Planning permission is the council's say on whether a development should go ahead. It looks at how the building will look, how it affects the neighbours and the street, and how land is used. Building regulations are a separate thing, covering how the work is built. Most projects need building regs approval even when they don't need planning.
When you'll usually need planning permission
- Building something new on your land, such as a new house
- Making substantial changes to a building, like a large two-storey extension
- Changing how a building is used, for example a house into flats
- Most work to flats and maisonettes, and to listed buildings
What is permitted development?
Permitted development rights are granted nationally, by Parliament rather than your local council. They let householders make certain changes without applying for planning, provided the work stays within set limits. Typical examples include:
- Single-storey rear extensions, within depth and height limits
- Many loft conversions, up to 40 cubic metres of extra roof space on a terraced house or 50 on a semi or detached house
- Some outbuildings and porches
- Most solar panels
The rights don't apply to flats or maisonettes, and they're restricted in conservation areas and other designated areas. Councils can also remove them through an Article 4 Direction or a condition on an earlier planning permission.
If you need to apply
A householder planning application normally takes around eight weeks for a decision once it's validated. There's a fee set by the government. We can prepare and submit the application for you and deal with the council's questions along the way.
Get a Lawful Development Certificate
If your project falls under permitted development, we still recommend applying for a Lawful Development Certificate. It's official confirmation that the work is lawful, and buyers' solicitors often ask for it when you sell.
We'll handle it for you
Your time is valuable. We regularly deal with Croydon, Bromley and Lewisham councils and can look after the planning side, the Lawful Development Certificate and building control from the start of the project to the end.
Official guidance: Planning Portal: home improvement projects · GOV.UK: planning permission
