RESIDENTIAL PLANNING PERMISSION GUIDE
If you’re currently planning a home renovation in London and the vision that you have for your space includes making any kind of significant structural changes, you’ll have to ensure that you have planning permission for the work.
Home extensions aren’t the only instances that warrant planning permission; even if you’re converting a space - for example, adding a loft conversion, you’ll still need to submit your plans for approval from your local planning authority (LPA).
Do I need planning permission for my project?
If the vision you’ve got for your space includes any of the following:
- Creating a new structure.
- Altering your existing property significantly (i.e., by means of adding an extension).
- Changing the purpose of your property for a change in use.
You will almost certainly need to obtain planning permission from the relevant local authorities. If you’re not sure where the work you’d like to start falls within these three categories, you can check by contacting your local planning authority (LPA) - and this is also the authority that you will need to submit your request for planning permission to.
Can I start a home renovation project without planning permission?
If the project that you have outlined does not fall within the categories above, then you won’t need planning permission to proceed. However, if it does require permission and you go ahead without obtaining this, the consequences can be costly - in terms of both time and money. Starting a project without obtaining planning permission is never advisable, as it can result in receiving an enforcement order, instructing you to undo the work that has been carried out.
Guidelines for planning permission: different project types
Below, we’ve outlined three common instances where the homeowner would need to obtain planning permission from their LPA before giving the green light to their appointed renovation contractors.
Building an extension
The planning permission regulations for home extensions in London can be dependent on the size of the structure that you’re hoping to build. Sometimes, smaller extensions can be classified as ‘permitted development’ projects, whereby you won’t need to seek planning permission in order to get started. However, even in these circumstances, the design and size specifications of your small home extension could mean that you do need permission. Here are some examples, according to the Federation of Master Builders:
- Extensions exceeding 50% of the original house area (as built or existing on July 1st, 1948).
- Extensions exceeding a certain height or depth (this varies depending on the type of house and land around it).
- Extensions built to the front of the house facing a road.
It’s also worth noting that some of these rules can also vary depending on where the project will take place, so the best action here would be to contact your LPA for area-specific guidance.
Carrying out renovation work or a conversion
There are a few grey areas when it comes to renovating and converting parts of your home (such as building a loft extension), so the best source of guidance will be your LPA. On the whole, some renovation works will require planning permission, and almost all projects that involve converting a part of your home to suit a new use (i.e, turning your garage into an at-home beauty salon) will require planning permission.
Works on a listed building
If you live in a listed building you will need Listed Building Consent, and in some cases, you will still also need to apply for planning permission, too. Listed Buildings are preserved for their historic and architectural interest, and any alteration work carried on on this type of dwelling has to be reviewed and approved by a conservation officer. It’s a criminal offence to make any kind of structural or renovation-based changes to a listed building, so securing this type of consent needs to be your starting point if your property falls under these rules.
What to include in home extension planning permission applications
Once you’ve established that planning permission will be necessary for your project, it’s time to start preparing your application. In some jurisdictions, there may be some specific or unique inclusions, but below, we have summarised what you need to include as standard in your home extension planning permission application.
- Local application form - fill in the application form that applies to your local area (as provided by your LPA)
- Provide an ownership certificate - you’ll need to show that you are the registered owner of the site (i.e, the property where the work will take place), and you’ll submit this as part of the application form.
- You’ll choose the most relevant option from the four ownership certificate types.
- Depending on your certificate type, you might also be required to complete a supporting Notice. Most UK councils have two Notice types for applicants.
- Pay your application fee - the exact cost will be provided by your LPA.
- Supply Community Infrastructure Levy (CIL) - this is another fee that needs to be paid, set by local authorities to account for the planned development.
- Create plans for your project
- Location plan - Submit a plan of your site, showing the application site in relation to the surrounding area.
- Site plan - Submit a plan of the site showing the application site in relation to the boundaries and existing on-site buildings.
- Floor plan - Submit a plan to show the current floor plan of the application site, and a version to show the floor plan after the proposed work.
- Elevations - Your elevation drawings should show what the building looks like from the outside, before and after the proposed work. These drawings must show the front, back and sides of the building.
- Fire safety strategy - outline how the proposed development meets the highest fire safety standards as set out in your local area guidelines.
- If the proposed works would not alter the fire safety of the building (see below), you need to explain this in a Reasonable Exception Form.
- Fire statement - all applications need to have a fire safety statement, setting out how the building adheres to local standards.
It’s worth adding that this is a baseline summary of the residential planning permission application process, and the actual requirements could vary depending on the exact nature of the work you’d like to progress with.
How We Love Build can support you with residential planning permission
The residential planning permission process that we have outlined is simplified significantly when you choose to work with a trusted team of building professionals.
Here at We Love Build, we take your proposed work and account for all aspects of the planning permission process, from creating detailed floor plans with our in-house architects, to outlining fire safety statements. We manage this stage of your project on your behalf with our pre-construction support, keeping you informed about the status of your application once it has been submitted. This way, you can focus on other aspects of your new space, while we take care of the complexities.
Our specialist planning permission support even extends to those exploring a renovation project on a property that is still on the market. Through our home renovation consultation, we can give you a clearer understanding of how your plans for the site would unfold, and how they may be impacted by planning permission requirements - all before you purchase the property. For more information about how our team of trusted general contractors in London can support you, simply get in touch with us today.
