Navigating the UK planning system can feel daunting, but for most residential extensions and alterations the process follows a straightforward sequence of steps. Understanding what happens at each stage — and how long it takes — allows you to plan your project realistically and avoid the costly mistakes that come from rushing or skipping steps. Crown Architecture & Structural Engineering Ltd manages planning applications for clients across England, and in this guide we walk through every stage of the process for 2025.

Do You Need Planning Permission?

Before starting a planning application, confirm that one is actually needed. Many residential alterations fall within permitted development (PD) rights, which allow certain works without formal planning permission. Permitted development rights cover:

• Single storey rear extensions within volume and height limits
• Loft conversions within volume limits
• Outbuildings within size and coverage limits
• Some internal alterations
• Installation of solar panels, heat pumps and some satellite dishes

PD rights do not apply to listed buildings, properties in conservation areas (for some works), flats, or properties where PD rights have been removed by an Article 4 Direction or a planning condition. If you are uncertain, Crown Architecture can confirm your PD status quickly and cost-effectively. Alternatively, you can apply for a Lawful Development Certificate (LDC) from your local planning authority to obtain a formal written confirmation that no planning permission is needed.

Types of Planning Application

Householder Planning Application

The most common type for residential extensions, loft conversions, outbuildings and alterations to an existing single dwelling. The standard determination period is 8 weeks. The fee in England is currently £258 (as of April 2025 following the fee increase).

Full Planning Application

Used for new buildings, change of use, commercial development, demolition, and more complex residential projects (e.g., converting a house into flats). Determination period: 8 weeks for minor applications, 13 weeks for major applications. Fees vary by project type and scale.

Prior Approval (Neighbour Consultation Scheme)

For single storey rear extensions between 4 m and 8 m (detached) or between 3 m and 6 m (semi-detached/terraced), a Prior Approval application is required rather than a full planning application. The LPA notifies adjacent owners, who have 21 days to object. If no objections are raised, Prior Approval is granted automatically. Fee: £120. Determination: 42 days from valid application.

Listed Building Consent

Required for any works to a listed building that would affect its character as a building of special interest. This includes both external and internal works. Determination period: 8 weeks. No fee payable.

Conservation Area Consent

Required for the demolition of unlisted buildings in conservation areas. Note: most building works in a conservation area that would otherwise be PD require a full planning application, not conservation area consent specifically.

Pre-Application Advice

Before submitting a formal planning application, it is often worth seeking pre-application advice from the local planning authority. Most LPAs offer a paid pre-application service where an officer reviews your proposals informally and provides written feedback. Fees range from £50 for a simple householder enquiry to £500+ for a complex scheme.

Pre-application advice is particularly valuable for:

• Projects in conservation areas or involving listed buildings
• Sites with a complex planning history or sensitive constraints
• Projects where the design is unconventional or where you are uncertain how the LPA will respond
• Commercial and mixed-use projects where the principle of development is uncertain

Pre-application advice is not binding on the LPA, but a positive pre-application response significantly increases the probability of approval and may support a planning appeal if the application is subsequently refused.

Preparing Your Planning Application

A typical householder planning application includes the following documents:

Application Forms

The 1APP national standard application form (submitted through the Planning Portal) captures the site address, description of development, ownership details, and responses to national standard questions (biodiversity net gain, tree information, flood risk, etc.).

Site Location Plan

An OS-based plan at 1:1250 or 1:2500 scale showing the application site outlined in red and any adjacent land in the applicant’s ownership outlined in blue. The location plan must include a north arrow and a scale bar. This can be purchased from Ordnance Survey via the Planning Portal for approximately £30–£50.

Site Plan (Block Plan)

A plan at 1:200 or 1:500 scale showing the full extent of the site, the position of the existing and proposed buildings, all boundaries, and the relationship of the proposed development to neighbouring buildings. This is produced by your architect.

Existing and Proposed Plans and Elevations

Detailed architectural drawings showing the existing layout and appearance of the property alongside the proposed layout and appearance, drawn at 1:50 or 1:100 scale. These are the heart of the application and must accurately show all dimensions, materials, window and door positions, floor levels, and ridge heights. These drawings are prepared by Crown Architecture as part of our planning service.

Design and Access Statement

Required for applications that affect a listed building or its setting, applications in World Heritage Sites, and all major applications. For standard householder applications in non-designated areas, a design statement is often submitted voluntarily to explain the design approach and pre-empt potential objections.

Supporting Documents

Depending on the site and scheme, the LPA may require additional reports: a heritage statement for listed buildings or conservation areas, an ecological survey if protected species or habitats may be affected, a daylight and sunlight assessment for proposals that may overshadow neighbours, a transport statement for larger schemes, or a flood risk assessment for sites in flood zone 2 or 3.

Submitting the Application

Applications in England are submitted through the Planning Portal (planningportal.co.uk). The portal accepts applications for all 319 English local planning authorities and processes payment of application fees. Applications can also be submitted by post, though this is increasingly unusual.

Once submitted, the LPA validates the application — typically within 5–10 working days — and issues a validation acknowledgement with the application reference number and target determination date.

What Happens During the 8-Week Determination Period?

Consultation

The LPA notifies statutory consultees (parish councils, highways, environment agency, historic England where relevant) and adjacent neighbours. Neighbours are typically notified by letter and have 21 days to make representations. Planning applications are also published on the LPA’s planning register, which is publicly accessible.

Site Visit

The case officer will usually visit the site to assess the proposal in its context. For straightforward householder applications, this may be a brief external inspection. For larger or more sensitive schemes, the officer may request access to the interior.

Assessment

The case officer assesses the application against the relevant development plan policies, national planning policy (the NPPF), supplementary planning guidance, and any material considerations. This assessment culminates in a planning officer’s report (or delegated decision report) setting out the recommendation.

Decision

The majority of householder applications are decided under delegated authority by the case officer. Larger, more controversial, or major applications are referred to a planning committee of elected councillors who vote on the recommendation. The decision notice is issued and published on the planning register.

Planning Conditions

Even when planning permission is granted, it is normally subject to conditions. Common conditions include:

• Development to commence within 3 years of the decision date
• Development to be carried out in accordance with the approved drawings (listed by reference number)
• Materials to match the existing building, or specific materials to be agreed before commencement
• Working hours conditions (typically 08:00–18:00 Mon–Fri, 08:00–13:00 Saturday, no work on Sundays or bank holidays)
• Archaeological investigation before groundworks
• Drainage scheme to be agreed before commencement

Conditions attached to a planning permission must be complied with. Breaching a planning condition is a breach of planning control and may lead to enforcement action. Some conditions can be discharged (formally cleared) by submitting details to the LPA and receiving a discharge of conditions decision. Discharge fee: currently £34 per request in England.

What If Your Application Is Refused?

If your application is refused, you have three main options:

1. Appeal to the Planning Inspectorate: you have 12 weeks from the refusal date to lodge an appeal. Most householder appeals are decided by written representations within 8–12 weeks. The Inspector reads the case officer’s report, the applicant’s statement, any representations from third parties, and may carry out a site visit. Approximately 30–35% of householder appeals are allowed nationally.
2. Resubmit with amendments: a resubmission within 12 months of refusal is free of charge (one free go per refused application). This is often the most efficient route if the refusal reasons are clear and addressable.
3. Do not proceed: if the proposed development cannot be made acceptable, the right decision may be to abandon the proposal or consider an alternative scheme.

Frequently Asked Questions

How long does a planning application take?

The statutory target for householder applications is 8 weeks. In practice, many LPAs are operating beyond this target due to resource pressures, and 10–14 weeks is common. Complex applications, major developments, and applications requiring additional information may take considerably longer.

What is the planning application fee in England in 2025?

Following the December 2023 fee increase (which took effect in early 2024), householder applications in England cost £258. Prior Approval (Neighbour Consultation Scheme) costs £120. Listed building consent has no fee. Full planning application fees vary by scale and use class — check the Planning Portal fee calculator for the current figures.

Can I extend planning permission that is about to expire?

You can submit a new planning application before the permission expires, with the same or similar drawings. There is no formal extension mechanism — the new application is assessed on its merits as if submitted for the first time. In practice, LPAs will normally grant permission again if conditions have not materially changed.

What is a material amendment to planning permission?

A material amendment is a change to an approved scheme that is significant enough to require further consent. It is submitted as either a Section 73 application (to vary a condition, including the approved drawings) or a non-material amendment. S73 applications are subject to the same consultation process as the original application. Non-material amendments cost £34 and are decided without formal consultation.

Do neighbours have a right to object to planning applications?

Neighbours have the right to make representations on planning applications, and those representations are considered by the case officer. However, a neighbour does not have a right of veto. Planning decisions are made on planning merits, not on the number of objections received. A well-designed scheme that complies with policy should be approved regardless of neighbour objections.

How do I submit a planning application?

Applications are submitted through the Planning Portal (planningportal.co.uk) using the 1APP standard form. You will need an OS location plan, site plan, existing and proposed drawings, and payment of the application fee. Crown Architecture prepares all required drawings and documents and submits and manages applications on behalf of clients. Call 07443 804841 to start your planning application.