All You Need to Know About Building Extension Planning Permission Rules

All You Need to Know About Building Extension Planning Permission Rules

Building an extension, whether a smaller one-storey rear extension that isn’t visible from the front of your home to a major two-storey wrap-around extension or loft conversion that transforms the roof line of your property, can add significant value, and transform the space and accommodation within your home.

Planning permission is often misunderstood, where homeowners assume that the planning permission process is complex, costly, and difficult, and they forgo their dream designs or extension plans solely to ensure the extension work falls under permitted development rights.

However, the best way forward is to clarify where you will need formal written consent from the local authority, analyse the potential costs of that approval, and ensure you work with an experienced, reputable and talented extension team to ensure the result is everything you have aspired to.

How Does Planning Permission Work With Home Extensions

In most cases, planning consent is a mandatory requirement if the extension you wish to build will make a substantial change to the outward appearance of your property, such as the proximity to a rear boundary, the degree to which your home overlooks your neighbours or the appetence of the structure from the road.

That said, we often speak with homeowners who assume planning permission is extremely costly and will almost always mean they cannot proceed with their perfect extension, which isn’t the case. Provided you have comprehensive technical plans and designs and can fully comply with local council planning rules, even the most impressive extension can obtain official permission.

As a brief and general overview:

    • Larger extensions require consent, but you can reduce the requirements or likelihood of being turned down by using energy-efficient, sustainable, and locally sourced materials that match the current exterior of your home.
    • If your extension is large, but you’re keeping the new roofline lower or consistent with your current roof height, you may be less likely to need consent.
    • Where permitted development applies, and you don’t need consent, you might also need to consider Party Wall agreements and building regulations – meaning that falling within permitted development doesn’t necessarily mean you won’t need alternative approvals or agreements to proceed.

Planning applications for extensions usually fall under the ‘householder planning permission‘ category rather than needing full planning permission. Most homeowners pay a total charge of £328. If there are no contentions or challenges, then aside from the cost of the initial planning and technical designs, you won’t need to budget a significant amount to gain approval.

Which Home Extensions Require Formal Planning Consent?

While planning permission is often much more streamlined and less disruptive than our clients anticipate, we also recognise that many would prefer to stick within the permitted development rules and forgo any need to apply for official permission to proceed with their planned extension.

Below, we’ve summarised the most popular forms of extension and the limitations within which you can build without consent. It’s important to clarify that caveats apply, and the standard planning rules aren’t always consistent in specific areas.

For example, if your home falls into one of the below categories, you may require consent for any planned extension works, even if the project is relatively minor or won’t make any significant difference to the external aesthetic of your property:

    • Properties within UNESCO World Heritage Sures
    • Homes located inside the boundaries of National Parks
    • Buildings in Areas of Outstanding Natural Beauty
    • Houses within conservation areas or with Grade I or II listed status.

If any of these conditions apply, we recommend speaking with the local authority responsible for granting building work within certain limits or reviewing how the rules apply to a listed building.

What Extension Projects Are Included in Permitted Development Rights?

Permitted development means that, as a homeowner, you can complete work, improvements, or extension builds on your property without requiring any form of official permission or consent from the local council.

However, it’s also worth reiterating that planning permission isn’t the only potential regulation you’ll need to consider. Planning consent is required where modifications to a property could potentially impact the way the building affects the local environment, whether the appearance of an area or how other properties are overlooked or affected by construction close to a boundary.

Building regulations are separate and mandatory rules that ensure any work completed in your home, whether or not it is considered an approved development or falls under permitted development rights, is safe, constructed to industry standards, and complies with health and safety regulations.

Therefore, any house extension, small or large, should be completed by experienced contractors who can self-certify that their work adheres to building regulation standards or provide the necessary documentation to certify that your extension is fully compliant.

How Can I Build a Single-Storey Extension Without Planning Permission?

Single-story extensions can be planned up to a height of four metres and within four metres of the back wall of the existing property without needing planning consent. Excluding conservatories, the materials you use in your build should match the appearance of your existing house without extending toward a main road via the front or side of your home.

Which Double Storey Extensions Require Planning Consent?

Larger extensions that reach up to the first floor of your home will not usually require planning consent, provided that:

    • The extension doesn’t read three metres beyond the current rear wall of your home.
    • The roof pitch matches the property as it is or is very close to the current design and height.
    • Your new extension will not have a roof life that hits three metres or more.
    • The extension will be built with materials that appear close to the aesthetic of the original property.
    • There are at least seven metres between the rear boundary of your home and the end of the extension.
    • Any side elevations with a window are obscure glazed and do not open.

Importantly, any elevated platforms, like a balcony, veranda, or other structure, may require planning permission—even if the broader scope and design of your extension are allowed under permitted development.

As we’ve seen, most planning permission rules linked to extensions relate to the height of the build, the proximity to the boundary, and the distance between the new roof line and any existing edge of your property.

That said, planning permission isn’t always particularly involved or complex, and an experienced contractor can provide support in the form of technical drawings and construction plans that meet all of the local authority’s requirements to grant full consent.

If you’d like more information about building extension planning permission, permitted development, and building regulations, you are very welcome to contact the experts at Pinnacle Works for more tailored guidance.


Do I need Planning Permission for my Home Renovation?

Do I need Planning Permission for my Home Renovation?

Converting, extending or refurbishing your home is an exciting prospect, and an excellent way to add value to your property without the stress of having to move.

At Pinnacle Works, we are often asked about planning permission, how this works, and whether there are additional costs to budget for before a renovation can begin. Let’s take a look at the benefits of renovating your home, and what factors impact the likelihood that you’ll need planning permission.

The Benefits of Renovating

More and more homeowners are seeing renovations as a fast, cost-effective way to improve and modernise their property, and there are limitless options for ways to enhance your home.

Some of the key reasons our clients decide on a construction project include:

  • Wanting to increase the market value of their property
  • Increasing living space to accommodate changing needs
  • Maximising best use of available space, such as side returns and attic rooms
  • Reconfiguring their layout for more comfortable floor space
  • Making the best use of natural light
  • Avoiding the costs and stress of needing to move home

Even small building projects can make a significant difference to the flow, energy and comfort of your home, and help you to adapt to a growing family or changes in circumstances such as (in the case of 2020!)  working remotely.

Building Regulations

Building regs are not the same as planning permission, but both are considerations when you’re planning a home renovation.

These sets of regulations make sure that any building work you have done is safe, stable, and up to scratch. For example, an inspector will want to make sure that the right fire safety measures are in place, and that all your electrical wiring is safe for your family. Some refurbs don’t require building regulation approval, but most do, and using an experienced company such as Pinnacle Works means that this process is all streamlined and managed for you, under one professional team.

In addition to building regulations, there are two different types of planning permission:

  • Permitted development (PD)
  • Planning permission required

Whether or not you need planning permission all depends on what sort of refurb you have in mind, and how much structural work is involved. Some projects will require building regulations approval (aka building control), but not planning permission. Other construction work will need approval, but fall within PD rights, and others still will require both building regulations approval, and formal planning permission.

Don’t worry if that seems confusing – we’re always here to help!

Planning Permission and Starting Work

Permitted Development (PD) means that you don’t need formal approval from the local planning authority.

This applies to construction projects such as:

  • Extensions up to specific height, length and width specifications
  • Conversions or extensions within parameters of land boundaries and borders
  • Simple building work that doesn’t change the structure or footprint of your property

Should you be unsure about whether your building work falls under PD rights, give us a call to discuss what sort of projects are eligible. If your renovation does need planning permission, it’s best to allow plenty of time for this process to take place. You can’t start work without permission, although you can get cracking with planning, budgeting and designing.

The process works like this:

  1. Create a plan for your renovation – with help from a designer or architect if required
  2. Fill in the application forms, usually online, and gather together the documents you need.
  3. Submit your application, typically several copies and pay the planning application fee.

Checking What Permissions You Need

Planning permission and building regulations can seem complex and costly; but understanding whether you need approval, and how the system works, will save a lot of time and worry!

You can check the building regulations guidelines online through the Planning Portal. This resource includes access to all of the information you need, including:

How to Apply for Building Control

If you know that your construction work does require approval, you can complete the application process online. Building control applications are made through the Planning Portal, and you’ll need to create an account to get started if you haven’t used the service before.

You can also contact your local authority building control department directly for help with building regs approvals.

How to Apply for Planning Permission

The Planning Portal also handles planning permission, although it is a separate application than building control approval.

The online service caters to applications for planning permission across every local authority in the UK, although you can always contact your local office (or us!) for advice or if you’re unclear about whether you need permission for your renovation.

Planning Permission Application Timeframes

Typically, a simple application is approved within eight weeks, so you can get started as soon as this is received. Other more complex projects or those with considerations around land boundaries and party walls can take much longer.

During this process, you must display a public notice outside or as near to the construction site as possible, which is required as part of the public consultation process and needs to be displayed for three to eight weeks in case any neighbours wish to object.

Lawful Development Certificates

If you are carrying out a simple refurb, or work that doesn’t need planning permission, you can apply to the Planning Portal for a lawful development certificate.

This is not mandatory but acts as formal confirmation that you didn’t need permission and that your construction work is legal. It is well worth having should you be thinking of selling your property in the future, or want to safeguard yourself from any potential queries.

Costs of Planning Permission

The cost depends on what sort of work you’re having done – for example, an application for permission to build an extension costs £206. A lawful development certificate costs £103, and both are payable online through the portal.

Help Understanding Planning Permission and Building Regulations

Pinnacle Works cover the full spectrum of renovations, redecorating and refurbishing your home. Our friendly team has years of experience navigating the permissions required and can provide expert advice and guidance about how the regulations apply to your construction work.

Get in touch with us today for support understanding what approvals you might need, and what sort of renovation is possible to transform your living space.