1. What is Planning Permission?
Planning permission is a formal approval from your Local Planning Authority (LPA) that allows you to proceed with building work or changes to your property. It ensures that developments are carried out in accordance with local and national planning policies, safeguarding the environment, neighbourhood character, and public interest.
Not all projects require planning permission. For smaller alterations, the UK government has introduced Permitted Development Rights (PDR), which simplify certain types of construction. However, projects that fall outside PDR’s scope or that affect listed buildings or conservation areas will need full planning permission.
2. Understanding Permitted Development Rights
Permitted Development Rights (PDR) allow homeowners to carry out specific types of work without applying for planning permission. Introduced to streamline minor developments, PDR helps homeowners save time and costs while ensuring compliance with basic planning rules.
2.1 Permitted Development for House Extensions
A house extension may fall under PDR if it meets the following criteria:
• Size Restrictions: The extension must not cover more than 50% of the total area of land around the original house (excluding the footprint of the original building).
• Height Restrictions:
• Single-storey extensions must not exceed 4 metres in height.
• Extensions near a boundary cannot exceed 3 metres in height.
• Rear Extensions:
• For terraced or semi-detached homes, the extension must not extend more than 3 metres beyond the rear wall.
• For detached homes, the limit is 4 metres.
• Side Extensions:
• Must be single-storey and cannot exceed half the width of the original house.
• Cannot face a highway.
• Materials: Must match the appearance of the existing house.
2.2 Permitted Development for Loft Conversions
A loft conversion may be considered permitted development if:
• Volume Limits:
• Up to 40 cubic metres for terraced houses.
• Up to 50 cubic metres for semi-detached or detached houses.
• Roof Changes: Alterations must not extend beyond the plane of the existing roof slope that faces the highway.
• Height: Extensions must not exceed the highest part of the roof.
• Balconies and Verandas: Balconies, verandas, or platforms are not allowed under PDR.
• Materials: As with extensions, materials must match the existing house.
2.3 Exceptions to Permitted Development
Permitted Development Rights do not apply if:
• The property is in a conservation area, a national park, or an Area of Outstanding Natural Beauty (AONB).
• The property is a listed building.
• The council has imposed an Article 4 Direction, removing PDR in the area.
In such cases, you will need to apply for full planning permission.
3. When is Planning Permission Required?
Planning permission is required if your project exceeds PDR limits or involves significant alterations to your property. Examples include:
• Multi-storey extensions.
• Loft conversions with front dormers or balconies.
• Extensions that significantly alter the character of the property.
• Work in conservation areas or on listed buildings.
• Extensions that affect shared boundaries or highways.
4. The Stages of Obtaining Planning Permission
Applying for planning permission involves several stages. Each step is critical to ensuring a smooth approval process.
4.1 Stage 1: Initial Research
Begin by assessing whether your project falls under PDR. If planning permission is required, review your Local Planning Authority’s (LPA) planning policies. Most councils have guidelines specific to your area, which provide clarity on what is and isn’t acceptable.
You can consult the National Planning Policy Framework (NPPF) for overarching principles.
4.2 Stage 2: Pre-Application Advice
Many LPAs offer pre-application advice services. While this may involve a small fee, it provides invaluable insights into whether your proposal is likely to be approved and highlights potential issues early. Pre-application advice can also help tailor your plans to local requirements.
4.3 Stage 3: Design and Documentation
Engage a qualified architect or designer to create detailed drawings and plans. These should include:
• Elevations (showing how the building will look).
• Floor plans.
• Site plans (showing the layout of your property and neighbouring properties).
Consider hiring a planning consultant for complex applications or developments in sensitive areas.
4.4 Stage 4: Submit the Application
Planning applications are submitted online via the Planning Portal. You’ll need to include:
• Architectural drawings.
• A site location plan.
• A design and access statement (for larger projects).
• The application fee (£206 for householder applications).
Once submitted, the application will be validated by the LPA.
4.5 Stage 5: Public Consultation
The LPA will notify neighbours and other stakeholders, who can comment or object to your proposal. If objections are raised, you may need to address them by amending your plans.
4.6 Stage 6: Decision
The LPA will assess your application based on:
• Compliance with local and national policies.
• Impact on neighbours.
• Design and appearance.
• Environmental impact.
The decision is typically issued within 8 weeks for smaller projects (13 weeks for larger ones).
4.7 Stage 7: Appeal (if Refused)
If your application is refused, you can appeal through the Planning Inspectorate. The appeal process can take several months, so it’s often more practical to revise and resubmit your plans.
5. Common Pitfalls to Avoid
5.1 Ignoring Local Planning Policies
Each LPA has its own set of policies, and failing to align your proposal with these is a common reason for refusal. Always review your council’s planning guidelines before starting the process.
5.2 Poor Design
Designs that clash with the existing property or surrounding neighbourhood are often rejected. An experienced architect can help create a design that enhances your property while meeting planning requirements.
5.3 Overlooking Neighbours
Neighbour objections can derail your application. Engage with neighbours early in the process to address potential concerns, such as loss of privacy or light.
5.4 Incomplete Applications
Missing documents or inaccurate plans can lead to delays or outright rejection. Double-check all requirements before submitting your application.
6. Potential Reasons for Refusal
Understanding why applications are refused can help you avoid these issues:
• Overshadowing: Extensions that block light to neighbouring properties.
• Loss of Privacy: Overlooking or intrusive designs.
• Overdevelopment: Proposals that dominate the original property or surrounding area.
• Design Issues: Aesthetic clashes with the neighbourhood.
• Traffic and Parking: Insufficient parking provision or poor access.
7. Building Regulations Approval
Separate from planning permission, Building Regulations approval ensures your project meets safety and efficiency standards. Key areas include:
• Structural integrity.
• Fire safety (e.g., escape routes).
• Insulation and energy efficiency.
• Drainage and plumbing.
Applications can be made through your local authority or an approved inspector. Inspections will take place during construction to ensure compliance.
8. Other Approvals You May Need
8.1 Party Wall Agreement
Under the Party Wall Act 1996, you must notify neighbours if your work affects a shared wall, boundary, or foundation. A Party Wall Agreement is often required.
8.2 Conservation Area Consent
If your property is in a conservation area, additional restrictions may apply to preserve the area’s character.
8.3 Listed Building Consent
Work on listed buildings requires specific consent to protect their historic or architectural significance.
8.4 Tree Preservation Orders (TPOs)
If trees on your property are protected by a TPO, you’ll need permission to prune or remove them.
9. Costs and Timeline
Planning permission costs typically include:
• Application fee (£206 for householder applications).
• Pre-application advice (£50–£200, depending on your LPA).
• Architect fees (£500–£3,000, depending on project complexity).
The timeline varies, but most projects are completed within 8–12 weeks.
10. Conclusion
Securing planning permission for a house extension or loft conversion in the UK is a multi-stage process that requires careful preparation and compliance with regulations. By understanding Permitted Development Rights, consulting with professionals, and addressing potential pitfalls early, you can increase the likelihood of a successful application.
With the right planning and execution, your extension or loft conversion can transform your home, enhancing both its functionality and value.