Residential planning

If you live in a house, you can make certain types of minor changes to your home without needing to apply for planning permission. These are called "permitted development rights", however, other works and alterations may require planning permission. Please note that irrespective of whether planning permission is required, approval under Building Regulations may be required, as they are two separate matters.

Do I need planning permission ?

The Government published new legislation in respect of the types of development that a householder can carry out without planning permission, which came into force on 1st October 2008. The Government has produced easy to use interactive guides to the new changes on the Planning Portal website. You can explore an interactive semi-detached house for advice on common householder projects, and an interactive terrace for advice on terraced houses, flats, shops and basements (Macromedia Flash is required to use these). The Planning Portal provides comprehensive information for householders, and you can check a list of common building projects to see if the works you are considering will need permission.

There are new controls over hard surfaces such as driveways, aimed at reducing water run-off which contributes to flooding. Planning permission will generally be required for the impermeable surfacing of front gardens of areas that are more than 5 square metres. Guidance in respect of the types of surfacing that are permitted can be found on the Communities and Local Government website.

The following pages advise you on the need for planning permission and the kind of works which can be carried out as “permitted development”:

Still in doubt whether Planning Permission is required?

From 1st April 2009 a fee of £35 for responding to written "Do I Need Planning Permission?" enquiries has been introduced. We have produced self assessment forms for householders to do their own assessment as to whether planning permission is required. If you can answer 'no' to all the questions on these forms, and would comply with all the conditions listed, then planning permission will not be required. In addition to completing the self assessment form, you should also check if there are any special planning restrictions on your property by calling the Development Control Section.

Permitted development Self Assessment Forms

The following links allow you to download the self assessment forms:

If you wish obtain a legal determination that the work you propose does not require planning permission, then you must apply for a 'Certificate of Lawfulness' for which you must complete the relevant forms, provide scale drawings, and submit the correct fee (12kb, PDF) (currently £75). Alternatively, you can submit a copy of your self assessment form, along with details of your proposal and a fee of £35 (inclusive of VAT), and we will respond to you in writing giving our opinion on whether consent is required, but will not be a legal determination.

A planning application will usually be required if:

The proposal works involve a flat/maisonette and affect the buildings appearance.
“Permitted Development” rights have been removed on your property by a condition imposed on a planning permission or by an “Article 4 Direction”. This is usually the case on barn conversions, houses on restricted sites or in a particular high quality area or on ‘open-plan’ estates where the erection of fences and walls are restricted.
The property is not exclusively a single family dwelling house, e.g. it is a mixed commercial/residential premises.
The works to be carried out are not within the residential curtilage, usually the garden area of the property.
If your house is a Listed Building, then Listed Building Consent may also be required.

If planning permission is required, an application to the Council must be made. Application forms and a set of scaled drawings must be submitted with the appropriate fee - Applying for Planning Permission.

Remember that if you build something which needs planning permission without obtaining permission first, you may be forced to put things right later. This could prove problematic and sometimes costly and may even result in legal action to require removal of the unauthorised works.

Working from home

You do not necessarily need planning permission to work from home. The key test is whether the overall character of the dwelling will change as a result of the business. Find out more about working from home.

Residential Design Guide

If planning permission is required, advice on the good design of residential extensions and alterations can be found in our Residential Design Guide. This gives general residential advice, together with advice on the Council's 45 Degree Guideline and Distance Separation Guidance.

For further advice you should discuss your proposals with the Development Control Section of the Planning Department.

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