Planning permission is the consent of your local authority on a proposed building project and is in place to deter inappropriate developmentmeans. In order to control development, any new building or extensive changes to a existing building normally requires planning permission. Both National and local authority planning policy are the basis on which a decision togrant planning permission is made.

Planning permission is normally required for the creation of a new house or flat, either through new build or subdividing an existing home. The process may be required for larger extensions/outbuildings, for works in designated areas, or for works involving listed buildings. Generally any improvements not classed as permitted development require planning permission.

Many smaller works to a house are classed as permitted development, an implied Permitted Development consent introduced to avoid overloading the system with planning applications. PD rights are limited especially if many improvements to your home have already been made, or if you live in a designated area or in a listed building. To confirm a proposal is permitted development not requiring planning permission, a lawful certificate application can be submitted.

The following house improvements are likely permitted development subject to certain limitations:

- Internal alterations - Insertion of windows/doors/rooflights - Garage/basement/loft conversions - Single/double story rear extensions or single-story side extensions - utbuildings - orches - Gates, walls and fences - Decking - Swimming pools

- ropped kerbs or hardstanding - Changing external wall or roofing finishes - Solar panels - Change of use to residential from certain other use classes

Non-major planning or lawful certificate applications must be determined by a local authority within eight weeks of the registration date. Part of this time is used for a 21 day public consultation process involving the posting of a sign outside the application address and writing to affected neighbours inviting comments. Statutory consultations to other government departments must also be made where relevant. Lawful certificate applications generally do not involve consultation unless prior approval is required for some more major proposals.

Usually an application includes but not limted to:

- a standard application form with signed ownership certificate - a location plan - a site plan - plans/elevations of existing and proposed - an application fee

Sometimes further documentation such as a design and access statement or specialist reports will be required.

In England currently the application fees are £462 for the creation of a new house or flat, £206 for works to an existing house or flat, or £103 for proposed works to an existing house within permitted development rights.

The following material considerations are the typical basis on which a local authority will make its decision:

- Loss of privacy/light - Parking provision

- Highway safety and traffic volumes - Noise and disturbance - Impact on listed conservation area or listed building - Layout and massing of building - Design, materials and appearance - Disabled access - Nature conservation - Previous planning decisions

Only objections based on material considerations from consulted neighbours and other government departments will be taken into account. If the planning officer requires minor changes to the proposal during the application (excluding lawful certificate applications), they can request revisions to the drawings before a decision is made. The planning officer will recommend approval using their delegated powers if there are no valid objections and the proposal conforms to planning policy. If the application is called into a committee by a counsellor, or if there are many objections, then the decision will be made by the committee through a majority vote. The applicant or their agent is allowed three minutes to address the committee.

Minor changes to the design after planning permission is granted can be made using a non-material amendment application. More significant changes will require a fresh planning application, though this may be fee exempt (excluding lawful certificate applications) if made within 12 months and the development description or character is unchanged.

On average three in four planning applications in England are granted permission. If an application is rejected, resubmission of a revised proposal or an appeal to the planning inspectorate are two options available. Two in five refused householder applications are allowed on appeal.

Usually planning permission will expire unless a material start is made on the works within three years from the decision date.

If you have failed to get the relevant consent for your project, then it is unlawful, and the local authority can take action to have the work altered or demolished. A retrospective planning application can be made to rectify the situation and appealed if refused. The time limits for enforcement action are: four years for operational development breaches (building/engineering/mining or other operations) or the change of use of a building to use as a single dwellinghouse; and ten years for all other breaches (including unauthorised uses and the contravention of planning conditions). It is a criminal offence to alter a listed building without prior permission which could lead to prosecution and fines.