When a project falls outside permitted development — larger or wrap-around extensions, some two-storey and side extensions, or homes where PD rights are restricted — you make a householder planning application to your local council. We prepare and manage the whole submission for you.
A householder planning application is the standard route for extending or altering a single home in a way that isn't covered by permitted development. The council assesses your design against national and local planning policy, the look of the area, and the impact on neighbours, then issues a decision.
The statutory determination period is 8 weeks from validation. Allowing for our design and preparation (around 2–3 weeks) and validation, most householder applications run to roughly 8–12 weeks overall. Optional pre-application advice adds a few weeks but reduces the risk of refusal.
The householder planning application fee in England is currently in the region of £258 — but it is set by government and changes periodically (and differs in Wales and Scotland), so we confirm the current figure. Our design & planning fee for 3–6m extensions and double lofts is £2,000–£3,000 (see pricing). Building Regulations are separate.
A refusal isn't the end of the road. We review the officer's reasons, revise the scheme and resubmit — usually free of charge under our service — or, where appropriate, lodge an appeal. Our high approval rate comes from designing with policy in mind from day one.
The council has a statutory 8 weeks to decide from the point your application is validated. With design and preparation beforehand, plan for around 8–12 weeks in total.
Objections are part of the process and are considered by the case officer, but decisions are made on planning policy — not on objections alone. A well-designed scheme that respects neighbour amenity carries the most weight, which is what we aim for.
It depends on your property, the area's character and policy, and neighbour impact. We assess feasibility up front and design to the maximum that's realistically approvable for your home.
Planning rules and statutory fees are set by the UK Government and your local council, and they change over time and vary by area and property. The figures here are indicative for early-stage guidance only and are not a substitute for formal advice — Virtue confirms the exact route, requirements and current fees for your specific property as part of our service.
Use our visual builder for an instant likely planning route, or book a free consultation and we'll confirm it for your property.
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