Your Complete Checklist for Planning Permission and Permitted Development

Do You Need Planning Permission or Are You a Permitted Development?

Before starting any construction project, it’s crucial to determine whether you need full planning permission or if your plans fall under permitted development rights. Understanding the difference can save you time, effort, and potential legal complications down the line.

Planning Permission vs. Permitted Development: What’s the Difference?

• Planning Permission is a formal approval from your local authority that grants permission to build, modify, or extend a property. This process involves submitting detailed plans, undergoing an assessment period (typically 8-12 weeks), and ensuring compliance with regulations that cover everything from aesthetics to environmental impact.
• Permitted Development (PD) Rights allow certain types of work to be carried out without the need for full planning permission. These rights apply to specific home improvements, such as small extensions, outbuildings, or certain types of garage installations, provided they meet strict size, height, and placement criteria.

Understanding Regional Differences in the UK

Planning laws vary depending on where your property is located:

• England – Permitted development rights are well-defined but can be subject to local restrictions, particularly in conservation areas, Areas of Outstanding Natural Beauty (AONBs), and for listed buildings.
• Scotland – Planning permission is required for many types of developments that may fall under permitted development in England. Outbuildings and extensions are more strictly regulated.
• Wales – Rules are similar to England but have additional environmental considerations in certain regions. National Parks and protected landscapes often have additional restrictions.
• Northern Ireland – Permitted development rights are more limited, and planning permission is required for most structural changes to a property.

Knowing What Applies to Your Property

Every property is different, and local councils have their own specific guidelines. Before committing to your build:

• Check your local authority’s planning rules to confirm whether your project falls under permitted development.
• Determine if your home has existing restrictions, such as listed building status, conservation area rules, or previous planning conditions.
• Consult with experts, like us, who can assess your requirements and provide guidance on planning feasibility.

Your Pre-Application Checklist

Check Local Regulations

Every local authority has its own set of planning rules, which can differ based on your property’s location, type, and historical significance. Before moving forward:

• Visit your local council’s planning portal to review guidelines specific to your area.
• Check if there are any Article 4 Directions in place, which can remove permitted development rights in certain areas.
• Look into any special restrictions that apply if your property is within a National Park, an Area of Outstanding Natural Beauty (AONB), or a Green Belt zone.

Understand Property Constraints

Not all properties have the same planning permissions. Some may have additional constraints that affect what you can build:

• Listed Buildings and Conservation Areas – If your property is listed or in a conservation area, stricter regulations apply, and planning permission is almost always required.
• Height and Boundary Restrictions – Even under permitted development, there are limits on the height and placement of structures, especially when building near property boundaries.
• Existing Planning Conditions – If your home was previously extended or built with planning restrictions, further development might need full approval.

Define the Purpose of Your Build

Having a clear vision of your project helps streamline the application process. Ask yourself:

• What will the space be used for – extra living space, a garden room, a garage, or an office?
• Will it be a standalone structure or an extension of the main property?
• Does your intended use comply with local planning regulations?

By clarifying these details, you can ensure your design aligns with planning guidelines and avoids unnecessary complications.

Research Your Neighbourhood

Looking at similar properties in your area can give you an idea of what’s likely to be approved:

• Check for Precedents – If neighbouring properties have built similar extensions, garages, or outbuildings, your project is more likely to be approved.
• Consider Neighbour Impact – Will your build obstruct a view, cast shadows, or affect privacy? Addressing concerns early can help avoid objections that could delay or prevent approval.

By taking the time to research and prepare, you’ll strengthen your application and improve your chances of a smooth approval process.

Preparing for Permitted Development

If your project qualifies under permitted development rights (PD), you can avoid the formal planning permission process. However, permitted development comes with strict guidelines, and failing to meet them could result in enforcement action. Before proceeding, use this checklist to ensure your structure complies with PD regulations.

Measure Your Space

Even under permitted development, size matters. Your structure must fall within the prescribed limits:

• Maximum Height & Floor Area – Check your local authority’s rules, as exceeding size limits will require full planning permission. For example:
  
  • Single-storey extensions cannot exceed 4 metres in height (3m for eaves).
  • Extensions must not exceed 50% of the land surrounding the original house.
  • Garages and outbuildings must generally be under 4 metres high with a pitched roof or 3 metres with a flat roof.
    
• Distance from Property Boundaries –
  
  • Extensions closer than 2 metres to the boundary usually have stricter height restrictions.
  • Side extensions are not permitted if they increase the original house’s width by more than half.

If your planned structure exceeds these limits, you may need to apply for full planning permission.

Assess Use Restrictions

Not all structures qualify for permitted development, especially if they significantly alter the look or function of the main home. Before starting work, consider:

• Residential vs. Commercial Use – If the new space will be used for business purposes, different regulations may apply.
• Changes to the Home’s Appearance – Front-facing extensions, major structural changes, and large glazed areas may require approval, especially in conservation areas.

If you’re unsure whether your design meets the requirements, consult with an expert before proceeding.

Check Material Compliance

In some areas, permitted development requires that any new structure blends seamlessly with the existing property:

• Materials such as oak framing, timber cladding, brickwork, and roofing may need to match the main house.
• Some councils have specific guidelines for properties in protected areas, heritage sites, or conservation zones.

At English Heritage Buildings, our bespoke oak-framed designs naturally complement traditional homes and can be tailored to meet these compliance requirements.

Confirm Exemptions

Not all properties have permitted development rights. Before assuming your project qualifies, check for exemptions that might require planning permission:

• New Build Homes – Many modern developments have restricted PD rights, meaning all changes require approval.
• Flats and Maisonettes – These do not benefit from permitted development; any alterations need planning permission.
• Listed Buildings and Conservation Areas – Additional controls apply, and even minor changes may require full approval.

Your Planning Permission Application Checklist

If your project doesn’t fall under permitted development rights, you’ll need to apply for full planning permission before starting construction. While the process can seem complex, careful preparation can make it smoother and increase the likelihood of approval. 

Use this checklist to ensure you have everything in place before submitting your application.

Gather Essential Documents

A successful application begins with the right paperwork. Your local authority will require:

• Site Plans and Technical Drawings – Detailed, scaled plans showing the existing and proposed layout of your property.
• A Design and Access Statement (if required) – Some applications need a document outlining the purpose of the development, its impact on the surrounding area, and how it meets local planning guidelines.
• Supporting Documentation – Depending on the project, you may need additional reports, such as a heritage impact assessment if your home is in a conservation area.

Engage with a Planning Consultant

Navigating planning regulations can be challenging, especially for bespoke structures. A planning consultant can:

• Ensure that your design meets all local planning requirements, reducing the risk of rejection.
• Identify potential issues early and advise on changes to improve approval chances.
• Help liaise with your local authority to speed up the process.

Factor in Environmental Considerations

Your local authority will assess the environmental impact of your proposed build. Be prepared to provide information on:

• Drainage and Water Runoff – If your project affects ground conditions, you may need a drainage strategy.
• Tree Preservation and Landscaping – If trees need to be removed or if your development is near protected trees, an arboricultural survey may be required.
• Wildlife Protection – Some sites may require ecological surveys, especially if bats, newts, or other protected species could be affected.

Prepare for Potential Revisions

Even well-prepared applications may require adjustments before approval. Common changes requested by planning officers include:

• Reducing the height or footprint of the structure.
• Adjusting the external materials to better match the surroundings.
• Modifying window placements to prevent overlooking neighbouring properties.

Being flexible and responsive to feedback can help secure approval faster.

Understand Timelines

Once submitted, most planning applications take 8-12 weeks to process. The timeline typically includes:

• Validation Period (1-2 weeks) – Your application is checked to ensure all documents are in place.
• Public Consultation (3-4 weeks) – Neighbours and local stakeholders may be invited to comment.
• Decision Period (5-6 weeks) – The planning authority reviews the proposal and issues a decision.

If your application is rejected, you may appeal the decision or submit a revised application addressing the concerns raised.

How English Heritage Buildings Can Help

Navigating planning permission and permitted development regulations can be challenging, but English Heritage Buildings is here to make the process easier. With over 30 years of experience in designing and manufacturing bespoke oak-framed structures, we offer expert guidance and planning services to ensure your project moves forward smoothly. 

Here’s how we can support you:

Expert Planning Support

Understanding the complexities of planning regulations can be overwhelming, but you don’t have to go through it alone. We work with approved Planning Consultants who can:

• Assess the feasibility of your project before you submit an application.
• Identify potential obstacles and suggest solutions to improve approval chances.
• Guide you through permitted development regulations and ensure your project aligns with local authority requirements.

By partnering with professionals who understand the nuances of planning applications, we help streamline the process and increase the likelihood of a successful outcome.

Tailored Design Assistance

Every project is unique, and we believe your structure should be a perfect fit for your property and your needs. Our design team works closely with you to:

• Create bespoke oak-framed structures that balance functionality, aesthetics, and planning compliance.
• Ensure that your design adheres to local planning regulations, avoiding costly revisions or rejections.
• Adapt existing designs or craft something from scratch to bring your vision to life while meeting regulatory standards.

Whether you’re building a garage, garden room, extension, or outbuilding, our expertise ensures a smooth journey from design to construction.

Trusted Documentation for Planning Applications

One of the most common reasons for planning delays is incorrect or incomplete documentation. To avoid this, we provide professionally prepared site plans and technical drawings that:

• Meet industry standards and planning authority requirements.
• Clearly outline your proposed development, helping to speed up approvals.
• Provide the necessary details for permitted development or full planning applications.

Having accurate and professional documentation is essential to a hassle-free approval process, and we ensure you have everything you need from the start.

A Proven Track Record of Success

With over three decades of experience, English Heritage Buildings has successfully delivered thousands of oak-framed structures across the UK. Our expertise in working with planning authorities means we understand what is required to secure approvals, giving you the confidence that your project is in safe hands.

Our approved Planning Consultants have a 95% success rate on first-time applications.

Take the Next Step with Our Planning Services

With our expert planning support, bespoke design services, and industry-leading technical documentation, we can ensure your project will move forward as smoothly as possible. Our team has helped thousands of homeowners and developers bring their vision to life while meeting planning requirements across the UK.

If you’re ready to start your project with confidence, get in touch with us today. Our specialists are available to discuss your requirements, answer your questions, and guide you through the process from start to finish.