Planning Permission England: When You Need It + How

Planning permission in England: when you need it and how to apply

England's planning system can feel opaque because two projects that look similar can get different outcomes in different streets. That's not (only) inconsistency—it's because decisions are made against the development plan for the area and other material considerations, with the National Planning Policy Framework acting as a major national policy document.

Quick Answer

You need planning permission in England if your proposal is 'development' (building operations or a material change of use). If your works fit permitted development rights (and those rights haven't been removed or restricted), you may not need full permission—but you should verify and consider an LDC for certainty. Most applications are decided within 8 weeks (13 weeks for large/complex), and a wider 'planning guarantee' policy targets decisions within 16 weeks for non-major applications.

What counts as development

Government guidance explains planning permission is only needed if the work meets the statutory definition of 'development,' which includes operational development and material changes of use.

Once it's 'development,' the decision framework matters: the NPPF states that planning law requires applications for planning permission to be determined in accordance with the development plan unless material considerations indicate otherwise, and that the Framework is a material consideration.

Not sure if your project counts as development?

Describe your proposal to PlanWiser's AI Advisor and get instant guidance on whether you need permission and which application type applies.

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When permission is usually required

Common triggers for needing planning permission:

Building a new home or creating a new dwelling unit (e.g., conversion to separate unit)
Significant extensions that exceed PD limits
Changes of use between use classes (subject to exceptions)
If your area has restricted PD rights (designated areas) or PD rights removed (Article 4 direction/conditions), you may need permission even for work that is PD elsewhere

When it may not be required

Permitted development rights: Planning Portal explains permitted development rights are types of work you can do without applying for planning permission and notes key limits—not all rights apply to flats, and designated areas are more restricted.

Lawful Development Certificates for certainty: If you want certainty that your proposal is lawful or that existing use/works are lawful, you can apply for an LDC.

How long it takes and what it costs

Decision times: Government guidance states in most cases, decisions within 8 weeks; large/complex within 13 weeks. Separate from statutory limits, government 'planning guarantee' policy references 16 weeks for non-major applications and 26 weeks for major.

Fees: England introduced annual fee indexation (CPI, capped) starting 1 April 2025. A typical householder application costs around £258; full planning for a new dwelling costs £578 per dwelling unit. If you apply online via Planning Portal, a service charge applies for applications that attract a fee over £100.

LDC fees: Around £129 for proposed works (half the full householder fee).

Check constraints before you apply.

PlanWiser's Property Checker shows designations, Article 4 directions, and planning history—so you know what you're dealing with before paying fees.

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Common mistakes

Avoid these pitfalls:

Assuming PD applies without checking—designated land and Article 4 can remove rights
Submitting the wrong application type—householder vs full vs prior approval
Skipping an LDC for PD work—you may need proof at resale

Step-by-step: what to do next

Follow this workflow:

Check planning history and nearby decisions using the planning register (PlanWiser's Property Checker can help)
Check whether your works are permitted development and whether rights are restricted (designated land / Article 4 / conditions)
If still uncertain, consider an LDC (proposed) for certainty, or proceed to the right planning application type
Submit with a clean pack: location plan/site plan, drawings, short planning statement
Use PlanWiser's Planning Advisor, Property Checker, and Mock Application tools

Frequently Asked Questions

What is the legal basis for deciding planning applications?

The NPPF states planning law requires applications to be determined in accordance with the development plan unless material considerations indicate otherwise, and the NPPF is a material consideration.

How long does planning permission take?

In most cases decisions are made within 8 weeks (13 weeks for unusually large/complex applications).

What is the 'planning guarantee'?

Government guidance describes a policy target that major applications should be decided within 26 weeks and non-major within 16 weeks (separate from statutory limits).

What are permitted development rights?

Planning Portal explains they are types of work you can do without applying for planning permission, but they don't apply equally to all property types and designated areas have more restrictions.

What is a Lawful Development Certificate?

Government and Planning Portal guidance describe an LDC as confirming lawfulness of existing or proposed uses/operations for planning purposes.

How can PlanWiser help with planning permission questions?

PlanWiser's AI Advisor answers whether you need permission, the Property Checker reveals constraints, and the Mock Application tool lets you test your application before formal submission.