This article is for general information only. Consult your local planning authority or a planning consultant for project-specific advice.
Planning permission is the local authority's approval to carry out development. Not every project needs it (see our guide to permitted development rights), but anything beyond the permitted development limits requires a formal application.
Around 83% of planning applications in England are approved, according to DLUHC 2024 statistics. The approval rate is higher for householder applications and lower for major developments. Preparation and compliance with the local plan are the biggest factors in whether you get a yes or a no.
Types of application
Full planning permission is required for new-build dwellings, changes of use, commercial developments, and any residential work that does not qualify as householder. You submit complete plans, elevations, and supporting documents. The fee for a new dwelling in England is £578 per dwelling (up to 50 dwellings). Decision timeline: 8 weeks for minor, 13 weeks for major applications.
Householder planning permission covers alterations and extensions to a single existing house and its garden. This is the route for extensions that exceed permitted development limits, dormers on front-facing roof slopes, and outbuildings beyond the PD size threshold. The fee is £258 in England. Decision timeline: 8 weeks.
Outline planning permission establishes whether the principle of development is acceptable on a site without fixing the detailed design. Developers use it to test a site's potential (and establish land value) before investing in architect's fees. If granted, you then submit a reserved matters application to settle layout, access, scale, appearance, and landscaping. Outline permission must be implemented within three years.
Reserved matters follows an outline approval. You submit the detailed design for approval. This must be submitted within three years of the outline permission being granted.
Prior approval applies to certain permitted development rights that require council notification before work can start, but where the principle of development is already accepted. The most relevant for property developers is Class MA (office to residential conversion under Part 3 of the GPDO). The council assesses specific impacts (transport, contamination, flooding, noise) but cannot refuse on general planning grounds.
The application process
The standard process runs through six stages:
Pre-application advice. Most councils offer a paid consultation with a planning officer before you submit. Householder pre-app costs £50 to £250. Major development pre-apps can cost several thousand pounds. The feedback is informal but gives you a strong indication of whether the proposal is likely to succeed.
Submission. Applications go through the Planning Portal or directly to the council. You need a completed application form, a site location plan at 1:1250 or 1:2500, a block plan at 1:200 or 1:500, existing and proposed floor plans and elevations, and the correct fee.
Validation. The council checks that all required documents are present. Missing items delay the process. A validated application starts the clock on the decision timeline.
Consultation. Neighbours are notified and given 21 days to comment. Statutory consultees (highways, environment agency, conservation officer) may also be consulted depending on the proposal.
Assessment. A planning officer assesses the application against the local plan, national planning policy, and any material considerations. They prepare a report recommending approval or refusal.
Decision. Most householder and minor applications are decided by officers under delegated powers. Larger or more controversial applications go to planning committee, where elected councillors vote.
Common reasons for refusal
Conflict with local plan policies (design, density, height, character of the area). Unacceptable impact on neighbour amenity (overlooking, loss of light, noise). Inadequate parking or highway access. Overdevelopment of the site. Impact on heritage assets (listed buildings, conservation areas). Loss of green space or garden land.
The single most effective thing you can do before submitting is read the relevant policies in your council's local plan and design your scheme to comply with them.
Appeals
If your application is refused, you can appeal to the Planning Inspectorate. The deadline is 12 weeks for householder applications and 6 months for all others.
Appeals are decided by a planning inspector appointed by the Secretary of State. The inspector reviews the application afresh and can grant planning permission even if the council refused it.
Around 30% of planning appeals are allowed nationally. The success rate is higher for householder appeals and lower for major developments.
Costs
| Application type | Fee (England 2026) |
|---|---|
| Householder | £258 |
| New dwelling (per unit, up to 50) | £578 |
| Change of use | £578 |
| Outline (per 0.1 hectare) | £578 |
| Prior approval (Class MA) | £100 per dwelling |
| Lawful Development Certificate | £120 (householder) |
Professional fees (architect, planning consultant, structural engineer) add £2,000 to £10,000 depending on the project's complexity. On a straightforward residential conversion, budget £3,000 to £5,000 for professional fees.
Sources
- Planning Portal. https://www.planningportal.co.uk/ [Accessed 6 May 2026]
- Savills, "The main types of planning and related applications". https://www.savills.us/blog/article/313572/residential-property/the-main-types-of-planning-and-related-applications.aspx [Accessed 6 May 2026]
- PlanWatch, "The planning permission process: a complete guide 2026". https://planwatch.co.uk/guides/planning-permission-process-complete-guide [Accessed 6 May 2026]