Planning Permission

Planning permission is the formal consent required from a local planning authority (the council) before carrying out certain types of development, including building work, extensions, and changes of use.

In property investment, planning permission is relevant in several contexts: converting a property to an HMO in an Article 4 area; converting a single house into flats; changing use from residential to commercial (or vice versa); significant external alterations such as extensions or outbuildings above permitted development limits.

Permitted development rights allow many common types of development to proceed without planning permission. However, these rights can be removed by Article 4 directions, listed building status, or conditions attached to previous planning consents.

Planning applications can be approved, refused, or approved with conditions. In areas with Article 4 directions, applications to convert to HMO use may be refused if the council's policy is to limit HMO concentration.

Always check planning implications before purchasing a property that you intend to significantly alter or change the use of. Retrospective planning permission is possible but not guaranteed, and the cost of enforcement action if refused is significant.