Planning Permission UK: How to Apply (2025 Guide)

Overview

Planning permission is the formal consent issued by a local planning authority (LPA) that allows you to carry out certain types of building work or change how a piece of land or property is used. It is the mechanism councils use to make sure development fits with the local area, the relevant development plan, and wider national planning policy.

Not every project needs it. Some smaller works fall within what is known as permitted development, which is essentially a set of nationally agreed rights letting you get on with modest changes without a full application. Larger extensions, new builds, changes of use, and work affecting listed buildings or properties in conservation areas usually do require consent.

The rules differ slightly between England, Wales, Scotland and Northern Ireland, and your local council may also operate Article 4 directions that strip out some permitted development rights in particular streets or areas. Because of this, it is worth checking your specific address before assuming anything.

Key steps

1. Work out whether you actually need permission. Before you do anything else, check whether your proposed work falls under permitted development or needs a full application. The Planning Portal has interactive guides by project type, but local rules can override the national position. If in doubt, you can apply to your council for a Lawful Development Certificate to confirm the position in writing.
2. Understand your local plan and constraints. Every council publishes a local plan setting out what kinds of development it will support and where. Read the sections relevant to your site, and check for constraints like conservation areas, listed building status, tree preservation orders, flood zones, or green belt designation. These factors shape what is realistic and how your application should be framed.
3. Get your drawings and documents in order. A typical application needs a location plan, a site plan, existing and proposed elevations, floor plans, and a completed application form. Larger or more sensitive schemes may also need a design and access statement, heritage statement, ecology survey, or transport assessment. Poor drawings are one of the most common reasons applications get delayed or refused, so it is usually worth paying a competent drafter or architect.
4. Submit through the Planning Portal and pay the fee. Most applications in England and Wales go in online via the Planning Portal, which routes your submission to the correct LPA. A fee applies and varies with the type and scale of the project, so check gov.uk or the Planning Portal for the current amount. Once validated, the council will typically aim to decide within eight weeks for smaller applications and thirteen weeks for larger ones.
5. Engage with consultation and respond to queries. After validation, your application is publicised, neighbours are notified, and statutory consultees may comment. The case officer often raises questions or requests minor amendments. Responding promptly and sensibly, and being willing to tweak the scheme where fair points are raised, often makes the difference between approval and refusal. If refused, you can appeal to the Planning Inspectorate, though it is usually quicker to revise and resubmit.