When you'll need pre-applications or planning permission

Most of the renovation work we see doesn't need planning permission. The interior is usually yours to alter without anyone else's sign-off, beyond Building Regulations. But there are projects where planning is involved — and getting clarity early is worth the effort.

When you usually don't need planning permission

• Bathroom and kitchen refreshes — replacing finishes, fixtures, layouts within the existing room.
• Internal alterations — knocking through internal walls, repositioning rooms within the existing footprint.
• Replacing windows or doors like-for-like in a non-conservation area.
• Most loft conversions that fall within Permitted Development rights.

When you usually do need planning permission

• Extensions beyond Permitted Development limits.
• Anything in a conservation area that affects the external appearance.
• Listed buildings — Listed Building Consent is needed for any alteration, including some interior changes.
• Change of use — converting a garage to a habitable room, splitting a property into flats, that kind of thing.
• Loft conversions that involve changes to the roof structure beyond what Permitted Development allows.

A pre-application enquiry to your local authority's planning department is often worth it for borderline cases. It's a low-cost way to get an indicative view from the council before committing to a full application.

What to do if an application is refused

Refusals happen, and they're usually not the end of the road. Common routes after a refusal:

• Read the refusal carefully. The reasons given tell you what would need to change for a successful resubmission.
• Talk to your architect about a revised design that addresses the council's concerns.
• Submit a revised application. Most councils don't charge for a resubmission within a set period after refusal.
• Appeal to the Planning Inspectorate, if the refusal was unjustified. This takes longer and is worth pursuing only when the case is strong.

Building Regulations are separate

Even projects that don't need planning permission usually need to comply with Building Regulations — the standards covering structural integrity, fire safety, electrical work, ventilation, and so on. Building Control sign-off is separate from planning permission, and is run by your local authority (or an approved private inspector). Your builder is usually the right person to coordinate Building Control inspections.

If you live in a Higher-Risk Building

The Building Safety Act 2022 introduced extra rules for what it calls Higher-Risk Buildings (HRBs) — broadly, residential buildings that are at least 18 metres tall (or have at least 7 storeys) and contain two or more residential units.

If your flat is in an HRB, additional approvals may apply to your renovation. The detail depends on what the work involves:

• Cosmetic and internal works — like decoration, kitchen or bathroom refits — generally follow the standard building control route. HRB-specific rules don't usually apply.
• Work affecting structure, fire safety systems, or fire spread between flats may need Gateway 2 approval from the Building Safety Regulator before it starts. This is separate from standard building control, and can take significantly longer.
• You'll usually need to notify the Accountable Person. Most HRBs have a person or organisation responsible for the building's safety case — often the freeholder or managing agent. They may have their own consent requirements, and your lease will usually have clauses on what alterations need their permission.

The HRB regime is new (in force from 2023) and the requirements are complex. If your project might fall under it, we'd recommend speaking to a building consultant or your managing agent early — these requirements can change the project timeline materially and need to be factored into planning.

What this means for you

Talk to your planner and your designer early about whether your project might need planning permission or pre-application advice. If it might, an architect is usually the right professional to bring in — Beams designers don't handle the planning process. The article Do I need an architect, a structural engineer, or both? covers the boundary.

Related articles

• Do I need an architect, a structural engineer, or both?
• What if I already have my own architect, drawings, or planning permission?