Guide · 7 min read
Planning Permission & Permitted Development: A Homeowner's Guide
When you need planning permission, when permitted development applies, and how party walls and building regulations fit in.
Few subjects cause more anxiety at the start of a project than planning. The good news: for most home improvements the rules are well trodden, and the right route is usually clear within one conversation. This guide covers the essentials for homeowners in London and the Home Counties.
Planning permission vs permitted development
Planning permission is formal consent from your local council for building work that changes a property's size, appearance or use. Permitted development (PD) rights are a national grant of permission for common projects — many rear extensions, loft conversions and outbuildings — meaning you can build without a full application, provided the design stays inside strict limits on size, height and position.
When full permission is usually needed
- Flats and maisonettes — PD rights generally do not apply.
- Conservation areas, listed buildings and Areas of Outstanding Natural Beauty, where rights are reduced or removed.
- Properties where PD rights were removed by an "Article 4 direction" or by a condition on an earlier approval.
- Designs that exceed PD limits — for example wrap-around extensions, front extensions, or raised terraces.
- Changes of use, and most work that alters the front elevation facing the street.
Building regulations — always
Whatever the planning route, structural work must comply with the Building Regulations — the technical rules covering structure, fire safety, insulation, ventilation, drainage and electrics. Compliance is evidenced by inspections and a completion certificate. This is separate from planning permission, and it is not optional. A reputable contractor manages building-control inspections as part of the job.
The Party Wall Act
If your project involves work on or near a shared wall or boundary — most extensions, loft conversions and chimney-breast removals in terraced and semi-detached homes — the Party Wall etc. Act 1996 requires you to notify the adjoining owners in advance. Most neighbours consent; where they don't, a surveyor prepares an award that protects both sides. Start this early: notice periods run up to two months.
Typical timescales
| Route | Typical decision time |
|---|---|
| Lawful Development Certificate | Up to 8 weeks |
| Householder planning application | 8 weeks from validation |
| Conservation area / larger schemes | 8–13 weeks, sometimes longer |
How One Call UK helps
We review your property's planning position at the very first consultation, tell you honestly which route applies, and coordinate drawings, applications, party-wall notices and building control as part of the project — so the paperwork never becomes your problem.
Planning rules change and every property is different — this guide is general information, not formal planning advice. We will confirm the position for your specific property before any work is priced.