Do I Need Planning Permission?

A clear guide to when you need planning permission in England and Wales, and when your project might fall under permitted development.

One of the most common questions homeowners ask before starting any building work is whether they need planning permission. The answer depends on the type of project, the size of the development, and where your property is located.

When You Usually Need Planning Permission

You will generally need to apply for planning permission if you want to:

• Build a new dwelling or convert a building into a home
• Build a large extension that exceeds permitted development limits
• Make significant changes to the external appearance of your property
• Change the use of a building (for example, from residential to commercial)
• Build near a highway or public right of way
• Carry out work in a conservation area, on a listed building, or in a national park

When You Might Not Need It

Many home improvement projects fall under permitted development rights, meaning you can carry them out without applying for planning permission. Common examples include:

• Small rear extensions (up to 4m for detached houses, 3m for others)
• Loft conversions that add no more than 40-50 cubic metres of space
• Garden outbuildings, sheds and garages within certain size limits
• Internal alterations that do not affect the external appearance
• Solar panels on a roof (with restrictions for listed buildings)
• Fences, walls and gates up to 1m next to a highway, or 2m elsewhere

Important Exceptions

Even if your project would normally be permitted development, you may still need planning permission if:

• Your property is in a conservation area, national park, or Area of Outstanding Natural Beauty (AONB)
• Your home is a listed building (you will need listed building consent)
• An Article 4 Direction has been issued by your local council, removing certain permitted development rights
• Your property is a flat or maisonette rather than a house
• Previous extensions or alterations have already used up your permitted development allowance

How to Check

The safest way to confirm whether you need planning permission is to:

1. Check the Planning Portal interactive guides for your project type
2. Apply for a Lawful Development Certificate from your local planning authority - this gives you legal proof that your project does not need planning permission
3. Contact your local council's planning department for informal pre-application advice

What Happens If You Skip It

Building without the required planning permission is not a criminal offence, but it can cause serious problems. Your council can issue an enforcement notice requiring you to undo the work, and it will almost certainly cause issues when you try to sell your property. Mortgage lenders and conveyancing solicitors will flag unauthorised work during the sale process.

When in doubt, always check before you start building. A quick conversation with your local planning authority can save you significant time and money.