What is a planning or building regulations application?
Planning permission decides whether a project can be built; building regulations decide how it must be built. Most extensions, lofts and conversions need building regulations approval even when planning permission is not required.
We prepare and submit applications, deal with council officers and building control, and serve party wall notices where the law requires them, so approvals are in place before work starts.
What we handle
- Permitted development assessment
- Planning or householder applications
- Lawful development certificate applications
- Prior approval (larger home extension) in England
- Building control application and inspections
- Party wall notices
- Build-over agreements with the water company
- Discharge of planning conditions
Options to consider
Permitted development check
Confirm whether your project needs an application.
Householder application
For extensions and alterations needing permission.
Building control only
Where you already have planning or drawings.
Party wall notices
Notices served under the Party Wall etc. Act 1996.
How much does a planning or building regulations application cost?
A planning or building regulations application typically costs £750–£2,500 for application management (council fees extra) across the UK, including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Allow about 8 weeks for a householder planning decision (two months in Scotland). Council application fees are extra.
| Region | Guide range (for application management (council fees extra)) |
|---|---|
| London | £1,000–£3,250 |
| South East | £750–£2,750 |
| East of England | £750–£2,750 |
| South West | £750–£2,500 |
| West Midlands | £750–£2,500 |
| East Midlands | £750–£2,500 |
| North West | £750–£2,250 |
| Yorkshire and the Humber | £750–£2,250 |
| North East | £750–£2,250 |
| Wales | £750–£2,250 |
| Scotland | £750–£2,500 |
| Northern Ireland | £750–£2,250 |
What changes the price:
- Type of application
- Council fees
- Revisions requested by the council
- Party wall surveyor appointments
- Building control route
- Planning conditions
Use the guide price tool for a figure based on your measurements, or see all guide prices.
Do I need planning permission?
England
In England householder applications, lawful development certificates and prior approvals for larger home extensions go to the local planning authority. Building control can be the council or a registered building control approver.
Wales
In Wales applications go to the local planning authority, and building control can be the council or a registered building control approver.
Scotland
In Scotland planning applications and building warrants are both made to the council, and the warrant must be granted before work starts.
Northern Ireland
In Northern Ireland planning applications go to one of the 11 councils, which also provide building control.
Even when planning permission is not needed, building regulations approval (a building warrant in Scotland) usually is. We make the applications and book the inspections.
How long does it take?
Allow about 8 weeks for a householder planning decision (two months in Scotland).
How it works
- 01
Measured survey
We visit and measure the house so the drawings start from accurate information.
- 02
Design options
Sketch layouts to agree the approach before detailed drawing starts.
- 03
Application drawings
Plans, elevations and documents prepared for the council and building control.
- 04
Submission and follow-up
We submit the application and deal with questions until a decision.
Planning and building regulations: questions and answers
What is the difference between planning permission and building regulations?
Planning permission controls what you build and how it looks and affects neighbours. Building regulations control how it is built: structure, fire safety, insulation and drainage.
What is a lawful development certificate?
A certificate from the council confirming that a project is permitted development. It is optional but useful when selling the house.
How long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
Who carries out building control?
Either the council’s building control service or, in England and Wales, a private building control body registered to do the work. In Scotland and Northern Ireland building control is provided by the council.
Do I need a party wall agreement?
In England and Wales, if your work affects a shared wall, boundary or nearby foundations, notices must be served. Neighbours can consent or appoint surveyors.
What happens if I build without approval?
The council can take enforcement action, and missing approvals cause problems when selling. It is always better to get approvals first.