Prior Approval applications
A Prior Approval application is not a request for permission. It is a notification that you intend to use a development right that already exists, and an invitation for the council to assess a defined list of specific matters. Getting that distinction right changes how the whole application should be put together.
Most people arrive at Prior Approval the long way round. They ask an architect about an extension, get quoted for a full planning application, and only later find out there might have been a shorter route. Sometimes there was. Sometimes there genuinely was not. The point of getting specialist input early is finding out which, before you have spent money either way.
How Prior Approval actually works
Permitted development rights are granted nationally through the General Permitted Development Order. They apply in England. For some classes of development the right is unconditional. For others, Parliament attached a condition: before you build, you must apply to the local planning authority for prior approval of specified matters.
That word "specified" is doing a lot of work. On a full planning application a council can weigh almost anything material. On a Prior Approval application it can only consider the matters that the legislation lists for that route. If a neighbour objects on a ground that is not one of those matters, it does not carry the same weight as it would in a full application.
The trade-off. You get a narrower assessment and a statutory timescale. In return, you have to meet every condition in the legislation precisely. There is no scope to argue that your scheme is good enough on balance. It either qualifies or it does not.
The routes we work on
| Route | Typical use | Determination |
|---|---|---|
| Larger home extension | Single-storey rear extensions beyond standard limits | 42 days |
| Class MA | Class E commercial premises to residential | 56 days |
| Commercial PD | Various office, retail and commercial routes | Varies by route |
Eligibility considerations
Before any route can be used, a number of things need checking. These are the ones that most often decide the answer:
- Whether the rights still exist for that property. Permitted development rights can be removed by an Article 4 direction, or by a condition on an earlier planning permission. This is common on newer estates and catches people out regularly.
- What has already been done to the building. Allowances are usually measured against the original building, meaning as it was built or as it stood on 1 July 1948 — not as it was when you bought it.
- Designations affecting the site. Conservation areas, listed buildings, National Parks, Areas of Outstanding Natural Beauty, World Heritage Sites and sites of special scientific interest all restrict or exclude various rights.
- The building type. Several householder rights apply to houses and not to flats or maisonettes.
- The specific conditions of the route. Height limits, distances, materials, and use conditions all vary between routes.
Our process
- Free eligibility check. You tell us the address and what you are proposing. We give you an initial view at no cost.
- Specialist review. We check the planning history, the designations, and the conditions of the route that could apply.
- Written advice. You get a clear recommendation on the route, the risks, and what the application will need.
- Preparation and submission. We prepare the application and supporting statements and manage the submission.
- Determination. We handle the council's queries through the statutory period and explain what the decision means.
If the honest answer is that no permitted development route works for your property, we will say so. A full planning application is sometimes simply the right answer, and it is better to know that at the start.
Fixed fees for this service
Quoted in writing before anything starts. No hourly billing.
Basic
Eligibility assessment and written advice.
- Initial eligibility assessment
- Review of your proposed development
- Written planning advice
- Recommended route and next steps
Standard
The application handled end to end.
- Everything needed for the agreed standard submission
- Application preparation
- Submission management
- Council liaison
- Reasonable clarification responses
Premium
Strategic support for complex cases.
- Strategic planning assessment
- Full case management
- Coordination of more complex evidence and support
- Council liaison
- Post-decision guidance
Council application fees and third-party reports or drawings are separate unless expressly included. Complex schemes are quoted bespoke — we will tell you before you commit if your project falls outside the standard packages.
Frequently asked questions
Straight answers to what people actually ask us.
Is Prior Approval the same as planning permission?
No. Planning permission is a decision on whether your development should be allowed in principle. Prior Approval works the other way round: the right to develop already exists in national legislation, and the council checks a specific, limited list of matters set out for that route.
The practical difference is that a Prior Approval application is assessed against defined criteria rather than broad planning judgement. That makes the outcome more predictable, but it also means the technical detail has to be right.
Which developments can use a Prior Approval route?
Prior Approval routes exist across a range of development types. The ones we deal with most are larger single-storey rear extensions to houses under the neighbour consultation scheme, Class MA changes of use from commercial to residential, and various commercial permitted development rights.
Each route has its own conditions, its own list of matters the council can consider, and its own determination period. There is no single set of rules covering all of them.
How long does a Prior Approval application take?
The statutory period depends on the route. Larger home extensions are 42 days. Class MA is 56 days. The clock starts when the council validates the application, which is not the same as the day you submit it.
Build in time before that for preparing drawings and any supporting reports the route requires.
What happens if the council does not decide in time?
Where a council fails to determine within the statutory period, there is a right of appeal to the Planning Inspectorate for non-determination.
You will see it claimed online that missing the deadline means consent is simply deemed to be granted. That is an oversimplification, and the position varies by route. We would not advise starting work on that basis without taking specific advice on your application.
Can Prior Approval be refused?
Yes. The council can refuse if the proposal does not meet the conditions in the legislation, or if it is not satisfied on one of the specific matters it is entitled to assess.
In our experience the most common causes are avoidable: measurements taken from the current rear wall rather than the original one, an earlier extension nobody accounted for, or permitted development rights that had already been removed from the property.
Do I need drawings for a Prior Approval application?
Yes, in almost all cases. Councils expect properly scaled existing and proposed drawings, and a site location plan. Some routes also require specific supporting reports.
We are planning specialists rather than architects, so drawings are usually produced by a technician or architect. We will tell you exactly what your route requires before you commit to anything.
Not sure which route applies to your property?
Send us the address and what you are proposing. We will tell you whether there is a Prior Approval or permitted development route worth pursuing, before you commit to anything.
info@planningservicesonline.co.uk
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