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.
How much does a planning or building regulations application cost in Belfast?
In Belfast, a planning or building regulations application typically costs £750–£2,250 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Prices across Northern Ireland are typically 14% below the UK average for this kind of work, which is reflected in the range for Belfast. Council application fees are extra.
| Size or type | Guide range |
|---|---|
| Application management (council fees extra) | £750–£2,250 |
| Larger or more complex projects | £2,250–£2,750 |
The main things that change the cost:
- Council fees
- Planning conditions
- Agreements with neighbours on shared walls
- Building control route
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Planning and building regulations in Belfast
Whether you need planning permission depends on your house and its location in Northern Ireland. In Northern Ireland planning applications go to one of the 11 councils, which also provide building control.
In Northern Ireland building control approval comes from the council, usually through a full plans application or a building notice, with inspections during the work and a completion certificate at the end.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
What we take care of:
- Permitted development assessment
- Building control application and inspections
- Build-over agreements with the water company
- Written agreement with neighbours on shared walls
- Discharge of planning conditions
- Certificate of lawfulness applications
How long does it take?
Allow about 8 weeks for a householder planning decision (two months in Scotland). If the drawings are for a planning application, add the council’s decision period once they are submitted.
Building in Belfast
Northern Ireland has many detached and semi-detached homes on generous plots, which suits single-storey rear extensions and garage conversions.
We work across Belfast and neighbouring areas such as Newtownabbey, Lisburn and Newtownards. Postcodes we cover in Belfast include BT1, BT2, BT3 and BT4.
How it works
- 01
Survey and brief
We visit, talk through what you want and record the existing building.
- 02
Concept design
Options for layout and appearance, revised until you are happy.
- 03
Application drawings
Plans, elevations and supporting documents prepared for the council.
- 04
Approval
We follow the application through to a decision and pass on the approved drawings.
Questions about planning and building regulations applications in Belfast
Do you handle planning and building regulations applications in Belfast?
Yes. We handle planning and building regulations applications across Belfast, including postcodes BT1, BT2, BT3 and BT4. Every project starts with a free home visit.
How long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
How much does a planning or building regulations application cost in Belfast?
In Belfast, a planning or building regulations application typically costs £750–£2,250 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Your fixed price depends on the survey and drawings.
What is a certificate of lawfulness?
A certificate from the council confirming that a project is permitted development. It is optional but useful when selling the house.
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.
What about shared walls in Belfast?
Northern Ireland has no Party Wall Act. Work on shared walls relies on agreement with the neighbour and common law, so we agree the arrangements in writing before work starts.