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What Is Planning Permission?

Planning Permission is consent from your Local Planning Authority (LPA) to undertake certain types of development. This includes new builds, significant alterations, change of use, or works affecting Listed Buildings, Conservation Areas, protected trees or hedgerows.

When Is Planning Permission Required?

You will typically need permission if your project involves:

  • Building something new (e.g. house, extension, outbuilding)

  • Major external alterations (e.g. dormers, raised rooflines, façade redesign)

  • Changing the use of a building (e.g. residential to commercial)

  • Working on or near a Listed Building or in a Conservation Area

  • Installing illuminated signage, large advertisements, or hoardings

  • Removing or altering protected trees or hedgerows

Some smaller projects may fall under Permitted Development Rights. We can confirm whether your scheme qualifies.

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Types of Planning Applications

  • Full Planning Permission
    The most common route — used when your proposals are fully designed.

  • Outline Planning Permission
    Used to confirm if development is acceptable in principle before producing detailed plans.

  • Reserved Matters
    Submitted after outline approval to address specific design elements (e.g. access, layout, appearance).

  • Removal or Variation of Conditions
    For modifying previously granted permissions.

  • Retrospective Applications
    Used when work has started or completed without prior consent.

Depending on the site and nature of your works, you may also need:

  • Listed Building Consent – for works affecting the character of a Listed Building

  • Conservation Area Consent – required for demolitions or significant alterations in designated areas

  • Tree Preservation Order (TPO) Consent – to alter or remove protected trees

  • Advertisement Consent – for many types of signage, especially if illuminated or high-mounted

  • Lawful Development Certificates (LDCs) – to confirm that proposed or existing works are lawful

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Timescales & Process

Typical LPA determination times

  • Standard applications – 8 weeks. This is known as the Statutory Period and is set out in law.

  • Major applications – 13 weeks

  • With Environmental Statement – 16 weeks

During the application process, the LPA will:

  • Consult neighbours and statutory bodies (e.g. Environment Agency, Highways)

  • Display notices on site and online

  • Allow 21 days for public feedback

Applications are then assessed against local and national planning policies before a decision is issued.

Pre Application Dialogue

Some LPAs offer Pre-Application Advice (often subject to a fee although Manchester still offer free advice), which can take up to 8 weeks but may reduce risk of refusal.

Refusals, Appeals and Enforcement

If your application is refused, we can prepare and manage an appeal through the Planning Inspectorate.

Unauthorised works may lead to enforcement action, requiring reversal of the development or a retrospective application.

Buying Land Subject to Planning?

It is legal to apply for Planning Permission on land you do not yet own. Common legal mechanisms include:

  • Conditional Contracts – completion depends on securing permission

  • Option Agreements – gives the right to buy if permission is granted

We regularly advise clients and solicitors on planning-related land acquisition strategies.

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Start With Certainty

We can manage every stage of the process:

  • Planning strategy and feasibility advice

  • Full drawing packages and planning statements

  • Application submission and LPA liaison

  • Negotiation of conditions and appeal handling

  • Coordination with heritage, tree, highways and ecology officers

With over 25 years’ experience across Manchester, Cheshire, Liverpool and the wider North West, Paul Ashton Architects have helped many clients navigate the Planning system with clarity and success. Whether you are a homeowner, developer, church organisation, or commercial client, we can guide you through the Planning Permission process.

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