Do you actually need planning permission?

What usually needs an application

Two-storey extensions, most extensions that go beyond the depth or height limits set for permitted development, and any work that increases the footprint significantly beyond what has already been added to a property historically will usually need full planning permission. Changes that alter the roofline substantially, such as some loft conversions with dormers facing the road, also tend to need consent.

Work to listed buildings needs listed building consent regardless of size, and conservation area status brings extra restrictions on materials, windows and demolition even for jobs that would otherwise be permitted development elsewhere.

What may not need an application

Many single-storey rear extensions, some loft conversions without significant roof alteration, internal renovations, and certain outbuildings can proceed under permitted development, subject to size and position limits that vary by property type and whether rights have already been used up by previous owners.

Flats and maisonettes generally have far more limited permitted development rights than houses, and new-build homes sometimes have permitted development rights removed entirely by a planning condition attached at the time they were built.

How the three local councils differ in practice

Torbay Council covers Torquay, Paignton and Brixham, where seafront and conservation designations are common around the older parts of town. Teignbridge covers Newton Abbot, Teignmouth and Dawlish, with a mix of coastal and rural policy areas. South Hams covers Totnes and much of the rural south, where landscape character and Dartmoor's setting can influence decisions on larger rural extensions.

Each council publishes its own local plan and validation checklist, and it is worth reading the specific guidance for your property's authority rather than assuming a neighbouring council's rules apply.

Getting confirmation before you commit

A Lawful Development Certificate is a formal, fee-paying application that gives you a legal document confirming a scheme does not need planning permission. It is worth the paperwork on borderline projects, particularly if you plan to sell the property later and want proof the work was lawful.

We can talk through what a design is likely to need at the early sketch stage, but we are builders, not planning consultants, and we will point you towards an architect or planning consultant for anything that needs a formal pre-application enquiry or a full submitted scheme.

Common questions