Plenty of domestic projects never need a planning application, and plenty of homeowners assume theirs does. Knowing which route you are on early changes your programme by months, so it is the first question we ask on a site visit.
What permitted development covers
Many rear extensions, internal alterations and garage conversions fall within permitted development rights, subject to limits on size, height, materials and how much of the garden is built on.
When rights are restricted or removed
Conservation areas, listed buildings, flats, and properties where rights were removed by condition on the original consent are the usual exceptions. New estates in particular sometimes carry conditions worth checking.
Lawful development certificates
Where a project is permitted development, a lawful development certificate from the council gives you documentary proof — useful when you sell, and worth having before you build.
Planning is separate from building regulations
Planning is about what the building looks like and where it sits. Building regulations are about how it is constructed. A project can need one, both, or in rare cases neither.