Uk planning permission rules: Planning permission: When you need it

Planning Permission Explained: How and When to Apply

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Planning permission is a largely inescapable part of the process when it comes to extending your house, building an office in the garden, or building a new house/

You either need to make a planning application or, if your scheme is for a small scale extension or outbuilding, you may be able to avoid applying for permission if you build within specific limits called Permitted Development.

Understanding how the planning system works before you submit an application will help you better navigate the process. As well as changes to keep on top of, there are different types of applications available, all of which have different caveats, costs and details required, so it pays to know which application would best suit your project.

Here’s what you need to know about planning applications before you submit one, how to apply and how to determine whether your project needs planning permission in the first place.

What is Planning Permission?

Planning permission refers to consent from your local authority for a proposed building, which is in place to deter inappropriate developments. It’s usually required when building a new dwelling or making extensive changes to an existing one.

Planning permission is also often the key that turns a piece of agricultural land into a viable building plot.

Decisions on whether to grant planning permission are made in line with national guidance (in the form of the National Planning Policy Framework) and the local planning policies set out by the local authority.

You can apply online for planning permission through the Planning Portal or by contacting your local planning authority through your local council. (Image credit: getty images)

What are the Different Types of Planning Permission?

There are several types of planning permission available, each best suited to certain projects and builds:

Full planning permission offers consent for a project based on a detailed designed being provided. However, your project must be shown to meet the planning conditions attached to the permission in order for approval to be valid. These must be discharged formally by letter by the local authority to start work.
Outline planning permission doesn’t include any specifics in the design, but offers a ‘permission in principle’. Outline planning permission doesn’t give you consent to begin the work, it’s used more often to explore whether a build would be viable. An application for ‘reserved matters’ — which may include the size of the proposed house, appearance, position, landscaping and access — will need to be submitted and approved before work can take place. If your detailed plans deviate significantly from the original outline permission then you’ll likely need to submit for full planning.
Householder planning permission is used for permission to alter or extend an individual house within the boundary of the property.

How Much Does a Planning Permission Application Cost?

Making a planning application is a risky business and it’s not cheap, and it becomes riskier the less you’re prepared to spend. This is because accurate survey drawings and correct technical information don’t come cheap, but they are a prerequisite to both getting permission and being able to build what you get permission for.

Cutting corners might save you a few pounds getting the consent, but if it transpires there are errors which render it incapable of being built or developed this could be much more expensive longer term.

The cost of submitting a planning application varies across the UK, but these are the current fees applicable:

£462 for a full application for a new single dwelling or outline planning permission per 0.1 hectare in England
£206 for a householder application in England
£460 for a full application for a new single dwelling or outline planning permission per 0.1 hectare in Wales
£230 for a householder application in Wales
£401 for a full application for a new single dwelling or outline planning permission per 0.1 hectare in Scotland
£202 for a householder application in England

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if you’re granted planning permission subject to planning conditions, further costs will be incurred in approving details and materials, at a cost of £116 per application (though multiple conditions can be combined in a single application).

Since April 2008, all local planning departments use the same application form, known as 1APP, you can find the appropriate form for your area and complete the application process online at the Planning Portal .

As well as the fee to pay for the application itself, there are other costs to factor in. It’s difficult to quote numbers but your average specialist consultant’s report is normally a couple of thousand pounds, and planning drawings for a new house are unlikely to be less than £3,000 and can stretch to £10,000+ for a large new house.”

You are unlikely to make a planning application for a single dwelling for less than £25,000. An application for a modest domestic extension will be a lot less, around £2,000-£3,000.

How Long Does Planning Permission Last?

Planning permission will expire after a certain time period — normally three years from the date full consent is granted, unless your permission says otherwise.

If your planning consent is about to expire, there are several options open to you. First, you can make what is known as a material start to the project, as you only need to start the project, not finish it, within the three year period.

What is a Material Start?

While planning regulations don’t dictate what a material start is precisely, it’s usually assumed to be where you submit a Building Control application to dig and pour the foundations. An inspection by Building Control will prove the start date of the build.

However, if you need more time to plan effectively, you can reapply to ensure nothing is rushed. There is no longer an option to simply renew planning permission, so you will have to submit a re-application. Bear in mind that you are not guaranteed to get planning consent a second time, and you may be applying against a very different planning policy background three years down the line.

Planning permission for a project is attached to the land, so a plot can be bought or sold without planning permission expiring. Planning permission will likely add to the value of the land for a potential developer.

With that in mind, avoid buying a plot with planning permission that is about to expire — consent will expire before you have chance to get started and you may pay over the odds. This is especially relevant on consents that were hard fought or where planning policy may have changed.

How Do I Know if I Need Planning Permission?

Asking yourself ‘Do I Need Planning Permission?’ If your project involves the creation of a new dwelling (either a self build or subdividing an existing home), then planning permission is normally required.

Larger outbuildings or building an extension, or builds/improvements in designated areas or involving listed buildings, are also likely to require planning permission.

What Can I Build Without Planning Permission?

Smaller additions and improvements can normally be made under Permitted Development, an implied consent for builds that meet requirements. However, they will need to fall within certain restrictions to qualify. Always check with your local authority before starting a project without planning permission, and seek a Lawful Development Certificate as proof that the development was legal at the time of building.

(Image credit: Origin Global)

When Will I Need Planning Permission for an Extension?

Reasons an extension might not be possible under Permitted Development include (but aren’t limited to):

For detached properties, single storey extensions over 4 metres from the rear of your house will require planning permission, while this is over 3 metres for terraced and semi-detached houses. However, larger extension of 8 metres for detached houses and 6 metres for semi-detached houses can be built under Prior Approval. Different rules also apply for maisonettes and ground floor flats.
The extension is over half the area of the land of the original house (as it stood as of 1948)
The materials used are visually different from the rest of the house.
A two-storey extension is closer than 7 metres to the boundary.
The extension is forward of the principal or side elevation facing onto a highway
The maximum height of your single storey extension is more than 4 metres, or is higher than the highest part of the roof.
You’re looking to include a balcony or veranda in the design

How Long Does it Take to Get Planning Permission?

You should find out whether your application has been approved after eight weeks — although more complex schemes can take longer.

A sign is posted outside the address relating to the proposed development and any neighbours likely to be affected are written to and invited to view the plans and to comment. This is known as the public consultation process and it takes three to eight weeks. The authority will make statutory consultations to the local Highways department, and where necessary the Environment Agency as well as others.

Realistically, if you are having to make more than one application (following revisions or changes to the design), you should consider setting aside 18 months for the process.

Securing planning permission doesn’t necessarily mean that you can start work straightaway. Make sure you look at the planning conditions attached to the consent — for instance, you may need to seek approval for your chosen cladding or roofing materials.

Should I Use a Consultant for Planning Permission?

Many people will appoint a planning consultant before they even buy a plot, to work out the potential of a development. This pre-application advice could save you thousands of pounds on buying a project that turns out not to be feasible.

Planning consultants have full knowledge of the ever-changing planning policies that any project will be subject to. So, whether you are extending, renovating or building a new home, their help could be indispensable — especially if your project is in a designated area of which carries restrictions such as a Conservation Area or AONB.

(Image credit: getty images)

What do you Need to Include in a Planning Permission Application?

In general terms, your application should include:

five copies of application forms
the signed ownership certificate
a location plan, block plan, elevations of both the existing and proposed sites, even if you’re demolishing and rebuilding the house
a Design and Access Statement. This is not usually required for householder applications, but but can be useful in some instances. This explains the rationale behind the design and siting of the new house and it describes the policies that apply and how it complies with them.
drainage information. In a town this may be very simple, in a rural area, with the absence of mains drainage for example, you may need to demonstrate precisely and technically how you will deal with foul water drainage on site.
the correct fee

These statements have to accompany all planning applications besides householder building works in unprotected areas and changes of use. Statements are used to justify a proposal’s design concept and the access to it. The level of detail depends on the scale of the project and its sensitivity.

Most authorities will have guidance notes available to help you but, unfortunately, unless you ensure you have included a statement in your submission, planning authorities can refuse to register your planning application.

There are other supplementary documents you may have to supply. These include:

Tree survey showing root protection zone
An ecological survey, if you’re demolishing or renovating a building which houses bats, or developing ground of ecological value
Community Infrastructure Levy forms, if you’re building 100m2 or more

Do I Need Specialist Surveys to Apply for Planning Permission?

Some surveys need to be done before you can submit an application.

For instance, you may need to provide technical evidence that you can satisfy foul and surface water drainage, and this may need on-site investigations filtration tests prior to submission of the application.

You need to think whether any trees or protected species (such as bats) are affected. You may need to employ specialist consultants to deal with these issues. These consultant-led reports should be commissioned at the outset, so the design of the house or extension take into account any of these technical matters.

But there is no point in instructing people to provide a report in support of a scheme if it is genuinely contrary to their professional advice.

It perhaps ought to go without saying but you need to have a fully functioning site with safe access in and out of the property with good visibility splays (sightlines). Because visibility splays are different in different locations, you need to talk to your architect and perhaps a highways consultant.

What Planning Application Drawings do I Need to Supply?

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Your Local Planning Authority may not accept planning drawings unless they meet certain requirements, including containing enough details of the proposal and the site, and being at a recognisable metric scale.

You’re required to submit the following as part of your planning application:

A location plan

Scaled at a metric of 1:1250 or 1:2500, but also preferably to A4 size
Shows all buildings and roads on land adjoining the site
Application site and any land required for access for the build must be outlined or shaded in red
Any other land adjacent you own or control outlined or shaded in blue

A site/block plan

A closer look at the site for the development, at a scale of 1:100, 1:200 or 1:500
Show the development with reference to site boundaries and other buildings, with measurements
Include details of buildings, roads, footpaths, public rights of way and trees, unless not affected by the development
Include hard surfacing amount and type, and treatments for boundary walls or fences

Both these types of plans can be created and bought online. Planning Portal’s recommended service is called ReQuestaPlan , but it’s also possible to use Ordnance Survey mapping.

Elevations and Floor Plans

If you’re working with an architect or design and build company, they should have experience in producing these drawings; however, if the project is self-designed or working with a contractor, you may have to engage the help of an external source to produce the plans

Elevations show what each side of the building will look like, indicating the size and type of windows and doors and the external building materials. Where the planning application is for an extension, this part should be highlighted.

The floor plans are a birds eye view of the property, outlining the layout and dimensions of the proposed project. When adding an extension, this should be highlighted, and you only need to include the existing building floorplan of the floor the extension is connected to (ie. ground floor for a single storey extension).

What Factors Affect the Granting of Planning Permission?

Working out how to get planning approval is not an exact science. The local authority will base its decision on what are known as ‘material considerations’, which can include (but are not limited to):

Overlooking/loss of privacy
Loss of light or overshadowing
Parking
Highway safety
Traffic
Noise
Impact on listed building and Conservation Area
Layout and density of building
Design, appearance and materials
Government policy
Disabled access
Proposals in the development plan
Previous planning decisions
Nature conservation

Do I Need to Notify my Neighbours When Making a Planning Permission Application?

How to Keep Your Neighbours on side

If you can accommodate minor changes without undermining your goals then it might be worth doing if it could help avoid local objections.

There’s no legal requirement for you to let your neighbours know when you’re making a planning application. However, neighbours will be consulted and invited to comment, together with parish councils (in England and Wales), but only those objections based on material considerations are taken into account.

If the neighbours do not object and the officers recommend approval, they will usually grant planning permission for a householder application using what are known as delegated powers.

Like it or not, when you build things, you risk upsetting people. It may not be rational, but people get very emotional about changes that they fear will affect their home, their view or their property’s value — or even just the street they live on.

With this in mind, you might consider it worthwhile to consult with your neighbours on the plans, letting them know in your own words and in a friendly setting what your plans are for the build. This may assuage any concerns they have when then liaising with the council.

If there are objections or the application is called into a committee by one of the local councillors, then the decision will be made by a majority vote by the local planning committee. At the planning meeting, you or your agent will be given an opportunity to address the planning committee, but this time is limited to a maximum of three minutes.

(MORE: 14 Secrets to Ensure Planning Success)

Face-to-face meetings can be helpful in thrashing out the justification for objections. Requests for changes should be based on planning policies and they should be consistent with other recent decisions in the area.

Before a judgement has been made on your planning application, you can withdraw it at any time — so if you think you are going to get a refusal, you can withdraw it at any time up to the day itself, and resubmit free of charge.

Once planning permission has been approved, you can make minor alterations by applying for a non-material amendment. However, major alterations could involve a further application for full planning permission, so discuss your plans with yourlocal planning authority first.

How Likely is it that my Planning Application will be Approved?

According to MyJobQuote, in England, around 86% of applications are granted. Planning permission refused? you can either amend and resubmit having dealt with the reasons for refusal, or you can make an appeal to the planning inspectorate.

Around 40% of householder applications that are refused are later granted at appeal.

What Happens if you Build Without Planning Permission?

While it is not illegal to develop land without planning permission, it is not lawful and, consequently, if you have failed to get consent for your project, then the local planning authority can take action to have the work altered or demolished. In this instance, you can make a retrospective planning application and if this is refused you can appeal the decision. If you lose, it can prove very costly.

Altering a listed building without prior permission is a criminal offense, and in extreme cases it can lead to prosecution and unlimited fines — and even imprisonment. So do ensure you apply for approval first.

What is the 4 Year Rule?

There is a legal loophole: if no enforcement action is taken within four years of completion, the development becomes immune from enforcement action (10 years for a change of use).

In this instance, you can apply for a Certificate of Lawfulness if you can prove that the building has been in the same use for the last four years. The development then becomes lawful — but this is too great a risk to take. It’s also worth noting that changes that have been deliberately concealed won’t be eligible for gaining consent through the passage of time ‘four year rule’.

Can I Get Planning Permission for a Home in the Countryside?

Many believe it is harder to get planning permission if you are building a home in the countryside. However it certainly isn’t out of the question as our guide to planning permission in the countryside explains.

In fact, under Paragraph 80 (formerly both Paragraph 79 and Paragraph 55) of the National Planning Policy Framework, it is even possible to build in green belt land, if your project can be shown to be of particular architectural merit and worth.

(MORE: 5 Incredible Homes that Beat Tough Countryside Planning Rules)

This self build project was built by Studio Bark under what was then Paragraph 79 (now Paragraph 80), sometimes called the Country House Clause. (Image credit: Lenny Codd)

Can You Make a Planning Permission Application on Land or a Home You Don’t Own?

You can make a planning application on any piece of land in the country — you don’t have to own it.

You can submit an infinite number of planning applications on any one site — and choose which one to use. As long as it is current, you don’t have to use the most recent

Claire became Editor of Homebuilding & Renovating in 2016 and has been a member of the team for 14 years. An experienced homes journalist, her work has also appeared in titles such as Real Homes and Period Living.

She has a particular interest in green homes, and interior design is a passion too; she has undertaken qualifications in this area.

After finishing a major renovation of a period cottage, she is now onto her next project: overhauling a 1930s property in the Shropshire countryside.

A beginner’s guide to planning permission

Many people about to embark on an extension, renovation or home improvement project are left wondering whether or not they will need to apply for planning permission.

If that’s you then please read on as we answer the main questions on this tricky subject.

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What is planning permission and do I need it?

Planning permission refers to the approval given by the local authority under the power given to it by the 1948 Town and Country Planning Act to allow the building of, or changes to, a building. Planning permission is sometimes also known as planning consent. You can find out who your local authority is here.

If you live in England or Wales, you can check whether or not you are likely to require planning permission by visiting the Planning Portal.

Those living in Scotland can check by visiting www.mygov.scot whilst those living in Northern Ireland can visit Planning Northern Ireland.

You can also check the Planning Portal’s list of 50 common home building projects for information on planning rules, permitted development limits and building regulations for each one.

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.

Both planning permission and building regulations approval may be needed for your work, visit the LABC’s website for more information on how these two differ.

In the case of complete new builds, conversions and some larger extensions, planning permission will almost always be required — and if you live in a listed building you will need Listed Building Consent.

If you go ahead with a project that requires planning permission without first gaining consent, you may well be forced to demolish any building work or put it right at a later date — a costly exercise. Your local authority might request that you submit a retrospective planning application for work carried out without consent, although this does not mean permission will be granted. If the retrospective application is refused, the local authority could issue you with an enforcement notice meaning you will have to reverse the work.

You should also be aware that properties that have had work carried out to them illegally are unmortgageable — a problem that will most definitely come to light should you try to sell.

Some renovation work needs planning permission, as do most conversions (eg changing the use of a building from a barn to a house). Planning permission is not required in all cases, but always check with your local planning department if you’re in any doubt. Minor alterations may well be allowed under Permitted Development.

Anyone living in a listed building must obtain Listed Building Consent from their local authority before starting any building work, including alterations or extensions that will affect the building’s character as a building of special architectural or historic interest — it is a criminal offence to carry out work requiring listed building consent without obtaining it first. You might also need consent to carry out work to any outbuildings in the grounds if your home is listed.

It’s also worth noting that planning permission might be needed in addition to Listed Building Consent. Contact the planning or conservation officers at your local planning authority to find out.

To see if a property in England is listed or to check its listing (Grade I or II, for example) you can use the search tool at Historic England.
For information on listed buildings in Northern Ireland, go to NI Direct Government Services.
Historic Environment Scotland offers advice for those in Scotland.
The National Historic Assets of Wales will provide information for those living in Wales.

Buildings located in designated areas, such as a Conservation Area, Area of Outstanding Natural Beauty or within a National Park, have an extra layer of scrutiny applied to any renovation or extension work. You can check with your local authority if your property lies within one of these areas.

In properties within these ‘designated areas’ permitted development rights tend to be more restricted, and you may well need to apply for planning permission for types of work that would not otherwise require an application.

One of the main restrictions placed on buildings within Conservation Areas tends to be when it comes to demolition. You will need planning permission in order to demolish a building within a Conservation Area unless:

The building you are demolishing (garages and outbuildings, for example) is less than 115m3 (measured externally).
The building was built after 1914 and was used for agriculture or forestry.
You want to demolish a gate, wall or fence less than 1m high abutting a highway or 2m high elsewhere.

The best advice is to contact your local planning authority to discuss your proposals — they will tell you whether or not your development will be permitted.

What is outline planning permission?

Outline planning permission gives permission in principle — it does not give permission for the work to begin. It is useful when considering buying a house, or piece of land, with a view to developing it. Outline permission enables you to get a feel for whether your plans are likely to be passed, or flat refused, before you go forward with a fully detailed planning proposal.

What is permitted development?

Permitted development is designed to allow homeowners to carry out certain projects, such as small-scale extensions, without having to apply for planning permission. Bear in mind that the permitted development rights which apply to many common projects for houses do not apply to flats, maisonettes or other buildings.

If you live in a designated area, such as a Conservation Area, you may also find that your permitted development rights are more restricted.

If the work you are carrying out does fall under permitted development, there is no need for you to apply to the local planning authority for permission — although occasionally you may need to submit ‘prior notification’ before carrying out the work (see below. )

You can see the list of work that will fall under permitted development below, although it is still recommended that you contact your local planning authority to double check if in any doubt at all. The Planning Portal’s interactive house tool allows you to see which work is likely to require permission too.

Also, permitted development rights do not mean you can ignore other permissions, regulations or consent, such as building regulations approval.

It’s worth knowing that the local planning authority can remove some permitted development rights under something known as an ‘Article 4’ direction. These are issued where the character of an area of ‘acknowledged importance’ could be threatened. This most commonly occurs in Conservation Areas and whilst you would probably be aware if your property is affected by one, you should always check with the local planning authority if you are not sure.

Permitted development rights fall into various categories:

Class A: Extensions (enlargement, improvement or alteration). This allows the construction of:
- a single storey side extension up to half the width of the existing dwelling.
- a single storey rear extension up to 4m in length for a detached dwelling and 3m long for a semi or a terraced house.
- in some instances, 3m two-storey rear extensions.
  
  You should note that changes made in May 2019 made it permissible to construct single-storey extensions of up to 8m – or 6m for semi or terraced houses – under Class A, but they will require ‘prior notification’ (see below).

Class B: The Roof. Rear dormers and hip-to-gable extensions can be created providing the additional volume does not exceed 50m3 (or 40m3 in the case of semis or terraced homes).

Class C: Other roof alterations

Class D: Porches

Class E: Outbuildings etc. Outbuildings can be erected within a residential curtilage, providing they sit behind the main (usually the front) elevation and do not cover more than 50% of the curtilage. They should not be more than 3m in height (4m for dual-pitched roofs or 2.5m if within 2m of a boundary).

Prior notification

Prior notification is a type of permitted development. It means that before you begin work, you must notify the local planning authority of the details of the project before work can begin.

In the case of prior notice applications, the local planning authority has more input when it comes to deciding factors such as whether the materials you are using are appropriate, whether your proposal is in line with the objectives of the National Planning Policy Framework, and the like.

That said, Prior Notification allows for many projects to be carried out without the need to apply for planning permission. Perhaps most notably for many homeowners, Prior Notification allows for single storey rear extensions to be built up to 8m in depth (or 6m for terraced or semis), providing the boundary neighbours have been informed.

If no objections are received (or considered to have any merit), and the local planning authority is happy that there will be no adverse impacts from flooding, highways or contaminations, then a Lawful Development Certificate will be issued.

Prior notification can also be used to alter the use of non-residential buildings to residential use.

To submit an application for Prior Approval go to:

England and Wales – Planning Portal’s online application system

Scotland – ePlanning.scot

Northern Ireland – NI Planning Portal

How to make a planning application

Those in England and Wales can make a planning application by filling out an online form on the Planning Portal.

If you live in Scotland, visit ePlanning.scot.

Visit the NI Planning Portal if you live in Northern Ireland.

Along with the application form, you will need to submit the following if you apply online:

Location plan.
Site plan.
Elevations of both the existing and the proposed designs.
An ownership certificate.
A design and access statement.
An ‘Agricultural Holdings Certificate’. This confirms whether any of the land relating to the application is part of an agricultural holding and is necessary even if your application is for a non-agricultural use. The certificate is available from the forms section of your application.
The correct fee.

Planning permission lasts for three years from the date when full consent is given, in most cases. In other words, you must begin building work within this time. Once work has formally commenced (which is after the first building regulations inspection) planning permission lasts forever.

The cost of planning permission varies depending on where you live in the UK. However, at present the costs are as follows:

England

£462 for a full application for a new house.
£206 for an extension application (also known as a householder application).
Outline applications cost £462 per 0.1 hectares.

Wales

£380 for a new dwelling.
£190 for a householder application.
Outline applications cost £380 per 0.1 hectares.

Scotland

Visit the ePlanning.scot website to get a quote.

Northern Ireland

Visit Planning Portal for comprehensive details of fees.

The final cost will be affected by a number of other variables. For example, you may need to pay for surveys, the fees of a design professional, and the cost of subsequent applications that meet changes to your original application. The Planning Portal’s fee calculator offers a very useful guide to planning permission costs.

Prices correct at October 2020.

A decision on your planning application should arrive within eight weeks. However, more involved designs and complex situations often take longer.

Once you have submitted your application, a notice will be put up outside your house detailing the proposed works.
Your neighbours will receive written notification and be invited to view the plans and pass comment — something known as the ‘public consultation process’ which lasts between three and eight weeks.
The authority will consult with the local highways department and, in some cases, the Environment Agency too.
Often homeowners are required to make more than one application, taking into consideration revisions to their original plans. You can expect your application to take longer if this happens to your project.
Once planning permission is granted, there may be certain planning conditions to be addressed – for example those relating to the materials you will be using, such as bricks or roof tiles.

While you wait for a decision, use the time wisely. If you haven’t already, now is the time to find a builder for the project, source the best deals on materials and draw up a schedule of works.

Read our guide on planning a new kitchen for more tips on this project.
Read our guide on planning a new bathroom for more tips on this project.

Why might I be refused planning permission and what do I do about it?

If your application is refused you have two choices. You can either amend your plans in accordance with the local authority’s reasons for refusal and resubmit; or you can make an appeal, free of charge. In either case, you need to ascertain the reasons for your refusal in order to move forward in a way that will result in a positive final outcome.

Once you have submitted your application, there will have been a period of ‘public consultation’ lasting between three and eight weeks. During this time, anyone who might be affected by your proposals is consulted. They may raise objections, although these do not always impact the final decision of the case officer in charge of your application.

If, during this period, it looks like your application will be rejected, you have the option to withdraw the application, make changes you think necessary, and resubmit — free of charge (if done within 12 months).

If your application is refused, you will receive a formal notice of refusal, listing the reasons the application has been declined. If there is anything on the notice you don’t understand (planning jargon can be difficult to decipher), you can ask the planning committee or the case officer.

Reasons for refusal vary, but range from your building work being outside the development boundary to it having a negative impact on the surrounding environment. Sometimes, the privacy rights of neighbouring homes are cited as a reason for refusal, or the changes you are making are deemed out-of-keeping with the local street scene.

If you choose to launch an appeal, then it must be lodged within three months. Details of how to appeal are sent out with refusal notices, which usually states which local planning policy your application contravenes — as a result of this, any appeal you lodge must show how this will no longer be the case.

If you decide to stick with your original plans, your appeal should include all the reasons why you think your application should have been granted permission. You must also complete forms that will be sent to you from the council. It can help to use the services of a planning consultant, although you will need to factor in the cost of doing this.

The council must respond within six weeks of your appeal being submitted, after which you have three weeks to respond again. Then a planning inspector will visit your site and give their decision on the appeal within two to six weeks of their visit — appeals can take from around five months.

Resubmitting your application, with an amended set of plans, that take into account the original reasons for refusal, is likely to be more straightforward than the appeals process.

How to choose a builder

Whether you are building a new home from scratch, carrying out renovation work or having a new extension built, you are going to need to find a builder to carry out the work. But just where do you find the best builders for your project?

Planning a bathroom: The ultimate guide to renovation and installation

Whether you are thinking about planning a bathroom, or are just kicking off a bathroom renovation and want to make sure your project fulfils your vision – our complete guide is full of useful tips and advice that will help you on your way.

Planning a kitchen: The ultimate guide to renovation and installation

The recipe for success in any kitchen renovation then must be careful and meticulous planning to ensure you serve up a stylish, comfortable and functional environment that delivers everything you need in the modern home.

Planning Permission, Building Regulations in England and Wales

NOTE: These notes are specific to England only. However they do not apply in
England to properties in Conservation Areas, National Parks, Areas of Outstanding Natural Beauty or the Norfolk &
Suffolk Broads; or to Listed Buildings, or properties other than single dwellings (such as flats).

Please use the information on this page as guidance only, your local Planning Office will generally be please to give
you detailed guidance or check the Planning Portal to find up-to-date rules.

April 2002 – changes to UK Building Control Regulations.

On the 1st April 2002, the regulations were changed, and our attempt to outline the changes, are given
on this related page.

Planning Permission in general – Building Regulations in general – change of use – antennas (aerials & satellite dishes) – conservatories
– electrics – extensions – garage & carport – gates, walls and fences – loft conversion – porches – sheds and outbuildings
– swimming pools

Planning Permission and Building Regulation are often confused and misunderstood. Both are the responsibility of the Local
Authority and basically while Planning Permission is permission to erect/extend a building, Building Regulations define how the
new building must be constructed.

In addition to the need for these approvals, the deeds of some properties include covenants which defines what can be erected
or requires the owner to get separate approval for changes from previous owners of the land, ground landlords or other bodies.
These approvals are not covered in the following notes so check your deeds or obtain specific advice if you are not sure.

Planning Permission.

Local Authorities are concerned with the visual aspect of any development, and how appropriate is its intended use. Any person
can make the planning application even if they do not own the land or have any interest in the land. A notice of the application
will be published in the local Press and notices displayed at the property. Neighbours and anybody with an opinion are able to
view the plans and make comments which the Local Authority will have to take into account.

The Local Authority will have a written policy which contains guidelines for what sort of buildings may be built in any area
and, possibly, also define the building style. Whether an application is approved or refused will depend largely on the local guidelines.

The Authority’s Highway Department will become involved where the application requires vehicle access or increased road traffic.

It is general government policy that development is permitted unless there are good reasons to refuse Planning Permission.
Planning Permission is officially granted by a Planning Committee, (elected members of the council), which is normally open to
the public. However; the Council Officers (non-elected, paid employees of the Council) will make recommendations to the committee;
if the matter is routine, the committee will normally accept the official’s recommendations. It is always worth consulting the
officials before an application is made and again before the application goes to the committee; it is then often possible to make small last minute changes to the plans so that they will be accepted.

Even if permission is refused, there is a right of appeal – first to the council, and then to the Secretary of State. While probably not worth while for a small application, big developers have an army of specialists they call upon so that they finally get their wishes, even if they have to make some modifications.

Where Planning Permission is given for a new building or alteration, Building Regulation approval is normally also required.

Building Regulations.

These define how a new building or alteration is to be built so that the building is structurally safe, protected from risk of fire, energy efficient and has adequate ventilation for its purpose. An application for Building Regulations approval is not advertised and only the person applying and the Local Authority are involved.

Building Regulations approval may be required even if Planning Permission is not.

Building Regulations approval is granted by the building control officers of local authorities, they are generally separate from the planning officials. Once approval has been given and work started, the local building Inspector will attend the site at specific stages to inspect the work, and they may change the requirements as the work progresses. The most common change is probably at the foundation stage when the Inspector will see the subsoil before the concrete is poured. If the inspector deems that the planned depth is insufficient, they can demand that the foundations be deepened before the concrete is laid (and you have to pay for the extra concrete).

General.

Applications for either approval involves a fee, normally related in some way to the value of the development.

Where the development is more than just a simple extension, it is worth considering employing an architect to draw up the plans,
submit them to the Local Authority, obtain the approval and then to oversee the work. A professional architect will have professional
insurance in case anything should go wrong and should know the Local Officials and their particular foibles.

Every application for Planning Permission or Building Regulations is, to an extent, unique. While the following are general
rules, it is impossible to define all the regulations applying to a specific development – Local Authorities have some thick books
of rules rather than just these few pages. It is always good advice to consult your local planning/building control officers early
to avoid any costly abortive work. If work is carried out without the necessary approvals, the local authority can issue an enforcement notice requiring (at best) retrospective approval or (at worst) demolition of the work completed.

Although the functions of Planning Officials and Building Inspector are separate, the two will often be found in the same building; they are normally very helpful and offer authoritative guidance.

For the following the following definitions apply:

Highway – all public roads, footpaths and bridleways.
Original building – the building as it was first built

Electrics

With effect of 1st January 2005, new rules were introduced into the English
and Welsh Building Regulations regarding the installation and modification of
electrical wiring. These regulations have subsequently been revised and these notes reflect the 2013 edition.

Most work is now classed as ‘non-notifiable’, and this work can be carried out
by a non-certified individual without notification although, obviously, the individual
does need to be competent.

All electrical work is conditional upon the use of suitable
cable and fittings for the application, that the circuit protective measures are
unaffected and suitable for protecting the new circuit, and that all work complies
with all other appropriate regulations.

Notifiable electrical work must either be carried out and/or certified by a certified individual/company
or notified to the local Building Control before work begins. Notifiable work is (by the 2013 edition):

Installation of a new mains electrical circuit;
Replacement of a consumer unit;
or
Any addition or modification to an existing circuit within a ‘special location’*.

* A ‘special location’ is defined as:

Within a room containing a bath or shower, the space surround the bath or shower – vertically to 2.25 metres or the height of the shower head if greater – and horizontally 0.6 metre from each edge of the bath/ shower tray in all directions, or 1.2 metres from the centre line of the shower head where no shower tray is fitted.
or
Within a room containing a swimming pool or sauna heater.

If in doubt, check with a registered individual/ company or the local Building Control.

These rules DO apply to DIY activities, anyone carrying out DIY changes which are notifiable will have to either arrange for a third part to certify the work or submit a building notice to the local authority before starting work and pay the fee to have the work inspected and tested.

Problems may be encountered when trying to sell a property which has had notifiable electrical work carried out but for which the appropriate certificate cannot be produced.

Extensions

These rules have changed, October 2008 – see this page.

With the exception of Listed Buildings, properties in Conservation Areas, or properties other than single dwellings (such as flats) (see below for these types of property), extensions are permitted without Planning Permission provided that all the following apply:

The area of the land covered with buildings will be less than half the area of the plot.
The new building is at least 20m from any highway or no nearer to any highway than the original building.
No part of the extension is higher than 4 metres and will not project above any part of the original building (normally the roof) and will not be within 2 metres of a boundary.
For a terraced house, the volume of the extension is less than 50m3 or 10 per cent of the volume of the original building, whichever is the greater; with an absolute maximum of 115m3.
For a semi-detached or detached house the volume of the extension is less than 70m3 or 15 per cent of the volume of the original
building whichever is the greater subject – with an absolute limit of 115m3.

Note, the percentages are of the original building, this is not necessarily the same as the current building as extensions may
already have been added.

All extensions of habitable rooms require Building Regulations approval to ensure that the building is structurally safe. In practice, this means:

That any new or existing foundations are adequate for the extension.
That drains and rainwater are handled in a safe manner.
That stairs, balconies etc. meet the safety requirements.
That the regulations covering ventilation, thermal insulation and fire safety are met.
That suitable smoke detectors are installed – this should not impact upon extensions unless an escape route is lengthened.

Listed Buildings, properties in Conservation Areas and properties other than single dwellings (such as flats), have special planning requirements, so any proposed changes should be discussed with the local Planning Authority as early as possible to ensure that any complications can be caught as early as possible.

Change of use

Every existing building has a defined use, i.e. as a house, a number of flats, shop, office or factory etc. Planning Permission is required if it is intended to change from one use to another or to sub-divide the building. Planning Permission will also be required if a habitable room is to be added into the building without extending the building (such as changing a garage into another room).

Building Regulations Approval are also required to ensure that the regulations applicable to the new use are met. If you convert a conservatory (see definition below) to an extension, building regulation approval will be required.

Garages & car ports

A garage is considered to be an extension if the garage is located within 5m of the original building, so the same rules for planning permission apply. Where the garage is positioned more than 5m from the existing house, a garage is considered to be as a shed (see sheds).

If a garage adjoins the house, Building Regulations approval is required.

A detached garage is exempt from Building Regulations provided:

The floor area is less than 30 sq metres.
It is more than 1m from a boundary, or it is a single storey and constructed of wholly non-combustible material.
It contains no sleeping accommodation.

Building Regulations do not apply to a carport provided the carport is open on at least two sides AND the floor area does not exceed
30 square metres. .

Loft Conversions

These rules have changed, October 2008 – see this page.

Planning Permission requirements for a loft conversion are subject to the same limits on volume, etc., as an extension. However, only the additional volumes to the existing loft will count towards your quota. In most cases, this will be a fairly small amount
even if new dormer windows are installed, and none at all if roof lights are used.

The same height/roof line rules apply to the maximum permitted height of any dormers.

Building regulations are required; the structural requirements for any extension will apply. The biggest problems are likely to be the headroom and size of floor joists in the existing loft. Additional regulations cover:

Antennas (Aerials & Satellite Dishes)

Television and radio aerials, and satellite dishes do not require Planning Permission provided that property is not with a designated area and:

For buildings up to 15 metres high:

There are no more than two Antenna on the property – one no larger than 100cm in any dimension, the other no bigger than 60cm in any dimension (the dimension not including any feed element, reinforcing rim, mounting or brackets). The cubic capacity of each antenna is no more than 35 litres.
An Antenna fitted to a chimney stack is no larger than 60cm in any dimension and does not project above the chimney.
An Antenna mounted on the roof does not project above the highest point of the roof unless there is a chimney stack, in which case, the Antenna must not project more than 60cm above the highest point of the roof or above the highest part of the Chimney
stack, whichever is the lower.

For buildings 15 metres or higher:

There are more than four on the property – the size of any antenna being no larger than 130cm in any dimension, (the dimension
not including any feed element, reinforcing rim, mounting or brackets). The cubic capacity of each antenna is no more than 35 litres.
An Antenna fitted to a chimney stack does not have a dimension greater than 60cm.
An Antenna mounted on the building does not project above the highest part of the building by more than 300cm.

Note:

Where these rules refer to ‘the property’, this includes all buildings and the garden of the property – not just the main building.
These requirements apply to individual buildings, i.e. with a block of flats, the limits apply to the building as a whole, not to the individual flats.

For further information refer to the “Antennas mini guide”

Building Regulations approval is not required.

Swimming Pools

A swimming pool is generally exempt from Planning Permission, unless you live within a conservation zone.

Building Regulations do not apply.

The local Water Supply Company must be notified, and water rates will usually rise.

Conservatories

First of all, what is classed as a conservatory? One definition is ‘A building that is attached to a building and which has more than 75 per cent of the roof and more than 50 per cent of the wall areas as translucent material’.

A conservatory does not need planning permission subject to the same limits on volume, height, etc. as for an extension.

A conservatory is not classed as a ‘habitable room’ so Building Regulations do not apply provided the floor area does not exceed 30 sq m. However, you may have problems later if you try to convert the conservatory into a habitable room if you cannot prove that the foundations etc. were built to the required standard.

Gates, walls and fences

Gates, walls and fences do not require Planning Permission or Building Regulation approval if:

They are no more than 2m high.

or

If they adjoin a highway, no more than 1m high.

Although Building Regulations do not apply, remember that you may be liable if members of the public suffer damage from the structure. So the structure must be structurally sound and maintained. Barbed wire below 2 metres is not a good idea adjacent to a highway, nor are spikes or broken glass embedded along the top of a wall.

Hedges are not covered by planning permission. However, the local Highways Authorities do place the responsibility on property owners to ensure that hedges and trees do not overhang public walk or road ways or obstruct street lights. There should be nothing overhanging a walkway or pavement adjacent to the boundary of a property, to a height of 2.3m (7ft 6in), and for a carriageway,
and the area immediately adjacent for a distance of 0.45m (1ft 6 in), there must be not vegetation below 5.2m (17ft).

Porches

Planning permission is not required if:

The total area (measured externally) is not greater than 3 sq m.
It is not more than 3m high.
It is at least 2m from the road.

Building Regulations do not apply to a porch or covered way provided that the total floor area is not greater than 30 sq m.

Sheds and Outbuildings

Planning Permission is not required for a shed or outbuilding in the garden of a house provided that :

It do not cover more than half of the area of the property; not including the area occupied by the original house (or as it was July 1948 if built earlier).
It is not more than 2.5m high at the eaves and with the overall height not more than 4m with a double ridged roof or 3m with any other type of roof.
Where the shed, enclosure or container is within 2m of a boundary, the maximum height is no more than 2.5m.
No part projects beyond any wall of the house that faces a road.
Does not include any verandas, balconies or raised platforms.

Building Regulation approval is required if the shed/outbuilding includes any sleeping accommodation if the floor area exceeds 15 square metres.

Building Regulations do state that structures built of combustible material (i.e. a wooden shed) must be at least 2 metres from the main house.

Planning Permission in general – Building Regulations
in general – change of use – antennas (aerials & satellite dishes) – conservatories
– electrics – extensions – garage & carport – gates,
walls and fences – loft conversion – porches – sheds and greenhouses
– swimming pools

A Guide to the Planning System in Scotland

Who is this guide for?

This guide is for you if you:

want to know more about how the planning system works; or
want to apply for planning permission.

This short guide can’t cover every question. You can find out where to get more information at the end of this document.

Why do we have a planning system?

Sometimes new buildings, changes to the use and appearance of existing buildings, and other changes in the way land is used are needed. These activities are called ‘development’, and they often require planning permission.

The planning system is used to make decisions about future development, and the use of land in our towns, cities and countryside. It decides where development should happen, where it should not and how development affects its surroundings.

The planning system exists to regulate the use of land and buildings by granting or refusing planning permission. Decisions about planning applications are based on the development plan for your area, which is prepared by your local council or national park authority.

The planning system balances competing demands to make sure that land is used and developed in the public’s long-term interest.

The effect of the planning system’s decisions should be to help increase sustainable economic growth, which is the main purpose of the Scottish Government. This means that the planning system should help build a growing economy, but at the same time protect our environment for future generations and make sure that communities can enjoy a better quality of life.

There are three main parts to the planning system:

Development Plans
which set out how places should change and also set out the policies used to make decisions about planning applications.
Development Management
the process for making decisions about planning applications.
Enforcement
the process that makes sure that development is carried out correctly and takes action when development happens without permission or when conditions have not been followed.

What are development plans?

The development plan is a document that sets out how places should change and what they could be like in the future. It says what type of development should take place where, and which areas should not be developed. It sets out the best locations for new homes and businesses and protects places of value to people or wildlife.

The plan also helps development to take place quickly by describing how any new or improved facilities, such as roads, schools and parks, will be provided.

Councils and national park authorities must prepare a development plan for their area at least every five years. The law says that the development plan should be the starting point in making any planning decisions.

The policies in the development plan help set out what kind of development is acceptable. The council will respond to planning applications based on the plan.

What does the plan contain?

There can be up to three parts to the plan. Each council area in Scotland is covered by a local development plan, which sets out where most new developments are proposed and the policies that will guide decision-making on planning applications.

If you live in Aberdeen, Dundee, Edinburgh, Glasgow or any of the following council areas – Aberdeenshire, Angus, East Dunbartonshire, East Lothian, East Renfrewshire, Fife, Inverclyde, Midlothian, North Lanarkshire, Perth and Kinross, Renfrewshire, Scottish Borders, South Lanarkshire, West Dunbartonshire or West Lothian – there will also be a strategic development plan covering all or part of your area. The strategic development plan sets out the long-term development of the city region and deals with region-wide issues such as housing and transport.

Councils can also prepare supplementary guidance. Common types include:

Development briefs or master plans
which provide a detailed explanation of how the council would like to see particular sites or small areas develop.
Strategies or frameworks on specific issues
for example, guidance on the location of large wind farms.
Detailed policies
for example on the design of new development.

How can I get involved in preparing the development plan?

During the first stage of preparing a new plan, your council will talk to communities and local businesses to make a main issues report. This will set out their ideas about the different ways your area could change. It is important that you get involved in preparing the plan at this point, when it is easier for the council to take account of new ideas.

The council will then prepare a proposed plan and make it public. If you are not happy with this, you can make formal comments to the council. The issues that people have raised will be discussed at an examination held by a person appointed by Scottish Ministers. Councils must take notice of the findings of the examination before adopting their local development plan.

If you live in an area that also has a strategic development plan, this will be prepared in the same way as the local development plan – a main issues report, followed by a proposed plan and an examination. The main difference is that Scottish Ministers are responsible for the final approval of strategic development plans.

If you want to know when your council will be preparing a new plan, or how it is getting the public and other groups involved, then you should look at its development plan scheme. The council will produce this scheme every year.

You can look at the development plan and development plan schemes in local libraries, at the council’s planning office, or online by going to your council’s website.

What is development management?

Development management is the term used for the process of deciding whether to grant or refuse planning permission. Your council will normally deal with applications for planning permission.

Do I need planning permission?

You need planning permission for any new development. The law says that ‘development’ includes any building, engineering, mining or other operations in, on, over or under land. It also includes changes in the use of buildings and land. Your council will be able to tell you more.

Planning permission is not needed for work that only affects the inside of a building. If it is a listed building, you may need listed building consent to make changes inside a building (see ‘Where can I get more information?’).

Some developments, for example changes to existing developments such as certain house extensions, are classed as permitted development and don’t need permission from the council. You should always check with your council’s planning department about whether you need to apply for planning permission for building work. Discussing your plans with them before you make an application will be helpful, and can save you time.

For the purposes of planning applications, developments are put into one of three categories: local, major or national. The different types allow councils to treat developments in a way which is suited to their size, complexity and the issues they are likely to raise.

Local developments include changes to individual houses and, for example, smaller developments for new housing and retail. Most applications for planning permission will be for local developments. Major developments include developments of 50 or more homes, certain waste, water, transport and energy-related developments, and larger retail developments. National developments are mainly large public works (for example, the replacement Forth crossing) and are identified in a document called the National Planning Framework.

Your council can give you more information about these categories.

Development management

Making your planning application

All planning applications must contain a description of your plans, an address or location and details of who is applying for the planning permission. You will also need to give the council:

drawings and plans;
a certificate showing the site owners and any agricultural tenants, and whether you have notified them that you have made an application; and
the planning application fee.

You should include all relevant information when applying for planning permission.

The size of the planning application fee will depend on the type of development you want to carry out.

You can make your planning applications online through the ePlanning website www.eplanning.scotland.gov.uk.

You can use the ePlanning Scotland website ( www.eplanning.scotland. gov.uk) to:

make planning applications and appeals online;
buy an online location plan;
use the checklist to make sure you provide all the necessary information;
attach plans, drawings and other documents to support your application;
use a fee calculator to work out the correct fee;
create an account so you can make more applications; and
share the information with neighbours, clients or colleagues.

For some applications you may need to provide extra information.

If your proposal is for a local development in an area such as a conservation area or National Scenic Area, then you may need to provide a ‘design statement’ setting out how you have considered the design of the proposal.

If your proposal is for a major or national development you will need to:

carry out pre-application consultation with the community – this includes sending details of the proposal to the council and to local community councils and consulting the wider community using at least one locally advertised public event; and
prepare a design and access statement setting out information about the design of the proposal and how you have considered access for disabled people.

Some developments need a specialist report, for example on retail, transport or noise. Whether a specialist assessment is needed will depend on the type of development and its location.

A small number of applications may also need an Environmental Impact Assessment or Appropriate Assessment, where there is likely to be a significant effect on the environment.

If you think your application may be affected, you should get in touch with your council, who will able to provide further advice.

How do I find out about planning applications in my area?

When the council receives an application for planning permission it will tell the neighbours (the meaning of ‘neighbours’ is set out in law) what is proposed, by sending them a notice. This notice tells them about the development and how, and by when, to make comments. Some types of application are also advertised in local newspapers, including when the council is unable to send a notice to neighbours.

Councils put information about applications on a register and, every week, the council will prepare a list of the applications for that week and send it to community councils. The council will also make a full list of applications it has still to decide on, available in libraries and on its website.

Most planning authorities display copies of planning applications and progress in processing these online.

Can I make a comment on a planning application?

Anyone can comment on an application for planning permission. This not only means neighbours and people who are most directly affected by a proposal, but also the wider community and even those who may not be directly affected but have views on a proposal which might constitute a material consideration (see ‘How are decisions on planning applications made?’). You can make comments by writing to your council or submit comments online at your council’s website.

How are decisions on planning applications made?

The way in which the council will deal with an application will depend on the type and size of the proposed development.

Applications for smaller developments will normally be decided by the planning officer. More complex or controversial proposals are likely to be decided by councillors. Each council has prepared a ‘scheme of delegation’ setting out who is responsible for deciding different types of planning applications.

The law says that for national developments and for major developments which are ‘significantly contrary to the development plan’, the applicant and people who have made comments must get the opportunity to attend a hearing before a council committee, then a meeting of the full council will decide on the application.

In all cases the council must make decisions in line with the development plan unless ‘ material considerations‘ justify going against the plan.

A material consideration is a planning issue which is relevant to the application and can include national policy, comments by the public and by organisations the council has consulted, the design of the proposed development, and the effect of the plan on the environment. The council must decide how important these material considerations are.

Because the council need to consider all the relevant matters, there is no guarantee that development plan policies will be the deciding factor in every case. But councils will usually approve applications for development which are in line with the development plan.

When making a decision about an application, the council can:

grant planning permission without conditions;
grant planning permission with conditions; or
refuse planning permission.

Councils should usually make a decision on applications for local development in two months and for national or major development in four months.

The time period for deciding an application begins from the date on which the council receives all the information needed by planning law.

Once the council has reached its decision, it will issue a decision notice unless the application is to be decided by Ministers. The council must also tell anyone who has made a comment on an application what its decision is.

Appealing against a decision

If you have applied for planning permission and do not agree with the council’s decision or do not agree with a condition attached to the planning permission, you can ask for a review or appeal of the decision. You can also ask for a review or appeal if the council doesn’t make a decision within the time period set by law. No one else has the right to ask for a review or appeal.

Depending on who made the decision about your application, you can appeal against a decision either to a Local Review Body or to Scottish Ministers. If your application was decided by a planning officer on behalf of the council, you can require the decision to be reviewed by the Local Review Body, which is a group of councillors. If the decision on your application was made by councillors, you can appeal to Scottish Ministers.

You have three months from the date of the decision to ask for a local review or to make an appeal to Ministers. You can get a form from either your council or from the Directorate for Planning and Environmental Appeals (see ‘Where can I get more information?’) who deal with appeals to Ministers. You should include all relevant information when you are applying for planning permission.

Enforcement

If you build something without planning permission, or if you don’t follow the conditions attached to a planning permission, the council can use their enforcement powers. Enforcement is important because it makes sure that everyone stays within planning law and the conditions of their planning permission.

The council will choose what action to take. If something is built without permission, but would have been likely to have been granted permission, the council may ask the person responsible to make a ‘retrospective’ planning application. This will then be decided in the same way as all other planning applications. If the council grants planning permission, there may be conditions attached.

Councils also have powers to serve notices asking for more information about a development. They can stop development that does not have permission or where the development does not follow the conditions attached to the permission which was granted. The council can issue a fixed penalty or prosecute the responsible people if the development continues. The final option available to councils is to demolish the illegal development and to recover the cost of this from the developer.

All councils have to publish a planning enforcement charter setting out how the enforcement system works, the council’s role in enforcement and the standards it has set itself.

Where can I get more information?

Your Council

Your council should be the starting point for planning enquiries. It can:

tell you whether you need planning permission and how to apply;
answer questions about how it deals with individual planning applications;
give you advice about enforcement and local review procedures; and
give you information about the contents of local development plans, strategic development plans and supplementary guidance.

Contact your local council for more details.

Planning Aid for Scotland

We are an independent charity which helps people engage in the planning system. We provide free, independent and impartial advice on planning issues for individuals and community groups.

For advice, complete this form.

PAS

Third Floor

125 Princes Street

Edinburgh

Eh3 4AS

Telephone: 0300 323 7602
Web: https://www.pas.org.uk/

Royal Town Planning Institute

The professional body for planners in Scotland.

RTPI in Scotland

18 Atholl Crescent
Edinburgh
Eh4 8HQ

Telephone: 0131 226 1959
E-mail: [email protected]
Web: http://www.rtpi.org.uk/rtpi_in_scotland/

A list of planning consultants in Scotland can be found in this document: http://www. rtpiconsultants.com/static/files/regional/Scotland.pdf

Scottish Government

Directorate for the Built Environment
For information on legislation and national planning policy in Scotland.

2-H Victoria Quay
Edinburgh
EH6 6QQ

Telephone: 0131 244 7610
E-mail: [email protected]
Web: http://www.scotland.gov.uk/Topics/Built-Environment/planning

Directorate for Planning and Environmental Appeals

For information on appeals to Ministers.

4 The Courtyard
Callendar Business Park
Falkirk
FK1 1XR

Telephone: 01324 696400
Fax: 01324 696444
E-mail: [email protected]
Web: http://www.scotland.gov.uk/Topics/Built-Environment/planning/decisions-appeals/Appeals/dpe

Access in other formats and community languages

Further copies of this document are available, on request, in audio and large print formats and in community languages; please contact 0131 244 7610.

Scottish Government Directorate for the Built Environment
Area 2-H
Victoria Quay
Edinburgh
EH6 6QQ

Tel: 0131 244 7610
Email: [email protected]

Do I Need Planning Permission? Your Ultimate 2022 Guide

Last Updated on June 17, 2022

If you are planning to make structural changes to your property, it may be necessary for you to seek out planning permission from your local planning authority to enable you to get the desired work done. Once you have the formal confirmation that work can proceed, then you can begin to build, remodel or renovate the home of your dreams.

However, quite a few home extensions fall under permitted development – an implied consent that builds meet requirements – meaning that you might not need to apply for anything before getting started on your build as long as the proposed extension meets certain criteria.

When it comes to planning permission itself, there is no one-size-fits-all, which can make the application process a minefield if you aren’t sure what you need to seek permission for.

Here are the main types of planning permission you can seek formal approval:

Full planning permission
Outline planning permission
Householder planning permission
Reserved matters application

In this article, we’ll be going through the ins and outs of planning permission, what it means for you and your renovation, including pricing where necessary, as well as answering some frequently asked questions in one easy-to-access space. Let’s get started.

Comparing Quotes Could Save You Up To 40%:

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Topics

Top 6 Things You Should Know About Planning Permission

Planning permission is consent from your local council or authority. It’s usually required for new builds or if you’re planning significant changes to an existing home.
Different types of planning permission are available: full planning permission, outline planning permission, householder planning permission, and reserved matters applications.
Planning applications are expensive and the cost varies by location.
Planning permission expires within a certain timeframe (usually three years).
You may need to pay for certain surveys before you can apply for planning permission.
It usually takes approximately 8 weeks to receive a decision.

Frequently Asked Questions

What Is Planning Permission?

In short, planning permission is consent from your local council or authority to perform renovation or remodelling on an existing property or patch of land. It’s usually required for new builds or if you’re planning significant changes to an existing home and is required for any commercial endeavours.

These changes can be instances where you are either building something new on your existing plot such as an outhouse or entirely new building; an extension on your existing home such as a loft or kitchen, or if you are planning on changing the use of your building from a domestic dwelling into a commercial premise instead.

It is your responsibility to seek out and receive planning permission before starting work on any of these pursuits, as not doing so will not only hold up your building process, but it could potentially put the brakes on your plans altogether if planning permission isn’t granted, wasting you both time and money.

What Are the Different Types of Planning Permission?

Planning permission comes in a few different shapes and sizes. Let’s take a look at what the different types mean, and help you to understand which one you might need to apply for to get your desired work done.

Full Planning Permission

Full planning permission is the most comprehensive permission you can seek, covering the largest criteria of builds, spanning brand new building projects as well as any commercial endeavours.

According to Planning Portal, the types of work requiring full planning permission span the following:

Structural alterations or additions to builds
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

When your home renovation project falls out of the realms of permitted development, you will likely need to request full planning permission for the scope of your project. This is most likely when you are attempting an entre remodel, such as demolishing your existing house and building something new in its place instead.

If you have just secured a plot of land and wish to build on it afresh, you will need full planning permission to do so – similarly, for any commercial endeavours, this is the permission type you will need to be able to proceed with your plans. If you are wishing to build an apartment complex for more than one dwelling, you will most certainly need planning permission to proceed.

Outline Planning Permission

In comparison to the full planning permission we have just covered, outline planning permission, according to the .gov website, allows for ‘a decision on the general principles of how a site can be developed’. This essentially gives you the sum of the name – an outline of what is permissible to be built or developed on that piece of land.

This is a useful thing to get hold of if you are planning a development, but aren’t quite sure of the firm details just yet. With outline planning permission, you are granted it subject to the confirmation of reserved matters at a later stage to confirm the viability of your build.

Reserved Matters Application

As we mentioned above, reserved matters coincide with the granting of outline planning permission. Reserved matters cover the finer details, such as:

Layout and scale – the actual proposed layout your building will take and the confirmed dimensions of such structures
Appearance – the general appearance of the building(s), including what materials will be used for the build externally
Means of access – especially important to consider if the development is happening far from the beaten track as you will have to show what your means of access will be for the property
Landscaping – this concerns the greater landscape of the property’s plot, considering trees and shrubbery

Reserved matters applications need to coincide with outline planning permission – the two can’t work without each other.

Householder Planning Permission

Householder planning permission, as you may guess, is the most common application among domestic homeowners. This concerns alterations to your existing home, such as a standard extension, as well as any work within your property’s boundary.

Known as a simplified version of planning permission as the full version isn’t necessary for builds of this type, if your work falls out of the realms of permitted development, householder planning permission is the most likely option you’ll need to be granted the means to start your renovation or extension project.

How Much Does It Cost to Apply for Planning Permission?

Next, let’s put some figures next to the names and see how much these different types of planning permission can be.

Planning Application Type	Location	Estimated Cost
Householder Application	England	£206
Single Dwellinghouse	England	£462
Householder Application	Wales	£230
Single Dwellinghouse	Wales	£460
Householder Application	Scotland	£202
Single Dwellinghouse	Scotland	£401

For a full application for a single dwellinghouse in England, or outline planning permission per 0. 1 hectares, the estimated cost for the application is £462.

A standard householder application in England will cost you £206.

Looking next to Wales, a full application for a new single dwelling, or outline planning permission per 0.1 hectares will cost £460.

A standard householder application in Wales will cost £230.

Scotland’s prices are next, with their single dwellinghouse full application, or outline planning permission per 0.1 hectares is equal to £401.

In Scotland, you can expect to pay £202 for a standard householder application.

It’s important to note that if your application is approved, there could still be additional charges to request approval for certain design details or materials. It’s wise for you to also factor in the cost of any necessary surveys, architectural or structural engineer reports, and drawings to support your application.

If you’re looking at having an extension, demolition or conversion carried out in some area of your home, you’ll likely need to hire a structural engineer to do some calculations on the type of support your house is going to need.

The fee per hour for a structural engineer can range between £100 to £200. For structural drawings (including a site visit, calculation and drawing), you can expect fees of between £800 to £2,700.

For more information on structural engineers and their associated costs, take a look at our dedicated page.

Architects can draw up plans for your projects and give you advice about making the most of light and space – they also know all about your local authority’s planning laws, so they will be able to advise you on who you need to contact and what you should do.

You can expect costs of between £2,000 to £4,000 for drawings and plans for an extension or conversion, while fees of between £3,000 to £5,000 can be expected for drawings and plans for planning permission on a new build.

For more information on architects and their associated costs, take a look at our dedicated page.

What Type of Work Usually Requires Planning Permission?

If you’re making smaller changes to your home, it may be considered permitted development— an implied consent that builds meet requirements. Generally speaking, extensions to your home will fall under permitted development, but there are some exacting criteria you must meet for this to be the case.

For most work inside your house, you won’t need planning permission to get started.

The HomeOwners Alliance cover these factors in detail, but a brief overview can be found below. These criteria usually concern a finished height stipulation to ensure the new build won’t be higher than the highest point of the existing property:

The proposed extension is no more than half of the area of land around the original house
The extension is not at the front of the house
The extension will not be higher than the highest part of the existing roof

For homeowners wishing to build an extension of more than one storey, you will need to seek householder planning permission to do so, as well as ensure that your new roof pitch matches that of the existing house, and extensions must not go beyond the rear wall of the original house by more than three metres, or be within seven metres of any boundary.

If you live in a listed building, you will likely need to apply for planning permission to change or replace windows or doors, and the same goes for roof or skylight work in the same buildings – for these types of changes, you will need to obtain listed building consent.

The same is true for buildings within conservation areas, and additional approval will need to be sought before any work goes ahead to avoid fines for the work. In some cases, you might be banned from making changes entirely, which can end up being a decision you are unable to appeal because of the protective covenants on a specific location or building.

You may want to add some eco-friendly energy sources to your home, for which case for permanent wind turbines you will need to seek planning permission – and to have solar panels installed on a listed building, you will also need to seek approval. For temporary wind turbines and solar panels on buildings that aren’t listed, you won’t need approval.

Solar roof tiles are far more likely to be approved on listed and protected buildings as they are most sympathetic in design to normal roof slates, helping them to merge into the time period of the property rather than stick out unnecessarily.

To check if your particular project needs planning approval, see:

Planning Portal
.gov Planning Permission
Historic England (for listed and protected buildings)

Where Can I Find the Application Form for Planning Permission?

Everything you need to know about planning permission can be found on the Planning Portal’s website. If you are still unsure about what permission you need to seek, or if you even need planning permission in the first place, this website can take you through the necessary steps to find out what is available to you via the use of their interactive guides.

For full information on the planning application process, go to the Planning Portal’s website.

What Should I Include in My Planning Application?

Generally, you will need to include the following in your planning 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

Homeowners may also need to pay for surveys (such as foul and surface water drainage) and submit the survey reports as part of their application where necessary and requested.

Do I Need Drawings for My Planning Application?

Yes, you’ll need to apply with your proposed drawings when applying for planning permission. This is to help the local planning authority see how your creation will fit into the existing landscape.

You do not need to have an architect draw these up for you, it can be something you do yourself if you feel so inclined and have the necessary tools to do so.

How Long Does It Take to Obtain Planning Permission?

As you might expect, obtaining planning permission isn’t a quick job. Depending on the complexity of your project, you can expect anywhere between 8 weeks for smaller projects and up to 13 weeks for bigger endeavours – although this is just a guide, and exact times can vary.

It’s also good to note that obtaining planning permission doesn’t always mean you can begin work right away, so you should also factor in between 12 to 18 months of wait time to get through all the regulations. If your application is refused, you may need to change and alter sections to get it passed, which can end up adding exponential time to your timeline if you’re not careful.

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. There is no fixed timeframe for when you need to have the whole work completed by, but you do need to have started work on the project within the three years to ensure the planning permission is still viable and permissible.

While completing some work within three years can be possible, for far larger projects or commercial endeavours the lead time for completion may be far greater. As long as you have started work within three years of the permission being granted, you will be able to continue for however long you need to to get the job done.

If for whatever reason you don’t start work within the three years timeframe, you will have to start the application process all over again, essentially starting from scratch. While construction delays can sometimes not be avoided, it is a good idea to get everything lined up in anticipation of receiving the green light so that you can ensure your planning time has not been wasted, and you can get going immediately.

Can I Build Without Planning Permission?

There are certain types of development you can do without the need for planning permission – these fall under a category called permitted development. However, it’s important to note that permitted development rights are restricted in some areas of the U.K., which the Planning Portal list as:

Conservation areas
National park
Areas of Outstanding Natural Beauty (AONB)
World Heritage Sites
Norfolk or Suffolk Broads

If your home or plot of land falls under any of these categories, it’s right to expect that the same permitted development rights that the rest of the country afford might not apply to you, and there will likely be more restrictions on what you can and cannot do on your site. In these cases, it’s always best to get in touch with your local planning authority to find out precisely what is possible for you to save both time and money on putting together a proposal that might end up being rejected point-blank.

For all other areas in the U.K., the restrictions aren’t as severe, but it is good practice to inform your local planning authority of your intentions to make sure you aren’t breaching any guidelines or planning a build that exceeds the realm of permitted development.

Do I Need Planning Permission for a New Wall or Fence?

For a new fence or wall, two categories won’t need planning permission:

The finished height is below one metre when next to a road used by vehicles, or below two metres in finished height elsewhere
The new fence or boundary wall in question does not form a boundary with a neighbouring listed building.

You will need to apply for planning permission, however, if you fall into any of these categories:

The finished height is proposed to be over one metre high next to a road used by vehicles, or over two metres high elsewhere
Your home is a listed building, or the fence or wall will form a boundary with a neighbouring listed building, or your right to erect or alter fences or walls is removed by an article 4 direction.

When it comes to replacing an old, tired fence in your garden, you can do so without planning permission as long as your new fence is no higher than the original. If you are in a conservation area, you may need consent to do this type of maintenance or to change the fence, so it’s best to check in with your local council on that aspect.

Will I Definitely Need Planning Permission for an Extension?

Broadly speaking, extensions to the front of your home will always need planning permission – those to the exterior of your home may fall under permitted development and not require planning permission.

It is possible to debunk if you need planning permission for your proposed works by yourself using the Planning Portal’s tools, but if you are in any doubt and want to make sure you’re not wasting time and money on an endeavour that will sadly be rejected or not permitted, it’s best to contact your local planning authority to understand the stipulations.

Should I Use a Planning Consultant?

Leading on from our last point, if you are new to renovations or extensions in houses and want to have some certainty that the things you are doing are correct and by the book, you can look at having a planning consultant working on your behalf for the duration of the project.

Planning consultants take the project management out of you getting your planning permission, by being the sole contact point during the approvals process. This can be ideal if you are working on a larger, commercial project and need some professional assistance, or if you just want things to move smoothly forward for a domestic development.

Whether or not you instruct one is up to you and your comfort level.

What Is Permitted Development?

The .gov website details permitted development as the following:

Existing buildings can be extended upwards by up to two storeys, subject to prior approval
New self-contained homes may have up to two storeys added to existing freestanding purpose-built blocks of flats and freestanding blocks in commercial uses, as long as the existing block is at least three storeys high
New homes can be created by adding additional storeys on top of buildings which are part of a terrace or two or more buildings
Buildings of two storeys or more may add up to two additional storeys, and single-storey buildings can add one additional storey
Existing homes which are either detached or part of a terrace may be extended upwards to create new homes or to extend existing homes. Homes of two storeys or more may add up to two additional storeys, and single-storey homes may add one additional storey.

These permissions are guidelines only, and are all bound by height restrictions:

Freestanding blocks that are extended upwards by up to two storeys must not exceed 30 metres on completion. The roof height of the extension must not be higher than seven metres on top of the existing roof.
Detached houses with extensions are bound by a maximum height limit of 18 metres, and the height of the roof of the extension must be no more than seven metres higher than the existing roof for a two-storey extension, and no more than three and a half metres higher than the existing roof for a single-storey extension.
Extensions to homes and commercial buildings which are terraced are bound by a maximum height of 18 metres, and the height of the roof of the extension must not be more than seven metres higher than the existing roof for a two-storey extension, and not more than three and a half metres higher for a single-storey extension. Further to this, the finished height of the extension must not be more than three and a half metres higher than the next tallest building in the terrace block.

Remember, if you are in any doubt about whether or not your proposal falls under permitted development, get in touch with your local planning authority who will easily be able to point you in the right direction, or use the Planning Portal’s interactive guides to troubleshoot on your own.

What’s the Difference Between Planning Permission and Building Regulation Approval?

Planning permission is permission from your local authority to permit you to make alterations to a building or development that you own.

Building regulations, however, concern the standards of design and construction to ensure the health and safety of those set to inhabit or use the building(s). This also covers the use of power and how that will affect the existing community supplies, and any facilities for those with disabilities to ensure they are inclusive.

How Do I Find a Structural Engineer or Architect?

A great way to find suitable tradespeople for your domestic and commercial projects is to ask neighbours, friends and family if they have any recommendations for traders. It can be a hard and daunting task to wade through reams of listings to find someone suitable for the work you need carrying out.

When this isn’t possible, it’s a good idea to use an online search tool such as HouseholdQuotes to find who you’re looking for, saving you the job of having to go through multiple websites and keep track of your search – and, it can help to save you up to 40% on your project’s fee.

For more information on structural engineers and their associated costs, take a look at our dedicated page.

For more information on architects and their associated costs, take a look at our dedicated page.

Extension costs vary widely depending on factors such as the size and how you intend to use it. Smaller, less complex extensions tend to be the most affordable.

For a simple single-storey extension, you can expect costs to range from £1,000 to £1,600 per square metre for a budget option, with a luxury extension reaching between £2,200 to £4,000 per square metre. This, on average, will take between 8 to 10 weeks to complete.

If you are wanting a two-storey extension, you can expect a longer build time and higher costs, with the budget option coming in at between £1,200 to £1,900 per square metre, and £2,300 to £4,000 per square metre for a luxury extension. This will take between 12 to 16 weeks to be completed.

For more information on house extensions and their associated costs, take a look at our dedicated page.

Comparing Quotes Could Save You Up To 40%:

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A guide to permitted development rights in 2022

By Heather · 07 Jan ’22
·

7 min read

In August of 2020, you may have heard about some changes that were made to your permitted development rights. These changes meant you could do more with your home without the need for planning permission.

Since these changes were introduced, additional information has come to light which might affect how you proceed with your home project. So here’s everything you need to know about permitted development in 2022!

Looking for permitted development advice on a specific home project? Why not book a call with our team?

What are permitted development rights?

Permitted development rights are essentially a scheme, created by the government, that allows you to extend/renovate your home without the need for a full planning application.

For some homes in England, this scheme expanded last year to include bigger projects and more options for home improvement. These planning changes included new rules for big developments (such as turning office blocks into flats) but for the purposes of this article, we’ll be focusing on projects everyday homeowners tend to complete.

If you’re a developer and you want some tailored advice, please speak to our team.

Homes excluded from the scheme

The following homes were excluded from any of the changes made last year…

Homes within Scotland, Wales, or Northern Ireland
Listed buildings
Flats or maisonettes
Some new developments

Homes built before 1948 were not affected by the permitted development changes, however existing permitted development rights still apply.

Homes from conservation areas are not excluded from permitted development rights, however they do hold much greater restrictions.

Unsure of whether permitted development rights apply to you?
Book a free consultation with our team.

Things that have come to light

When permitted development changes were passed last year, many were optimistic about the potential this could offer homeowners when renovating or extending their home. While it continues to offer an extremely viable alternative to planning applications, we have found that local planning authorities are still getting to grips with the new rules and legislation, and their complexity and requirements demand more work than the other rights.

So should we take the permitted development route?

Permitted development is still an extremely attractive option for a wide range of home projects, potentially saving time and money. But it might not be the best course of action for your home. To make sure you make the right decision and get the best support throughout your planning journey, why not get in touch with one of our in-house planning specialists? Book your free advice call here.

Projects covered by permitted development rights

So, what can you create with your permitted development rights?

While the scheme might be expanding, there are still a lot of design guidelines your project will need to meet. Because of this, we always recommend you use an experienced architect to put together your drawings.

Rear extension

Sits to the rear of the house (not the front)
Must not extend beyond the rear wall of the existing house by 3m if an attached house or 4m if detached
Uses similar building materials to the existing house
Takes up less than 50% of the size of the land around the original house (“original” being the latest of when the property was built or if it was built before 1948, then as it stood on 1st July 1948)
Is less than 4m in height (or less than 3m if within 2m of a property boundary)
Has eaves and a ridge that are no taller than the existing house

Side extension

Sits to the side (as long as this will not face a highway) of the house (not the front)
Uses similar building materials to the existing house
Takes up less than 50% of the size of the land around the original house (“original” being the latest of when the property was built or if it was built before 1948, then as it stood on 1st July 1948)
Takes up less than 50% of the width of the original house
Is less than 4m in height (or less than 3m if within 2m of a property boundary)
Has eaves and a ridge that are no taller than the existing house

Wraparound extension

When combining a side and rear extension to form a ‘wraparound’, the permitted development restrictions will be judged against the criteria for both extensions individually, making it unlikely for the project to fall under your permitted development rights. For instance, side extensions are only permitted development where they are less than half the width of the original dwelling, but when combining a side and rear extension in this manner, it will likely exceed half the width of the original.

While you may be able to create a small side and rear extension within your permitted development rights, the space a full wraparound demands, plus the structural work involved, make it an unlikely candidate for the permitted development route.

To find out what planning options you likely have for a wraparound project, you can book a free consultation here.

Two-storey extension

No windows in wall/roof slope of side elevation in additional storeys
Takes up less than 50% of the width of the original house
Takes up less than 50% of the size of the land around the original house (“original” being the latest of when the property was built or if it was built before 1948, then as it stood on 1st July 1948)
Uses similar building materials to the existing house
Has eaves and a ridge that are no taller than the existing house
Terraces to be no more than 3. 5m higher than the next tallest terrace.

Single storey homes are excluded.

Garage conversion

Works are internal
Uses similar building materials to the existing house
Does not enlarge the building

You may also need planning permission if you’re changing a detached garage into a living space – such as a bedroom, living room, or small annexe.

Loft conversion

A volume allowance of 50 cubic metres additional roof space for detached and semi-detached houses
Uses similar building materials to the existing house
The development must not include a window in any wall or roof slope forming a side elevation of the dwelling house
The roof pitch of the principal part of the dwelling must be the same as the roof pitch of the existing house
A dormer wall that is set back at least 20cm from the existing wall face
Has windows that are non-opening if less than 1.7m from the floor level
Has side windows that are obscured/frosted

Building a new storey or flat onto your property

No windows in wall/roof slope of side elevation in additional storeys
On existing multi-storey properties, you can add up to two additional storeys on the topmost storey of a detached house of two storeys or more. (Existing accommodation in the roof space of the existing house, including a loft extension, is not considered as a storey)
Maximum height limit for the newly extended house is 18 metres
Terraces to be no more than 3.5m higher than the next tallest terrace

Please note: there are many variables which depend on whether you’re building above a residential space or a commercial / mixed-use property. The type of your property will also affect your options, as will your intentions for the space (do you want it to become a new dwelling in its own right?).

With this project, we do highly recommend you talk to an expert to get a proper understanding of your planning rights. Book a consultation here.

Risks to bear in mind

It can be easy to think when you hear ‘no need for full planning’ that you can breeze on through to the construction stage. In fact, one of the risks facing homeowners is that some contractors might even suggest just this.

However, should your designs fail to meet the above requirements, your project could be subject to hefty fines and even demolition. What’s more, there are other requirements a project needs to cover, such as…

UK building regulations
Party wall matters
Build over agreements
Right to light

And much more!

How to protect your project

The best thing you can do for your home is to get an experienced expert by your side from the start.

At Resi, we’re able to help our customers navigate everything they’ll need to start construction, including…

Surveying
Design
Planning
Building regulations
Party wall matters
Plus finding vetted contractors and specialists

Therefore, no matter which planning route you choose, our team can provide a tailored plan to ensure you avoid any costly missteps.

If you’re looking to fully protect your build, here are our top tips for using your permitted development rights safely…

Get a lawful development certificate

This handy document essentially proves your project was legal at the point of construction and is a useful way of getting your local planning department to review your designs. What’s more, you’ll find many potential buyers requesting some documentation regarding any improvements you’ve made, so they can ensure they won’t inherit any legal problems.

Put together a building regulations package

All UK homes must adhere to building regulations. These are a set of statutory requirements which cover everything from the structure, thermal performance, sound-proofing, drainage, all the way to fire safety – to name just a few!

To ensure your project is in line with UK building regulations, we recommend you commission a set of technical drawings of your proposed build, so your contractor has detailed instructions on meeting all legal requirements.

This package can be prepared by an architect, such as Resi, but will also need input from other specialist professionals, such as a structural engineer, party wall surveyor, and CCTV drainage surveyor. All these experts will ensure that, once you get onsite, your contractor has a detailed plan to work from, greatly reducing the risk of any mistakes being made.

Learn more about building regulations.

What next?

Regardless of the route you choose, if you’re looking to complete a home project we always recommend you get an experienced professional on board. With 3500+ projects under our belts, the experts at Resi know a thing or two about creating dream spaces! Book your free consultation with us here.

Construction and renovation in England: important documents and necessary specialists

Publications

The main thing

Construction and renovation in England: important documents and necessary specialists not easy. Finding a team of qualified builders and designers in London is even more difficult. Today we will talk with German Kudryavtsev, director of the G7 construction company, who has hundreds of successfully completed projects behind him.

— Where does your work begin when a customer wants to rebuild something globally?

– In Britain, nothing can be done without the necessary documentation and plans agreed with the special authorities. Counting on chance is not only stupid, but also costly: by making structural changes to the building without prior approval, you risk losing the money invested in the repair project: you will be forced to return everything to its original state. Therefore, first of all, we deal with the legal side of the issue, draw up all the documents.

— Will a different package of documents be collected for different types of real estate?

– Buildings in Britain come in different categories: ordinary, or listed – they have historical and architectural value. The latter are divided into Grade I and Grade II, depending on the importance and level of protection by the state, as a rule, there are a lot of such houses in the central part of London, including in the Kensington and Chelsea areas. All these buildings are protected – in order to preserve the appearance of a certain street or city. Therefore, it is forbidden to make changes to the facade, change windows, any elements inside, for example, floors, moldings, stairs, railings. But this does not mean at all that you cannot improve anything. The law is only against completely replacing such elements, but they can be restored and repaired. It is important to act in accordance with the established regulations, in which case the end result will please the customer. Preservation of the original exterior design is the basis of the work.

Photo by 123rf.com

— But changing windows in Listed Buildings is usually not allowed?

– There are regular non-Listed buildings that require special permission to replace windows. A specialist will help determine what can be changed and what cannot. You can also check it yourself, but for this you need to know exactly where to go and how to make the right request. I always recommend working with a construction company that has all the necessary specialists, including those who will draw up the necessary documents for altering, replacing or restoring elements of the house. It is also important to consider in which areas they work, for example, we are ready to carry out construction and repair work in such areas of London as Belgravia, Knightsbridge, Chelsea, Ascot, Mayfair, Hampstead, etc.

— What documents are needed for construction and repair?

— If we are talking about an extension, replacing a roof, changing facades, moving walls — any work on the outside of the house or important structural changes inside, you must obtain a building permit — planning permission.

General redevelopment within rooms will not require such permission. But if you are going to do something with load-bearing walls, as well as the floor, ceiling and walls that you share with neighbors – they are called a “common wall”, or party wall, the specialist must check and document everything in advance to avoid further disputes.

For example, you start a major overhaul in a house or apartment, which involves moving walls, adding new ones, opening floors, soundproofing, replacing electrical wiring … And after completing the work, your neighbors sue you for what they have formed in the wall or there is a crack in the ceiling. It is impossible to know whether it was before your repair or really appeared after the vibration. In order to avoid such a situation, it is necessary to document the initial state of the “walls” from their side. This is exactly what the specialist that the construction company should offer you does.

— Do you often have to work with this stage of construction?

— Yes, quite often. Our specialist takes pictures of all the “walls” and documents their condition before starting work. A case from practice: we worked on a project in Kensington, on the floor below which there was an apartment in not the best condition, repairs had not been done there for a very long time, and the ceiling was already half collapsed. Of course, with any vibration from the tools above, all this plaster would fall, so we agreed that we would help fix the neighbors’ ceilings and then continue work upstairs. But it is important that we checked the status and saw the problem before the start of work, and of course, promptly eliminated it, avoiding problems in the future. And our customer received the interior design, which was included in the project.

It is important to understand that working with “common walls” and the need to negotiate with neighbors is an official part of the process, this responsibility does not fall on the owners, all this is done by a specialist by sending written requests. Neighbors have the right to refuse the services of our specialist and hire their own – at our expense, since we are the initiators of the process.

Photo by 123rf.com

— Why is it so important to follow these rules?

– These laws are important to comply with if only in order not to delay the process of repairing or further selling real estate in London. The plan of your house or apartment must completely match what is stored in the local government.

— What other specialists are involved in this process?

– If you are going to do something with load-bearing walls, you will need a structural engineer – this is a specialist who, using special calculations and programs, can determine which walls can be moved. He calculates the load that each wall bears and designs the supporting beams accordingly, either metal or wood. Such a specialist must be certified, his work is extremely important at this stage of construction. Of course, all serious companies have a structural engineer on staff. First of all, we stand for the safety of our finished projects.

Changes to any mechanical and electrical systems, such as installation or replacement of heating, ventilation, electrical wires, pipes, are coordinated by an M&E engineer (Mechanical and electrical). He calculates the loads on wires and pipes and checks compliance with official settings: how much power the boiler will have, what wires to use.

– Do I need to coordinate work in the apartment with the management company?

— Yes. You will have to negotiate with them separately – you need to inform the Management Company about the very fact of the start of work, as well as agree on the hours during which repairs can be made. Special permissions may be needed, for example, can the carpet be replaced with laminate – this is often problematic, as neighbors downstairs will hear much more if you start dancing and jumping on a hard floor.

The management company will usually ask for proof of work permit from the local government to make sure that any changes you are planning are legal. In rare cases where the changes you are about to make may affect the building, you may be asked to pay a deposit before work begins.

If there is no parking near the property, bringing building materials and garbage collection can be problematic. This often applies to central London. You need to issue a permit to park a vehicle with building materials – Traffic Management.

— How is the state control over construction?

– Building control, or building control authority, is an organization authorized to control construction work in London, which is subject to building codes in England and Wales. These powers are vested in local government officers or approved inspectors from the private sector. From experience I can say that if the construction is controlled by the Council building control officer, the time spent on the project increases by at least 10% – they are very scrupulous and picky. It is important to understand that you, as a customer, have the right to choose a private inspector who oversees the construction, who will contact the local government and control the process.

G7 is a professional construction company with over 11 years of experience: qualified personnel, reliable partners and suppliers, democratic pricing policy, more than 200 completed projects, a guarantee for work performed – up to 10 years.

Calling a specialist is free. Call us today: 02038086949

www.g7.ltd

8 Kew Bridge Rd, London, TW8 0FJ

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Strange laws of England that can be inadvertently broken

Bethany Bell
BBC Newsroom

1 June 2016

Photo caption,

What do these things have in common? They all appear in all sorts of strange laws

An 800-year-old dress code forbidding women to remove their hats may finally be abolished in the English county of Norfolk.

For centuries, women who attended formal receptions at Thetford City Hall had to ask the mayor’s permission if they wanted to take off their hats.

It wasn’t until last year that Francesca Robinson became the city’s mayor, who thought the law was humiliating, that the local ladies had a chance to overturn the outdated recommendation.

Let’s forget about common urban myths – about, for example, that it is supposedly legal to kill a Welshman if you do it with a longbow. Let’s take a look at the laws that are still in force, which you may very well be breaking without even knowing it.

English legends: sir steak and murder at midnight

You cannot carry a board while walking on the sidewalk

According to clause 54 of the old London police decree, you cannot carry a board while walking on the sidewalk in London, except when you are unloading boards from a car.

Image caption,

This man could be fined for carrying a board in the wrong place

The ban also includes carrying barrels, tubs, hoops, wheels, ladders, poles and banners.

If you think that you can get around the law by rolling a tub behind you, you are wrong: this is also prohibited.

This law was passed in order not to cause inconvenience to passers-by and to improve traffic in public places.

It is also forbidden to fly a kite if it will cause inconvenience to passers-by, to skid on ice or snow if it could injure other people, and also “to drive like crazy in a car, endangering the life or limbs of other people.”

Can’t hang laundry outside

Residents of new homes in Beverly were required to sign a contract not to hang washed laundry outside.

Contracts prohibiting drying laundry in one’s yard are quite common. But residents of Westwood Park are also prohibited from drying clothes on balconies, on rooftop terraces, in the park, to which residents of the whole house have access, and even – potentially – in their own garden.

The author of the photo, SCIENCE PHOTO LIBRARY

Photo caption,

And this is also impossible

The authors of such agreements proceeded from the fact that in a prestigious area, clothes fluttering in the wind can distract from the beauty of architecture.

Other fairly common prohibitions include:

A ban on erecting a fence in your front garden;
Keeping animals at home that do not fit the description of “pet”;
Washing cars in the common area;
Grass cutting.

Don’t linger at the funeral

Frank Blades was in no hurry to leave the cemetery after the funeral of his wife Violetta in Worksop, Nottinghamshire last summer.

Image caption,

Frank Blades was fined £100 for staying at the cemetery

He stayed at the cemetery for 20 minutes and was fined £160 ($234) for it.

A funeral director explained the fine this way: “We imposed a fine on behalf of the Bassetlaw District Council due to the fact that the cemetery staff worked overtime because the client decided to visit the graves of other relatives after the funeral.”

Liz Prime of Bassetlo District Council was surprised that this amount was not included in the funeral home’s expenses.

“There was no way the District Council wanted to punish Mr. Blades for spending more time at his wife’s grave,” she said.

“I paid the fine. And I tried to forget about it. I’m only talking about it because it can happen to other people,” said Frank Blades.

Do not sell trout under suspicious circumstances

This rule sounds like some ancient law, but it says so in paragraph 32 of the Freshwater Fisheries and Salmonidae Act of 1986.

Photo caption,

He obviously has a trout in his hands. Somewhat suspiciously. ..

The law is not aimed at people who are hiding in back streets trying to sell salmon, but rather at the sale of fish caught illegally.

In February 1986, the House of Lords spent five hours debating the wording of this law and held that the wording, while open to broad interpretation, would protect ignorant people from the then-enlarged law “possession of trout that has been illegally caught, killed or unloaded.

You can’t import Polish potatoes

If you want to eat french fries with your fish caught under suspicious circumstances, make sure everything is within the law.

The Polish Potato Ordinance 2004 states that “it is illegal to import potatoes into England if you know or suspect that they are Polish potatoes”.

An exception can be made if you notify the inspector in writing at least two days before the intended importation of the goods:

In early 2011, the city council of Carlisle, the county seat of Cumbria, banned its employees from talking at work about any non-work related topics.

If employees wanted to talk about the weather, babies, or vacation (the three categories listed in the ban), they were required to mark the time they left work so that their employer would not pay them for idle talk.

An e-mail sent out by superiors to 31 City Council employees stated that they “should be aware of what they are here for, which is to work, not to use the office as a vacation spot.”

After the stormy indignation of the employees of the city council and the involvement of representatives of the trade union in the case, the ban was lifted.

Extra dog poop bag

Photo credit, GETTY IMAGES and BBC

Photo caption,

Don’t forget the extra bag!

Daventry City Council in Northamptonshire has introduced rules for dog owners under which a person can be fined £100 if they walk their dog without carrying a plastic bag for their excrement.

This means that if you are stopped after you have already thrown the bag into the bin, you may be fined.

Based on this logic, dog walkers should always carry an extra plastic bag for excrement or walk around with a whole stack of bags.

In Russia, it was proposed to significantly reduce the time for issuing building permits

The World Bank ranks the ease of doing business in countries around the world based on certain indicators, the author of the project draws attention. Among the most important criteria are the specifics of obtaining building permits and connecting new facilities to the power grid. “Over the past five years, positive changes have taken place in Russia. According to the World Bank in 2020, Russia ranked 26th out of 190 countries in the ranking of obtaining building permits. This is significantly better than in 2015, where Russia ranked 62nd. This indicates that the country is moving in the right direction. However, even with such a leap upwards, there are still a number of problems in Russia, the solution of which we propose to find in the experience of foreign countries,” Dmitry Davydov draws attention.

one of the goals of the national project “Housing and the urban environment” is to commission 120 million square meters of housing annually by 2024. So far, 80.6 million square meters of housing have been commissioned in the country by the end of 2020. And in the pre-pandemic 2019year, with a plan to build 88 million square meters, it turned out to hand over 80 million.

It is not uncommon for building permits to be revoked after they have been issued, when construction has begun. The legislation is changing. New patterns of abuse are emerging. Thus, some law firms specialize in litigation, forcing developers to pay compensation for even minor changes in equity agreements. Some construction companies are leaving the market. About 240 companies were in active bankruptcy at the beginning of 2018, according to the National Association of Home Builders. And by the beginning of 2020, their number had doubled.

According to experts, bankruptcy is largely due to changes in legislation, tax increases and difficulties in obtaining orders for small companies. Often in the regions, competitions are won by the same organizations.

But complex administrative procedures also hinder the development of the industry. In many regions, especially in the southern resort regions, houses are being built without permits and apartments are being sold. And after the house is ready to move in, the courts begin. Litigation does not allow to connect the object, in which people already live, to engineering communications. Documents on the right of ownership are not issued. Residents cannot register with all the ensuing problems. Often, such houses are eventually put into operation by the court, but this costs serious costs, both for developers and apartment buyers. Companies often suffer losses due to the fact that some authorities issue building permits, while others find violations and put up administrative barriers.

It is necessary to start putting things in order by reducing the time and cost of going through the procedure for preparing for the start of construction, Dmitry Davydov notes and cites the experience of countries leading in this direction as an example.

According to the World Bank’s Doing Business rankings, Hong Kong, Malaysia, the United Arab Emirates, Denmark and Singapore were the world leaders in building permit conditions in 2020.

For example, in the capital of Kuala Lumpur – Malaysia in 2016, the entire process of obtaining a building permit took 79days and consisted of 15 procedures. Now it has been reduced to 53 days and nine procedures. If we consider Denmark, then in Copenhagen the same process will take 64 days, and will consist of only seven procedures. At the same time, the cost of obtaining permits in relation to the cost of a warehouse in these two countries is almost identical to the cost of the same services in Russia.

As with building permits and putting the facility into operation, Russia still has work to do in terms of connecting to the power grid, believes Dmitry Davydov.

“In Russia, for example, in Moscow, two procedures are required to connect to electricity. The first is to submit an application to MOESK and sign an agreement electronically. This procedure takes seven days and costs $ 460 in dollars. External work and the final connection is free of charge, it takes 31 days,” Dmitry Davydov gives an example.

Considering the practical side of the issue, we can cite the UAE as an example. With the same number of procedures, the entrepreneur will be connected to the power supply system in just seven days. In South Korea, the term for receiving the service is 13 days, in Malaysia – 24 days.

“Obviously, one of the main problems for the construction industry in Russia is long deadlines. These deadlines do not directly depend on the developer, since the work on external connection to the power grid takes place on the side of MOESK. The developer should only prepare the internal network of the building for connection, and this happens at the construction stage,” the author of the project “20 Ideas for the Development of Russia” draws attention.

Therefore, it is proposed to halve – up to 15 days – to reduce the time for connecting an object to water supply, which now takes a full month from an entrepreneur in Russia. Four times – up to 10 days – to reduce the time of connection to electricity.

Dmitry Davydov also proposes, by analogy with Singapore and Dubai, to reduce the time for connecting water, sewerage, and telephony.

The website 20idei.ru lists specific steps to achieve these goals. First, it is possible to optimize the processes of obtaining permits and connecting to communications so that most of all procedures are carried out in parallel. Secondly, it is possible to reduce the number of unnecessary procedures, for example, providing the same documentation to different authorities. So, in Denmark, an entrepreneur provides all the necessary documents only at the first stage – obtaining a permit. With the functioning of a single database of documentation, each regulatory body can take the data it needs on its own. This avoids unnecessary bureaucratic delays and reduces the processing time.

Speaking in favor of simplifying the issuance of permits, Dmitry Davydov pays special attention to the need to strengthen construction control. It is also important to inspect already built facilities.

A separate issue is insurance. “Insurance in connection with construction defects should be carried out by the developer and maintained for a certain time after the building is put into operation. Such a measure will help share financial risks with insurance companies,” notes Dmitry Davydov. “If the developer does not have money, it will be easier for the victims to receive money from the insurer.

According to the World Bank, in 2020 Russia ranked 26th among 190 countries in the ranking of obtaining building permits. In 2015, the country ranked 62nd

Dmitry Davydov also proposes to consider the possibility of automatically issuing building permits and putting the building into operation if a number of conditions are met. Among them, the coordination of the project with an independent expert organization, the availability of a conclusion on the compliance of the constructed facility with construction standards, the execution of insurance against damage to third parties for each building.

In addition, it is proposed to introduce into the Criminal Code of the Russian Federation liability for violation of the construction, reconstruction, major repairs, which will be borne by both the developer and an independent expert organization that issued a positive opinion. “Accordingly, if the building is destroyed due to mistakes made during the construction process, then the employees of the developer and the expert organization will be held criminally liable,” Dmitry Davydov draws attention. Now, the author of the initiative emphasizes, criminal liability is provided only for violation of safety rules during construction work.

At the same time, Dmitry Davydov notes that a lot is being done in the country to simplify procedures for entrepreneurs. However, if the proposed administrative and legislative reforms with the support of the authorities are implemented, the construction sector will receive an even greater impetus to development. Subject to certain conditions, Russia can become a leader among countries with the easiest and most loyal business system.

Economic and financial news and analysis from Armenia

Friday, September 16, 2022

ArmInfo .The government of Armenia has postponed the completion of the Masrik-1 industrial solar power plant located in the Mets Masrik community of Gegharkunik region from July 1, 2022 to September 1, 2023. The decision was made on September 16 at a Cabinet meeting.

Economics

The company started car deliveries to Armenia

ArmInfo. “Iran Khodro” company has started deliveries of cars to Armenia. This is reported by the site “Iran.ru”.

Gnel Sanosyan discussed with the governors of Gegharkunik, Syunik and Vayots Dzor the organization of work to restore infrastructures

ArmInfo. Minister of Territorial Administration and Infrastructures of Armenia Gnel Sanosyan visited Gegharkunik, Syunik and Vayots Dzor regions to get acquainted with the consequences of the destruction caused by Azerbaijan’s aggression in Armenia.

The Armenian authorities are preparing to repair the Azat reservoir, but for now the water will be used for irrigation

Armenia and China are considering the possibility of organizing direct flights between the countries

Finance and banks

Nikol Pashinyan received the President of the European Bank for Reconstruction and Development

ArmInfo. Prime Minister Nikol Pashinyan received President of the European Bank for Reconstruction and Development Odile Renaud-Basso.

EDB: Strong economic activity expected to continue in Armenia in 2H 2022

ArmInfo. The Armenian economy is demonstrating high growth rates. The services sector is the main driver. Inflation slowed down in August due to lower vegetable prices.

Gradual easing of the global inflationary environment will weaken the inflationary impact from the external sector on the economy of Armenia

The Central Bank of Armenia significantly improved the GDP growth forecast for 2022 to 12. 9%, but expects inflation at 10.3%

Insurance

OSAGO loss ratio in Armenia has already decreased to 63%

ArmInfo. The loss ratio for OSAGO in Armenia decreased in January-August 2022. already up to 63% from 79% in the same period of 2021, being even lower than the pre-Covid 72% in January-August 2019.

IC continues to lead in net insurance premiums and indemnities

ArmInfo.Insurer Rossgostrakh Armenia continues to lead in net insurance premiums and net insurance indemnities.

Armenia will become part of the Eurasian Reinsurance Company

The insurance sector of Armenia in the first half of 2022 reduced tax payments to the state treasury by 14%

Energy

The new power unit under construction at the Kursk nuclear power plant may become a reference for Armenia – minister

ArmInfo. The new power unit under construction at the Kursk nuclear power plant can become a reference (reference) unit for Armenia. Minister of Territorial Administration and Infrastructures of the Republic of Armenia Gnel Sanosyan stated this in an interview with the Public Television of the Republic, commenting on the results of the visit of the Armenian delegation to the Russian Federation.

New transmission line Iran-Armenia put into operation

ArmInfo. A new high-voltage power line Iran-Armenia was put into operation. This was reported by the IRNA agency.

Natural gas supplies to Armenia increased by 22.7%

Gnel Sanosyan took part in the anniversary meeting of the CIS Electric Power Council

Technologies

Innovative jobbit tool presented in Yerevan The country’s community hosted a presentation of a new innovative jobbit tool. The tool was developed by Cascade People and Business, an Armenian consulting company specializing in Human Resource Management (HRM) solutions.

Kerobyan: Over 50,000 Russian IT specialists arrived in Armenia

ArmInfo. Over 50,000 Russian IT specialists arrived in Armenia. Armenian Minister of Economy Vahan Kerobyan stated this in an interview with RTVI.

intends to launch activities in Armenia

Armenian and Russian entrepreneurs held 250 meetings within the framework of the RF Diversified Business Mission to Armenia

Real estate

Traditionally, in the regions of Armenia, land is the leader in real estate purchase and sale transactions

ArmInfo.

Planning Permission Explained: How and When to Apply

What is Planning Permission?

What are the Different Types of Planning Permission?

How Much Does a Planning Permission Application Cost?

How Long Does Planning Permission Last?

How Do I Know if I Need Planning Permission?

What Can I Build Without Planning Permission?

When Will I Need Planning Permission for an Extension?

How Long Does it Take to Get Planning Permission?

Should I Use a Consultant for Planning Permission?

What do you Need to Include in a Planning Permission Application?

Do I Need Specialist Surveys to Apply for Planning Permission?

What Planning Application Drawings do I Need to Supply?

What Factors Affect the Granting of Planning Permission?

Do I Need to Notify my Neighbours When Making a Planning Permission Application?

How Likely is it that my Planning Application will be Approved?

What Happens if you Build Without Planning Permission?

What is the 4 Year Rule?

Can I Get Planning Permission for a Home in the Countryside?

Can You Make a Planning Permission Application on Land or a Home You Don’t Own?

A beginner’s guide to planning permission

Many people about to embark on an extension, renovation or home improvement project are left wondering whether or not they will need to apply for planning permission.

Looking for a builder?

What is planning permission and do I need it?

What is permitted development?

Permitted development rights fall into various categories:

Prior notification

How to make a planning application

England

Wales

Scotland

Northern Ireland

Why might I be refused planning permission and what do I do about it?

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How to choose a builder

Planning a bathroom: The ultimate guide to renovation and installation

Planning a kitchen: The ultimate guide to renovation and installation

Planning Permission, Building Regulations in England and Wales

Planning Permission.

Building Regulations.

General.

Electrics

Extensions

Change of use

Garages & car ports

Loft Conversions

Antennas (Aerials & Satellite Dishes)

Swimming Pools

Conservatories

Gates, walls and fences

Porches

Sheds and Outbuildings

A Guide to the Planning System in Scotland

Who is this guide for?

Why do we have a planning system?

What are development plans?

What does the plan contain?

How can I get involved in preparing the development plan?

What is development management?

Do I need planning permission?

Development management

Making your planning application

How do I find out about planning applications in my area?

Can I make a comment on a planning application?

How are decisions on planning applications made?

Appealing against a decision

Enforcement

Where can I get more information?

Access in other formats and community languages

Do I Need Planning Permission? Your Ultimate 2022 Guide

Top 6 Things You Should Know About Planning Permission

Frequently Asked Questions

What Is Planning Permission?

What Are the Different Types of Planning Permission?

Full Planning Permission

Outline Planning Permission

Reserved Matters Application

Householder Planning Permission

How Much Does It Cost to Apply for Planning Permission?

What Type of Work Usually Requires Planning Permission?