The basics
Do I actually need retrospective planning permission?
If you have built or changed something that needed permission and didn't get it, then yes — you need to either apply retrospectively, demonstrate the work is lawful (a Certificate of Lawful Development), or remove the development. Doing nothing is the worst option: under the Levelling-up and Regeneration Act 2023, the immunity period is now 10 years for both operational development and changes of use (from 25 April 2024). Before that date, operational development was immune after only 4 years — if your work pre-dates 25 April 2024, the old 4-year rule may still apply, which is one of the things we check at the free assessment stage.
What counts as "development" that needs permission?
"Development" covers building works (extensions, outbuildings, walls, roofs) and changes in the use of land or buildings. Some development is permitted automatically under the General Permitted Development Order, but those rights are limited by size, location, and the type of property — and they can be removed altogether by an Article 4 direction.
What happens if I do nothing?
The council can serve an enforcement notice at any time within the immunity period. Ignoring an enforcement notice is a criminal offence and can result in fines, prosecution, and a court order to remove the development at your own cost — regardless of how much it cost to build. We strongly recommend acting before the council does.
Will the council automatically refuse just because it's already built?
No. By law, retrospective applications must be assessed on the same planning merits as a normal application. The fact that the development already exists is not a valid reason for refusal. What matters is whether it complies with the Local Plan, the NPPF and other material planning considerations — and that's what we build our planning statements around.
Enforcement
I've received an enforcement notice. What now?
Read the notice carefully and note the deadline — typically 28 days. You have three options: comply (remove the development), submit a retrospective application, or appeal the notice to the Planning Inspectorate. The right route depends on the merits of your case. Call us as soon as you can and we'll assess your options the same day.
I've received a "warning letter" or "planning contravention notice". Is that the same thing?
No. A warning letter is an informal opening shot. A Planning Contravention Notice (PCN) is a formal request for information — you must respond, but it doesn't yet require you to remove the development. Both are usually preludes to a formal enforcement notice if matters aren't resolved. They're also the best opportunity to act early and get on the front foot.
Can you appeal an enforcement notice?
Yes. Enforcement notice appeals are made to the Planning Inspectorate on one or more of seven statutory grounds — including that planning permission ought to be granted (effectively a retrospective application within the appeal). We prepare the full statement of case, evidence and any necessary reports.
What's a Certificate of Lawful Development?
It's a formal council confirmation that a development is lawful — either because it was permitted development, or because it has existed for long enough to be immune from enforcement. Under the Levelling-up and Regeneration Act 2023, the immunity period is now 10 years for both operational development and changes of use (from 25 April 2024). Operational development that became immune under the old 4-year rule before that date keeps its immunity. If your case qualifies, a CLD is often a faster and cleaner route than a retrospective application.
Working with us
How much do you charge?
We work on two fixed, all-inclusive tiers: £450 + VAT for householder applications (extensions, outbuildings, garage conversions, car ports, loft conversions, boundary walls and similar) and £695 + VAT for all other applications (change of use, HMO conversions, annexes used as separate dwellings, agricultural-to-residential, commercial works). The fee covers drawings, planning statement, submission and ongoing agent support to decision. Council application fees are paid separately at cost. We confirm the exact figure in writing after the free initial assessment.
Are council application fees included?
No — council application fees are paid separately and passed through to you at cost. They're set by national regulations and depend on the type of application. We tell you the exact figure before submission so there are no surprises.
How long does the whole process take?
From instruction, we prepare the full application package within 7 working days. Once submitted, council determination is typically 8 weeks for straightforward delegated cases and 13 weeks or more for committee or complex cases.
What if the council asks for changes?
As your registered planning agent, we deal with the council on your behalf throughout determination. Where amendments would secure approval — a tweak to materials, a small reduction in scale — we'll discuss them with you and negotiate them with the case officer. Where the council's request is unreasonable, we'll push back.
Where in the UK do you cover?
We work across England, Wales, Scotland and Northern Ireland. The four planning systems differ in detail, but the underlying principles — material considerations, policy compliance, evidence-led decisions — are common to all of them.
Do you need to visit the site?
Usually not. Most retrospective cases can be handled remotely on the basis of photos, measurements and the planning history. For larger or more complex schemes we may recommend a site visit, in which case we'll discuss it with you up front.