permitted Development Order, and national planning policy.
How is Scotland different?
Different legislation and policy framework. See planning permission in Scotland.
What is prior approval?
A process specific to some English permitted development. See prior approval explained.
Which route might apply?
You may be looking at permitted development if:
- Project falls within English permitted development limits.
- Property retains rights and has no Article 4 direction.
This does not automatically mean permitted development applies. Every property and proposal is different and still needs to be checked.
You may need planning permission if:
- Project exceeds limits or property is restricted.
- Conservation area or listed building constraints apply.
Many projects require planning permission, but the answer depends on the individual circumstances.
See planning permission explained, permitted development explained and read our guide to planning permission vs permitted development. Scotland: planning permission in Scotland.
How planning works in England
Planning permission in England is governed by the Town and Country Planning Act 1990 and related regulations. The National Planning Policy Framework (NPPF) sets out the government's planning policies for England.
Local planning authorities prepare local plans setting out what development is acceptable in their area. Applications are decided against the local plan, the NPPF and material considerations.
Permitted development in England
England's permitted development rights are set out in the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). Common homeowner rights cover:
- Extensions — see extension overview, rear, side, front and garage conversion
- Loft conversions and dormers — see loft conversion and dormers
- Outbuildings — see garden room overview, garden office and garden gym
- Solar and heat pumps — see renewables overview, solar panels and heat pumps
See permitted development explained for detail. England also has prior approval for some larger projects — see prior approval explained. For costs, see extension costs, loft conversion costs and solar panel costs.
Building regulations in England
Planning permission is separate from building regulations approval in England and Wales. See building regulations vs planning permission.
Article 4 directions and conservation areas can remove permitted development rights — see conservation areas explained.
Typical homeowner examples
These examples illustrate common situations. They are not formal determinations and do not guarantee an outcome.
Householder planning application in a London borough
Decided against the local plan and London Plan policies.
Prior approval for larger rear extension
Specific to England — see prior approval explained and rear extension planning permission.
Permitted development garden room in rural England
See garden room planning permission — but check for Article 4 directions.
How to check your property
Before relying on general guidance, check the property and proposal together.
- Confirm the property is in England. Planning Digital covers England and Scotland.
- Check local council constraints. Conservation areas, Article 4, flood zones.
- Check national permitted development limits. See permitted development explained.
- Apply to the correct local planning authority. Usually the district or borough council.
- Arrange building regulations separately. See building regulations vs planning permission.
Planning Digital helps bring these checks together so you can understand the likely planning route before going further.
Common mistakes
- Applying Scottish rules in England.
- Not checking for London-specific policies.
- Ignoring prior approval where required.
Frequently asked questions
Does Planning Digital cover all of England?
Yes — enter your address to check your property.
What is an Article 4 direction?
See conservation areas explained and permitted development explained.
How do I find my local planning authority?
Use your postcode on the council website or Planning Digital.
Check your property in England
Planning Digital helps homeowners in England understand the likely planning route for their project.
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