What is planning permission?
Formal approval from the local planning authority (your council's planning department) for building work or a change of use.
Planning Permission Explained For Homeowners
Planning permission is formal approval from your local planning authority to carry out building work or change how land or buildings are used. This guide explains what it means, when you might need it, and how it fits alongside other approvals.
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When do homeowners need it?
When a project is not allowed under permitted development or when local restrictions require an application.
How long does it take?
Statutory decision periods apply, but timescales vary by council and application type.
Is it the same as building regulations?
No. See building regulations vs planning permission or building warrant vs planning permission in Scotland.
Which route might apply?
You may not need a full planning application if:
- Your project falls within permitted development rights.
- Your property retains those rights and has no restrictions.
- You obtain a lawful development certificate for certainty (optional).
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:
- Your project exceeds permitted development limits.
- The property is listed, in a conservation area or subject to restrictions.
- The proposal involves a change of use not covered by permitted development.
- Local planning policy or conditions require an application.
Many projects require planning permission, but the answer depends on the individual circumstances.
Compare with permitted development explained and read our guide to planning permission vs permitted development.
What is planning permission?
Planning permission is approval from the local planning authority — usually your council — to carry out development. Development includes building work, changes to how buildings are used, and some changes to land.
Planning exists to manage change in the public interest: protecting neighbour amenity (quality of life for nearby residents), heritage, highways, the environment and the character of an area. A planning officer assesses your proposal against local and national planning policies.
Planning permission is different from permitted development (national rules that may allow certain works without a full application) and from building regulations or a building warrant (building standards approval).
How does a planning application work?
If your project needs planning permission, you typically submit a planning application with drawings and supporting documents. Some applications need a design and access statement (a short document explaining the design and site access).
- Pre-application advice: optional council consultation before you apply
- Submission: application form, plans, fee and supporting documents
- Consultation: neighbours and statutory consultees may be notified
- Decision: approval (possibly with conditions), refusal or request for more information
- Appeal: if refused, you may be able to appeal to the planning inspectorate
See project-specific guides such as extension planning permission overview, rear extension, loft conversion, garage conversion, dormers and garden room for examples.
England and Scotland
Planning permission works similarly in England and Scotland — local councils decide applications against national policy and local plans — but the legislation, policy documents and some procedures differ.
See planning permission in England and planning permission in Scotland for country-specific context.
Typical homeowner examples
These examples illustrate common situations. They are not formal determinations and do not guarantee an outcome.
Extension needing planning permission
A two-storey side extension exceeding permitted development limits would need a planning application. See side extension planning permission and extension costs guide.
Loft conversion within permitted development
A Velux-only loft conversion may not need planning permission but still needs building standards approval. See loft conversion planning permission.
Listed building alteration
Work to a listed building needs listed building consent and often planning permission. See listed building consent explained.
How to check your property
Before relying on general guidance, check the property and proposal together.
- Identify your project type. Start with guides like extension planning permission guide or garden room planning permission.
- Check whether permitted development might apply. See permitted development explained.
- Check property restrictions. Listed status, conservation areas — see conservation areas explained and listed building consent explained.
- Consider a lawful development certificate. If you believe permitted development applies, see lawful development certificate explained.
- Separate building standards approval. See building regulations vs planning permission or building warrant vs planning permission.
Planning Digital helps bring these checks together so you can understand the likely planning route before going further.
Common mistakes
- Assuming planning permission is never needed for home improvements.
- Confusing planning permission with building regulations — see building regulations vs planning permission.
- Starting work before approval is in place.
- Not checking planning conditions on the property from previous approvals.
- Ignoring that permitted development rights can be removed locally.
Frequently asked questions
How much does planning permission cost?
Council application fees are set nationally and vary by application type. Design and consultant costs are additional. Project guides like extension costs guide cover wider budgets.
How long is planning permission valid?
Typically three years from approval, unless the permission says otherwise. You must start within that period.
Can I make changes after approval?
Minor changes may be possible through a non-material amendment or new application. Check with your council.
What is the difference between planning permission and permitted development?
See read our guide to planning permission vs permitted development.
How can I check my project?
Use Planning Digital's Project Planner to understand the likely route for your property.
Check whether your project needs planning permission
Planning Digital helps homeowners understand the likely planning route, constraints and next steps for their property.
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