Planning permission is the part of a project that causes the most worry, usually because it feels like a black box. Whether you are extending, building new, or just trying to work out whether your idea is even allowed, understanding how the system works takes a lot of the anxiety out of it. Most projects follow a clear, predictable path, and knowing that path is half the battle.
This guide explains what planning permission is, when you need it, the different types of application, how the process runs from start to decision, and what your options are if you are refused.
What planning permission is
Planning permission is formal consent from your local council to carry out building work or change how land or a building is used. You submit an application, the council weighs up the impact on the area, the street scene and your neighbours, and it either grants permission, usually with conditions, or refuses it. It is separate from Building Regulations, which cover how the work is built rather than whether it is allowed.
When you need it, and when you do not
Not everything needs an application. Many smaller changes to a house fall under permitted development, a set of rights that lets you build within defined limits without applying. Extensions within the size limits, most loft conversions and a lot of internal work often qualify. Step outside those limits, build something new, or make changes on protected land, and you move into needing permission. Because the line is not always obvious, it is worth checking your specific position before you commit, which we do as a matter of course at the start of a project.
The main types of application
There is more than one route, and using the right one saves time.
- Householder planning permission is for extensions and alterations to a single house within its own boundary. It is the most common route for home projects.
- Full planning permission is for larger or more complex work, including new dwellings and changes of use.
- Outline planning permission establishes whether something can be built in principle, before the details are worked up, which is common when assessing a plot.
- Prior approval is a lighter process for certain works, such as larger single-storey rear extensions, where the council only considers specific issues rather than the whole scheme.
- A lawful development certificate is not permission but formal confirmation that your project is permitted development and does not need an application, which is well worth having as proof.
How the process works
A planning application follows a set sequence. Knowing the stages makes the wait far easier to live with.
- Preparation. The drawings, plans and any supporting documents are prepared to the standard the council requires.
- Submission and validation. The application is submitted with the correct fee, and the council checks it is complete before formally validating it. The clock starts from validation.
- Consultation. Neighbours and, where relevant, bodies such as the parish council or conservation officer are notified and given time to comment.
- Assessment and decision. A planning officer assesses the application against local and national policy and makes a decision, either under delegated powers or, for larger schemes, at a planning committee.
How long it takes, and how long it lasts
Councils aim to decide most householder applications within about eight weeks of validating them, though this varies with the workload of the authority and the complexity of the scheme. Once granted, planning permission normally lasts three years, which is the time you have to begin the work before the permission lapses. We set out the likely timeline for your project at the start, so you can plan around it.
If you are refused
A refusal is not the end of the road. The decision notice sets out the reasons, and there are usually two ways forward: amend the scheme to address the concerns and resubmit, often at no further fee within twelve months, or appeal to the Planning Inspectorate, which is independent of the council. Which makes sense depends on why it was refused. We read the reasons carefully and advise honestly on whether a tweak, a fresh application or an appeal is the better route.
The local factors that change the rules
Where your home sits matters as much as what you want to build. In conservation areas, on listed buildings, and on designated land such as the Wye Valley and Cotswolds National Landscapes, permitted development rights are reduced and the council looks more closely at design and materials. Much of Herefordshire and Gloucestershire falls into these categories, so local knowledge is not a luxury here. We have experience working with conservation and planning officers across Herefordshire and Gloucestershire, including Herefordshire Council and Cheltenham Borough Council, and we will tell you honestly what is likely to be acceptable before an application goes in.
How we can help
Planning is where a project can stall or sail through, and the difference is usually in the preparation. Through our design and planning service we assess the right route at the very start, prepare the drawings, manage the application from submission to decision, and handle any conditions afterwards. You deal with one team throughout, with no guesswork about where things stand.
If you want a clear, honest answer on the planning route for your project, get in touch. We are always happy to talk it through before you commit to anything.
Frequently asked questions
How long does planning permission take?
Councils aim to decide most householder applications within about eight weeks of validating them, though this varies with the authority’s workload and the complexity of the scheme. Larger or more sensitive applications can take longer, particularly if they go to a planning committee. We set out a realistic timeline for your project before we begin.
How long does planning permission last?
Once granted, planning permission normally lasts three years. That is the time you have to make a start on the work before the permission lapses. If your plans slip, it is worth beginning a token amount of the approved work in time, and we can advise on what counts.
What is the difference between planning permission and Building Regulations?
Planning permission is about whether you are allowed to build something, judged on its impact on the area and neighbours. Building Regulations are about how it is built, covering structure, insulation, drainage, fire safety and more. They are separate approvals, and a project can need one, the other or both. We manage whichever apply.
What can I do if my planning application is refused?
A refusal sets out its reasons, and you usually have two options: amend the scheme to address those reasons and resubmit, often free of charge within twelve months, or appeal to the independent Planning Inspectorate. Which is better depends on why it was refused, and we advise honestly on the strongest route.
Do I always need planning permission to extend or build?
No. Many extensions, most loft conversions and a lot of internal work fall under permitted development and need no application, provided they stay within the limits. New homes, larger schemes, and work on protected land generally do need permission. Because the line is not always clear, we check your specific position at the start.
Useful links
Official guidance on the topics covered in this guide:
