Householder planning applications explained

When you need one

You need a householder application for extensions beyond permitted development limits, most front extensions, many two storey extensions, and work in conservation areas where permitted development rights are reduced. Listed buildings need listed building consent as well, even for internal work.

What goes in the application

The application usually includes existing and proposed floor plans and elevations, a site location plan, a block plan, the application form and fee. Some councils or sites also require a design and access statement, heritage statement or tree survey.

• Site location and block plans
• Existing and proposed plans and elevations
• Application form and fee
• Supporting statements where required

Validation and consultation

Once submitted, the council checks the application is complete, known as validation. It is then publicised, neighbours are notified and consultees such as highways or conservation officers may comment. A case officer visits or reviews the site.

What the council considers

Planners look at the effect on neighbours, such as loss of light, overlooking and overbearing bulk, and at design: scale, materials and whether the extension looks subordinate to the house. Good design addresses these before submission.

The decision and conditions

Most applications are approved with conditions, commonly requiring matching materials or approval of samples before work starts. Some conditions must be discharged before building begins, so read them carefully.

If the application is refused

A refusal gives reasons. Often the best route is to revise the design to address them and resubmit. An appeal is possible but takes longer. Talking to the case officer during the process can help avoid a refusal in the first place.

Lawful Development Certificates

If you think your project is permitted development but want certainty, a Lawful Development Certificate confirms it. It is not planning permission, but it is formal proof that the work was lawful, which buyers' solicitors often ask for. It follows a similar submission process with drawings, though neighbours are not consulted in the same way because the test is purely whether the rules are met. If the council disagrees that the work is permitted, the refusal explains why, and you can then decide whether to amend the design or make a full householder application instead.

Pre-application advice

Many councils offer pre-application advice, where a planning officer comments on a proposal before it is submitted. It costs time and sometimes a fee, but for sensitive sites, such as conservation areas or listed buildings, it can highlight problems early and shape the design so the formal application goes more smoothly.

Talking to neighbours first

Neighbours are notified once the application is in, and objections can slow things down. Showing them the drawings beforehand and explaining how the design deals with light and privacy often turns a potential objection into support, or at least into useful feedback while changes are still easy.

Planning the build around the decision

Allow for the decision period plus time to discharge any pre-commencement conditions before booking a start date. Building regulations drawings and engineer calculations can be prepared in parallel, so the build is ready to go once the approval arrives rather than waiting weeks after.

Keep the approved drawings and decision notice safe. They will be needed when you sell the house.

Planning and building regulations are separate

Planning approval does not cover building regulations, which deal with structure, fire safety, insulation and drainage. You need both. Our design and planning service can prepare drawings and handle the planning side, and we manage building control during the build.

With over 40 years of experience, we offer a free site visit and a fixed-price written quote for the build.

Common questions