Residential Planning Permission in the UK: A Comprehensive Guide.

Obtaining residential planning permission in the UK can be a complex process, but it is crucial for ensuring that any construction or modification complies with local regulations and planning policies. This guide will help you understand when planning permission is required and how to navigate the application process.

• What is Planning Permission?

Planning permission is the formal approval from your local authority required for new buildings, significant changes to existing buildings, or major changes to the use of a property or land. It ensures that any development is in line with local planning policies and environmental regulations.

• When is Planning Permission Required?

Understanding when you need planning permission can save time and prevent legal complications. Here are common scenarios where planning permission is typically required:

1. Building a New Property:

Any new residential dwelling, be it a house, apartment, or another form of accommodation, generally requires planning permission.

2. Extensions and Additions:

Large extensions or additions to existing homes often require planning permission. The size, location, and impact on neighbours are crucial factors.

3. Changing the Use of a Property:

Converting a house into multiple apartments or changing a residential property into a commercial space requires planning permission.

4. Alterations to Listed Buildings:

Any work on a listed building or within a conservation area typically requires planning permission due to the historical significance of these properties.

5. Significant Changes to the Exterior:

Major alterations to the exterior of a building, including adding balconies or altering roof structures, usually require planning permission.

6. Garden Buildings and Outbuildings:

While small garden sheds or outbuildings often fall under permitted development rights, larger structures or those intended for habitation typically require planning permission.

• Permitted Development Rights

Some minor changes and extensions can be made without planning permission under Permitted Development (PD) rights. These rights are subject to specific conditions and limitations, including:

1. Extensions: Single-storey rear extensions that do not exceed a certain size.
2. Loft Conversions: Conversions that do not extend beyond the existing roof space.
3. Porches: Small porches below a specified size.
4. Solar Panels: Installation of solar panels within certain guidelines.

Lawful development certificate

It’s a good idea to apply for a Lawful Development Certificate for any work you do under permitted development. If you decide to sell your property, being able to prove that your building work is compliant with planning regulations will leave no ambiguity for the buyer and can help to smooth the sale process. You can apply for one via the planning portal in your region, but note that a fee is usually applicable.

Permitted development rights fall into various categories:

• Class A: Extensions (enlargement, improvement or alteration). This allows the construction of:
  1. a single storey side extension up to half the width of the existing dwelling.
  2. a single storey rear extension up to 4m in length for a detached dwelling and 3m long for a semi or a terraced house.
  3. in some instances, 3m two-storey rear extensions.

     You should note that changes made in May 2019 made it permissible to construct single-storey extensions of up to 8m – or 6m for semi or terraced houses – under Class A, but they will require ‘prior notification’ (see below).

• Class B: The Roof. Rear dormers and hip-to-gable extensions can be created providing the additional volume does not exceed 50m3 (or 40m3 in the case of semis or terraced homes).
• Class C: Other roof alterations
• Class D: Porches
• Class E: Outbuildings etc. Outbuildings can be erected within a residential curtilage, providing they sit behind the main (usually the front) elevation and do not cover more than 50% of the curtilage. They should not be more than 3m in height (4m for dual-pitched roofs or 2.5m if within 2m of a boundary).

• How to Apply for Planning Permission

1. Pre-Application Advice:

It’s beneficial to seek pre-application advice from your local planning authority. This can provide guidance on whether your project is likely to be approved and highlight any potential issues early on.

2. Submitting an Application:

Applications can be submitted online via the Planning Portal (www.planningportal.co.uk). You’ll need to provide detailed plans, drawings, and any necessary supporting documents.

3. Consultation Period:

Once submitted, there will be a consultation period during which local residents and stakeholders can comment on your application.

4. Decision:

The local planning authority will review the application and issue a decision within eight weeks for most minor applications. More complex cases may take up to 13 weeks.

• Tips for a Successful Application

1. Comprehensive Documentation: Ensure all plans and documents are detailed and accurate.
2. Consider Neighbours: Engage with your neighbours and address any concerns they might have.
3. Follow Local Policies: Ensure your proposal complies with local planning policies and guidelines.
4. Hire a Professional: Consider hiring a planning consultant or architect for larger or more complex projects.

• Conclusion

Navigating the planning permission process can be daunting, but understanding the requirements and steps involved can significantly ease the journey. Always consult your local planning authority or the Planning Portal for the most accurate and up-to-date information.

If you require any support in planning application, please contact us. 

• Useful Resources

Planning Portal

– [UK Government Planning Practice Guidance](https://www.gov.uk/government/collections/planning-practice-guidance)

– [Local Planning Authorities Directory](https://www.gov.uk/find-local-council)