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Do I need planning permission to build underground?
Creating a new basement will usually require planning permission, particularly if it affects the external appearance of the property. For example, installing a lightwell to bring natural light into the basement may be subject to stricter design rules if it is visible from the street, especially at the front of the property, compared to those at the rear or side.
Because basement construction involves significant excavation and structural work, permission is often necessary. It’s recommended that you consult your local planning authority early on to understand what is likely to be considered acceptable before submitting a planning application. Building regulations will also apply to a new or conversion of a basement.
Common Questions
Yes, but you will need to obtain planning permission. Converting a detached garage into a self-contained living space, such as annexe, studio flat, or retail unit, represents a material change of use, particularly if it will function independently from the main house. This is because the garage would no longer be used in connection with the main dwelling and would effectively become a separate residential unit.
Land and buildings are categorised by their type and purpose through a system known as ‘use classes’. A 'Change of use' can be within the same Use Class or from one Use Class to another.
You can find a full list of use classes and change of use scenarios related to planning on the Planning Portal website.
A dropped kerb is a sloping point in the pavement to provide access by vehicle to a property. Dropped kerbs aren’t usually a planning matter although it is recommended that you contact your local authority to find out if planning permission is required, and you will need to make a specific dropped kerb application for a domestic vehicle crossing licence to your local authority.
Work to create a dropped kerb must be carried out by a New Roads and Street Works Act accredited contractor.
In many circumstances, rules known as ‘permitted development’ rights allow you to extend a house without needing to apply for planning permission, providing specific limitations and conditions are met. If you want to exceed these limits and conditions, then it is likely that an application for householder planning permission will be required.
You can find information about the limits and conditions, prior approval and the building regulations on the Planning Portal by using the links below.
Read about planning permission for extensions
Read about prior approval for larger single storey extensions
Find out about building regulations for an extension
Many trees are protected by Tree Preservation Orders (TPO) which means that, in general, you need the council's consent to prune or fell them.
A TPO is placed on a tree, group of trees or woodland with the aim of protecting them. The following is prohibited on a protected tree, without the local planning authority's (LPA) consent:
- Felling
- Topping
- Lopping
- Uprooting
- Wilful damage/destruction
Owners of the trees must maintain their trees, and an LPA will often encourage good tree management. However, they are unable to require maintenance work just because a tree falls under a TPO.
If you wish to complete work on a tree under a TPO you will be required to submit an application to the local planning authority. For full details on this application type, read guidance about works to trees and the application process.
