How to apply for planning permission

When you apply for planning permission, you must include all the information the council needs to assess your proposal against local and national planning policies.

Do I need planning permission?

Not all forms of development, including changes of use of land or buildings, require planning permission.  This is because of provisions set out in national planning regulations often referred to as Permitted Development rights. 

These rights allow many types of extensions and alterations, and some new buildings to be erected without requiring approval from the Local Planning Authority providing that all restrictive criteria in the relevant part of the regulations are met in full. 

Domestic extensions and alterations

Homeowners benefiting from permitted development rights can often carry out certain works including erecting small extensions, rear dormers, porches, outbuildings, walls and fences without requiring planning permission.

For single-storey rear extensions, these rights normally allow the extension to extend up to 4 metres from the back of a detached house, or up to 3 metres for other types of homes, as long as all other rules are met.

However, they also make provision for larger extensions (doubling the 4m and 3m limits) subject to a Prior Notification process which would involve an application being made to the Council who would then notify your immediate neighbours. 

If no objections are received, the extension would be automatically approved (as long as all other requirements are met). If objections are raised, the Council would consider them against its Local Plan policies before making a decision.

The Planning Portal website offers helpful information as a starting point for residents to find information about permitted development rights:

Changes of use

Some changes to how a building is used don’t need planning permission. You can find details about these on the Planning Portal website.: 

Your responsibilities

When proposing any form of development, the responsibility for obtaining the correct permissions primarily rests with the owner(s) of the land and not those undertaking the works.  It is therefore very important that you make the necessary checks before any development takes place.  If you are not certain whether your proposed development requires planning permission you should seek advice:

Permitted development works

If you believe your proposed development does not require planning permission (on the basis that it is covered by the provisions of Permitted Development rights) you can ask Oldham Council for either:

A written opinion whether we agree with you

As part of our pre-application advice service Oldham Council offers a “Permitted Development Enquiry” option where residents can obtain advice from the Local Planning Authority whether planning permission would be required. 

A decision confirming whether we agree with you. 

You can apply for what is called a Lawful Development Certificate.  This process can also be used to obtain a decision whether existing development is lawful and there are different grounds on which this claim might be made.

Planning guidance

The Planning Portal provides simple mini-guides for common projects such as loft conversions, porches and small extensions.

Get advice before applying

We offer a pre-application advice service to help you prepare your proposal before submitting a planning application.

Discussing your plans with us early on can:

  • identify issues or necessary changes before you apply
  • help you submit a valid application that meets planning policy
  • reduce the risk of delays and additional costs

This is especially important for large or complex developments.

Apply

Planning validation checklist

Before your application can be processed, it must include all required documents and information.

The checklist explains what information and documents you must send with your planning application. The Council will not start to process your application until everything required has been provided.

If anything is missing or incomplete, we’ll contact you (or your agent) to explain what’s needed and give you the opportunity to provide it.

Apply online

The easiest way to apply is via the Planning Portal. You can:

  • apply for planning permission
  • create a compulsory site location plan
  • upload supporting documents such as plans and photos
  • pay the application fee online

You’ll need to register and log in to start your application:

Login to the planning portal

Apply by post

If applying by post, please include:

  • three copies of all plans
  • all required supporting documents
  • a completed application form
  • the correct fee

The government has set national information requirements that apply to all planning applications.

You can find the forms and documents you need to download and include with your application on the planning portal website:

Certificates of Ownership

All planning applications must include a land ownership certificate. This confirms who owns the land included in the application site, or that the correct notices have been served on any other owners or agricultural tenants.

Applications cannot be accepted without the correct certificate, and it is important to choose the right one for your circumstances. You can apply for planning permission on land you do not own, but you must notify the relevant parties as part of the process.

For more information on the different certificates, notices, and what happens if a certificate is completed incorrectly, please read our detailed guidance.

What typically happens after you apply

Once your application has been submitted:

  1. It is made public so people can comment for 21 days.
  2. A case officer will visit the site and assess the proposal against planning policy and any comments received.
  3. You’ll be contacted if minor changes are needed.
  4. Large, complex or controversial applications may be decided by a panel of councillors.

Typical timescales

  • Household or small commercial applications: target date 8 weeks
  • Large-scale developments: target date 13 weeks

Where possible, the decision will be sent by email and published on our website:

If your application is approved, you may still need building regulations approval or consent from neighbouring landowners if you’re building on or near a boundary.

If your application is refused

If your application is refused, you can appeal the decision.

Appeal deadlines

  • Most appeals: within 6 months of the council’s decision
  • Householder applications: within 12 weeks of the decision

Appeals can take several months, so it may be better to discuss possible changes to make your proposal acceptable. Only the applicant or their agent can appeal. Third parties cannot.

After you get planning permission

When planning permission is granted, you must carry out the work in line with the approved plans and any conditions attached to the permission.

Further details for approval

Some permissions include conditions that require you to submit further details for approval within a set timescale, often before work starts. These may also require consultation.

Amendments to approved plans

Once planning permission has been obtained sometimes amendments might be required.  All changes to any approved plan (as listed on the Decision Notice) will require approval from the Local Planning Authority.  There are two processes for making such changes depending upon the extent of changes proposed. 

A non-material amendment application can be made for very minor changes under s96a of the Town and Country Planning Act 1990.  This is a quick process and does not require consultations to be carried out.

For more significant changes an application would needed to formally vary the approved plans condition on the Decision Notice under s73 of the Town and Country Planning Act 1990. 

Other legal and building requirements

Even if planning permission is granted, you may still need building regulations approval or landlord consent if the property is leasehold. There may also be restrictive covenants that affect your property. If you’re unsure, seek legal advice before starting work.