Planning Permission
Planning permission vs permitted development
Many clients ask the same question: “Do I actually need planning permission for this?”
The planning system is there to ensure the right things are built in the right places, but it can feel quite complicated. That’s where we come in – we cut through the technical jargon and guide you step by step.
In very simple terms, most building work (extensions, new houses, commercial changes, etc.) needs formal planning permission from the local council unless it falls under “permitted development rights”. These rights allow certain smaller changes without having to apply.
• A Lawful Development Certificate (to confirm permitted development) currently costs £274 plus £85 Planning Portal admin fee and usually takes around 8 weeks.
• A full planning application costs £548 plus £85 Planning Portal admin fee and also takes about 8 weeks.
• A pre-application enquiry (informal advice from a planning officer) can be free or around £125 for a house extension depending on the council, and around £370 for a new build enquiry.
We also explain the difference between planning permission and building regulations on our dedicated page – the two are completely separate.
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Permitted development – when you might not need permission
Some smaller extensions and alterations can be carried out under permitted development rights without needing a formal planning application. However, these rights don’t apply to flats, maisonettes, or most commercial buildings, and they’re more restricted in “designated areas” such as conservation areas, the Peak District National Park, or if your property is listed.
In Sheffield, for example, the 38 conservation areas have tighter rules. In some cases, even minor changes such as new windows, doors, cladding, or fences may require permission under Article 4 Directions.
If your project appears to qualify as permitted development, we strongly recommend applying for a Lawful Development Certificate anyway. It gives you official written confirmation, which makes selling the property later much smoother and helps avoid nasty surprises for buyers or mortgage lenders.
We’ll happily check the rules for your specific property and advise you.
House extensions and planning permission
Many single-storey rear extensions fall comfortably within permitted development, but “wrap-around” extensions (that go around the back/side as well) and most two-storey extensions usually need full planning permission.
Sometimes staying strictly within permitted development limits can force a more boxy, less attractive design. In those cases, many clients decide it’s worth spending the extra money on a full planning application because it allows a much better-looking and more usable result – and the difference in cost is almost insignificant compared with the overall project.
Clients often worry that planning permission is a lottery. We’re proud to say we have a 100% success rate with planning applications. If there are areas that require clarification before finalising the drawings, it can be helpful to submit a pre-application enquiry so we can fine-tune the design based on the officer’s feedback before submitting the formal application. It can greatly improve the likelihood of a smooth approval process.
Browse our 3D design brochure
See our 3D portfolio brochure for project examples, ideas and insights into our architectural design
New builds, commercial work and external changes
For new houses, success often depends on the land's planning history. We’ve had good results on both greenfield and brownfield sites, but green belt land can be very challenging unless you have a thorough understanding of planning legislation and guidelines. Back garden or side garden developments can work, especially if the new house has proper road frontage and won’t harm neighbours’ enjoyment of their own property.
Use Class E is a broad mix of high-street and commercial uses, from shops and offices to cafés, gyms, clinics, and light industrial units, and means that, in commercial properties, changing the use of a building (from office to café, for example) may not require permission. In other change-of-use instances that do require permission, factors such as noise, opening hours, or traffic often require supporting surveys. We can organise these for you.
Minor external changes – such as new fences, walls, gates, hardstanding, or alterations in conservation areas – can also trigger the need for permission. We’ll check whether your project needs consent and handle the whole application on your behalf.
Ready to get started with a planning application?
The planning permission process doesn’t have to be stressful. We provide a clear fixed-fee quote upfront, carry out a proper site survey, prepare the drawings, and manage everything from pre-application advice through to submission and any officer meetings.
We’ve helped hundreds of homeowners and businesses through this exact process – with a perfect track record in obtaining planning permission. Whether you’re just starting to explore ideas or you’re ready to move forward, we’re here to make it as straightforward as possible.
Feel free to get in touch for a friendly, no-obligation chat. We’d love to hear about your project and help you understand exactly what’s required.
