Full Planning Permission vs Householder Application

The key differences between full planning permission and a householder planning application, including when each is needed and what they cost.

If you need planning permission for a building project, you will need to submit the right type of application. The two most common types for individuals are full planning permission and householder planning applications. Choosing the wrong one can delay your project and waste money, so it is important to understand the difference.

What Is a Householder Planning Application?

A householder planning application is a simplified application type specifically designed for works to an existing house and its grounds. It covers alterations, extensions, and outbuildings within the curtilage (garden) of a single dwelling.

Common projects that use a householder application include:

• Extensions (rear, side, two-storey) that exceed permitted development limits
• Loft conversions with dormers on a front-facing roof slope
• Detached garages, annexes or outbuildings that exceed PD limits
• Significant changes to the external appearance of the house
• Raised decking or platforms over 300mm high
• Walls, fences or gates that exceed the permitted height limits

What Is Full Planning Permission?

Full planning permission (sometimes called a "full application") is a broader application type that covers any type of development. It is used when the householder route does not apply - typically because the proposal involves creating new dwellings, changing the use of a building, or development on land that is not a residential garden.

Projects that require full planning permission include:

• Building a new house or houses
• Subdividing an existing house into flats
• Converting a commercial building to residential use (where prior approval does not apply)
• Building on land that is not within the curtilage of an existing dwelling
• Mixed-use developments
• Any development by someone who is not the homeowner (e.g. a developer building on purchased land)

Key Differences at a Glance

Which Do You Need?

The deciding factor is straightforward:

• If you are a homeowner making changes to your existing house or its garden, and the result is still a single dwelling, use a householder application
• If you are creating new dwellings, changing the use of a building, building on non-residential land, or subdividing a property, you need full planning permission

If you are unsure, your local council's planning department can advise, or you can ask your architect - they submit applications regularly and will know which type is appropriate.

Fees

Householder application fees are fixed nationally at £258 in England (as of 2024/25). Full planning permission fees vary by development type:

• New dwellings: £578 per dwelling (up to 50 dwellings), then £34,934 + £173 per additional dwelling
• Commercial floor space: £578 for up to 40m², then increasing with floor area
• Change of use: £578

In Wales, fee structures differ slightly. Always check the current fee schedule on the Planning Portal or your council's website before submitting.

What About Outline Planning Permission?

There is a third type worth mentioning: outline planning permission. This establishes whether the principle of development is acceptable on a site, without going into full detail. It is commonly used by developers and landowners to establish land value before investing in detailed designs.

Outline permission is not available for householder projects - it is only used for new development proposals.

Documents Required

Householder applications typically require:

• Completed application form
• Site location plan (1:1250 or 1:2500 scale, red line around application site)
• Block plan (1:200 or 1:500 scale)
• Existing and proposed floor plans and elevations
• Ownership certificate and agricultural land declaration

Full planning applications require all of the above plus, depending on the proposal:

• Design and access statement
• Planning statement
• Transport assessment or travel plan
• Flood risk assessment (if in flood zones 2 or 3 - check on the flood risk map)
• Ecology survey and biodiversity net gain assessment
• Heritage impact assessment (if near listed buildings or in a conservation area)
• Contaminated land assessment
• Noise and air quality assessments

Tips for a Smooth Application

1. Check permitted development first - you may not need planning permission at all. Read our guide to permitted development rights
2. Use the right form - submitting the wrong application type will delay validation
3. Get pre-application advice for anything complex - especially full planning applications
4. Hire a professional - an architect or planning consultant can prepare drawings and manage the application process. Find an architect near you

The Application Process Compared

The process for both application types follows the same general path - submit, validate, consult, assess, decide - but the experience can be quite different:

Householder Applications

Householder applications are the bread and butter of every council's planning department. They are processed quickly, usually decided by a planning officer under delegated powers (without going to committee), and have a high approval rate - typically 85-90% nationally. The process is well understood, the forms are simple, and the supporting documents are minimal.

From submission to decision, a householder application typically takes 6 to 10 weeks. If you have sought pre-application advice and your proposal complies with local plan policies, approval is highly likely.

Full Planning Applications

Full applications involve more complexity at every stage. The validation checklist is longer, more consultees are involved, and the assessment considers a wider range of policy issues. Major applications are more likely to be called to the planning committee, where elected councillors make the decision based on the officer's recommendation.

Section 106 negotiations can add weeks or months to the process. Environmental assessments, transport studies, and other technical reports require specialist input and cost thousands of pounds. For major developments, the total professional fees (architect, planning consultant, transport consultant, ecologist, heritage consultant) can easily reach £50,000 to £200,000+ before a brick is laid.

Common Mistakes

• Using a householder form for new dwellings - if you are building a separate dwelling in your garden (not an ancillary annexe), you need full planning permission, not a householder application
• Forgetting about conditions - approval is rarely unconditional. Read every condition carefully and ensure you discharge pre-commencement conditions before starting work
• Not checking permitted development first - your project may not need any application at all. Check our permitted development guide before paying application fees
• Ignoring the local plan - the single most common reason for refusal is conflict with local plan policies. Read the relevant policies before designing your scheme

Understanding the difference between these application types is the first step to a successful project. Get it right from the start and you will save time, money and frustration.