If you are a householder and are thinking about carrying out external works to your property or within your curtilage then you are advised to follow up to 4 steps as set out below:
1. Does your property benefit from Permitted Development rights:
Certain works within the curtilage of houses do not require planning permission and are considered 'permitted development.' These permitted development rights DO NOT apply to the following types of properties or works:
- It is a flat or maisonette (see the Planning Portal's Interactive Flat Tool);
- The proposed works encroach on adjacent land (including guttering or foundations);
- It was previously in commercial use and did not obtain planning permission to be converted to residential use;
- The proposed works involve the erection of a new dwelling (please refer to the Non-Householder development page);
- It is subject to an Article 4 directionIt is a listed building and/or within a conservation area.
- The proposed works involve converting a garage (some properties have permitted development rights for this removed, meaning planning permission is required – contact the Planning Admin Team directly for further advice);
- Permitted development rights have been removed from the property (applies to some properties built post-1990 and/or within the Green Belt – use this online form directly if you believe your property may fall within this category)
If your property falls within any of the above categories, it is likely planning permission is needed. Please go to step 3, otherwise, go to step 2.
2. Do you need planning permission:
With permitted development rights you are able to carry out a degree of additions, extensions and alterations without needing to apply for planning permission. Many extensions and internal works require Building Regulations approval, which is separate from planning permission. Please contact Building Control for further advice.
There are various ways in which you can check to see whether planning permission is required. We encourage use of the Planning Portal's Interactive Detached House Tool or Semi-Detached/Terrace Tool.
If you are planning on having a dropped kerb installed please click here for further advice on this and return to step 4 on this page if you have determined planning permission would be required for this and you wish to receive pre-application advice.
If you are satisfied that planning permission is not required then no further action is required on your part but please note it is up to you to use the above interactive tools as guides only and self-assessment of the limitations contained therein is not in itself confirmation that planning permission is not needed. For formal advice on proposed developments within existing residential plots please apply for a Lawful Development Certificate. The fee for this type of application can be found on our Schedule of Fees. Full drawings are required for such a submission. You can apply online via the Planning Portal, or by completing and posting in an application form for a Lawful Development Certificate.
Visit our pre-application advice page for more information.
Listed buildings
Listing is a short-hand term used to describe one of a number of legal procedures which help to protect the best of our architectural heritage.
Conservation areas
A Conservation Area is an area designated by the Local Planning Authority as one of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Special controls exist with regard to demolition of buildings, advertisements and the like within the Conservation Area. Listed Building Consent must also be obtained for any demolition, even if the building is not itself listed.
Charging for pre-application advice
In addition to determining applications for planning permission, advert consent, listed building consent and works to protected trees, the Development Control Section is able to provide you with advice and information on a variety of topics.
Restrictions on permitted development - article 4 directions
Certain types of development can be carried out without the need for planning permission. This is known as permitted development, and covers a wide range of minor developments by householders, farmers and foresters.
Tree preservation orders
A Tree Preservation Order (TPO) is made by the Council to protect specific trees or a particular woodland from deliberate damage and destruction. TPOs prevent the felling, lopping, topping, uprooting or otherwise wilful damaging of trees without the permission of the local planning authority.
Permitted development rights
Permitted development rights are provided by Article 3 of the Town and Country Planning (General Permitted Development) Order 1995. This allows certain types of development to proceed without the need for planning permission.