Planning Permission: Laws & Regulations in the U.K.
Contents:
- What Are Planning Permissions?
- Types of Planning Permissions
- What to Include in a Planning Permission Application?
- How Long Does It Take to Obtain One?
- Can Planning Permission Expire?
- How Much Does It Cost to Apply for Planning Permission?
- Application Website
1. What are Planning Permissions?
Planning permission is only needed if the work being carried out meets the statutory definition of ‘development’ which is set out in section 55 of the Town and Country Planning Act 1990. ‘Development’ includes:
- building operations (eg structural alterations, construction, rebuilding, most demolition);
- material changes of use of land and buildings;
- engineering operations (eg groundworks);
- mining operations;
- other operations normally undertaken by a person carrying on a business as a builder.
- subdivision of a building (including any part it) used as a dwellinghouse for use as 2 or more separate dwelling houses
It’s always best to contact your local planning department to find out if you require planning permission before you proceed. Not all building work, extensions or home alterations require you to apply for planning permission — some fall under something known as permitted development.
Permitted Development allows homeowners to make alterations to their properties quickly without having to go through planning. This can include extensions, loft conversions, roof lights, solar panels and windows.
2. Types of Planning Permission
According to the Planning Portal Website, 4 types of Planning Permission are currently in popular use.
- Full Planning Permission: Full planning permission is the most comprehensive permission you can seek. Examples are:
- Structural alterations or additions to builds including
- Any works relating to a flat
- Applications to change the number of dwellings (e.g., flat conversions, building a separate house in the garden)
- Changes to use of part or all the property to non-residential uses
- Anything outside the garden of the property
- Demolition of buildings
- Rebuilding
- Other work normally undertaken by a builder
- Outline Planning Permission: allows for ‘a decision on the general principles of how a site can be developed’, according to the government website.
- Reserved Matters Application: aspects of a proposed development which an applicant can choose not to submit details of with an outline planning application, (ie they can be 'reserved' for later determination). It should be used after an outline planning application has been approved.
- Householder Planning Permission: the most common application among domestic homeowners & a simplified version of planning permission that concerns alterations to your existing home, such as a standard extension, as well as any work within your property’s boundary.
3. What to Include in a Planning Permission Application?
- Application form
- Location plan showing the site area
- Site plan (or block plan) showing the proposed development in detail
- Signed ownership certificate
- Agricultural holdings certificate
- Design and access statement (if necessary)
- Fire statement (if the building is set to be 18 metres tall or seven stories, containing more than one dwelling
- Required supporting documentation, such as drainage information (foul and surface water drainage) to show how you will deal with drainage on site – this is especially important in rural developments
- Application fee
4. How Long Does It Take to Obtain One?
Expect anywhere between 8 weeks for smaller projects and up to 13 weeks.
5. Can Planning Permission Expire?
Once you have your planning permission granted, you have around three years to act on it before the planning permission expires.
6. How Much Does It Cost to Apply for Planning Permission?
Most local authorities offer fee calculators on their websites. Their fees will depend on factors such as type of work involved, size of the project and number of visits required. See an estimate below:
7. Application Website
- https://www.planningportal.co.uk/ (England & Wales)
- http://www.mygov.scot./ (Scotland)
- https://www.nidirect.gov.uk/information-and-services/repairs-planning-and-building-regulations/planning-system (NI)