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Planning a home extension, loft conversion, or kitchen renovation in Kent? Understanding planning permission and building regulations is crucial to avoid costly delays and legal issues. This comprehensive guide covers everything you need to know for 2026, including the latest changes to regulations and how to apply through your local Kent council.
At A.P.T. Builders, we've helped hundreds of Kent homeowners navigate the planning and building regulations process across Ashford, Maidstone, Canterbury, Folkestone, and surrounding areas. This guide draws on our 18+ years of experience to help you understand what you need and where to apply.
What is Planning Permission?
Planning permission is official approval from your local council that allows you to carry out building work or change the use of a property. It's separate from building regulations and ensures that developments are appropriate for their location and don't negatively impact neighbours or the local environment.
Planning Permission vs Building Regulations
- Planning Permission: Concerned with land use, appearance, impact on neighbours, and whether development is appropriate for the location
- Building Regulations: Focus on construction standards, structural integrity, fire safety, energy efficiency, and accessibility
- Important: You may need both, one, or neither depending on your project
Source: GOV.UK - Planning permission and building regulations
Do I Need Planning Permission in Kent?
Whether you need planning permission depends on the type, size, and location of your project. The Planning Portal provides an interactive tool to help you determine if you need permission.
Projects That Usually NEED Planning Permission:
- Extensions to the front of your property
- Extensions that exceed permitted development limits (detailed below)
- New separate buildings (e.g., detached garage, outbuilding over certain sizes)
- Building on land that was previously part of the garden
- Loft conversions that alter the roof shape or height significantly
- Changing the use of your property (e.g., residential to commercial)
- Any development in conservation areas, listed buildings, or Areas of Outstanding Natural Beauty
Projects That May NOT Need Planning Permission:
- Internal alterations including kitchen installations and bathroom renovations (unless it's a listed building)
- Rear extensions within permitted development rights
- Loft conversions that don't alter the roof shape
- Conservatories meeting size and location criteria
- Porches under 3 square metres
- Garden sheds and outbuildings within size limits
⚠️ Special Considerations for Kent Properties
Many Kent areas have special planning restrictions. Article 4 directions can remove permitted development rights in certain areas. Parts of Kent include conservation areas (Canterbury, Tenterden, Sandwich), Areas of Outstanding Natural Beauty (Kent Downs, High Weald), and numerous listed buildings. Always check with your local council first.
Permitted Development Rights in Kent
Permitted development rights allow you to make certain improvements to your property without needing to apply for full planning permission. However, these rights come with specific size limits and conditions.
Rear Extensions - Permitted Development Limits
| Property Type | Standard Limit | Extended Limit (non-designated land) |
|---|---|---|
| Detached house | 4 metres | 8 metres |
| Semi-detached/terraced | 3 metres | 6 metres |
Conservatories & Orangeries
According to the Planning Portal guidance on conservatories, the following criteria must be met:
- No more than 50% of land around the original house may be covered by additions/buildings
- Maximum eaves height of 3 metres if within 2 metres of a boundary
- Maximum overall height of 4 metres for side conservatories
- No conservatories forward of the principal elevation facing a highway
- Side conservatories must not exceed half the width of the original house
Loft Conversions
- Additional roof space volume must not exceed 40 cubic metres (terraced) or 50 cubic metres (detached/semi-detached)
- No extension beyond the existing roof slope facing a highway
- Materials must be similar to the existing house
- No verandas, balconies, or raised platforms
- Side-facing windows must be obscure-glazed and non-opening unless 1.7m above floor level
Source: GOV.UK - Permitted development rights for householders technical guidance (PDF)
Building Regulations Explained
Building regulations are legal requirements that ensure construction work meets minimum standards for health, safety, energy efficiency, and accessibility. Even if you don't need planning permission, you almost always need to comply with building regulations.
Key Building Regulations Parts:
Part A - Structure
Structural integrity, foundations, walls, floors, and roofs
Part B - Fire Safety
Fire detection, escape routes, fire resistance of materials
Part C - Damp
Resistance to moisture, damp-proofing requirements
Part E - Sound
Sound insulation between properties and within buildings
Part F - Ventilation
Adequate ventilation for health and condensation control
Part L - Energy Efficiency
Insulation, heating systems, carbon emissions reduction
Part M - Access
Accessibility for disabled people, level access
Part P - Electrical
Electrical safety in dwellings, Part P compliance
Full list of approved documents: GOV.UK - Approved Documents
Key Changes Coming in 2026
Significant changes to building regulations and planning procedures are coming into effect in 2026. Here's what Kent homeowners need to know:
🔥 Fire Safety - Second Staircase Requirement (September 2026)
From 30 September 2026, all new residential buildings with any storey at 18 metres or above must have at least two staircases for fire safety. This follows amendments to Approved Document B (Fire Safety).
This mainly affects new apartment blocks and tall residential buildings, but is crucial information for developers and anyone involved in multi-storey residential projects.
Source: GOV.UK - Fire safety: Approved Document B
♻️ Future Homes Standard (2026)
The Future Homes Standard requires new homes built from 2026 to produce 75-80% less carbon emissions than homes built to current standards. This means:
- Higher insulation standards
- Heat pumps instead of gas boilers in most new builds
- Improved airtightness and ventilation
- Solar panels or other renewable energy systems may be required
📋 Planning Reforms (2026)
The Planning & Infrastructure Bill aims to streamline the planning process with:
- Faster approval times for householder applications
- Simplified consultation requirements
- Digital-first planning applications
- More transparency in decision-making processes
Source: Homebuilding - Planning reforms coming in 2026
🌳 Environmental Requirements
New guidance for environmentally sustainable building practices includes:
- Biodiversity net gain requirements (10% biodiversity improvement)
- Swift bricks for nesting birds in new builds
- Sustainable drainage systems (SuDS)
- Habitat restoration measures
How to Apply for Planning Permission in Kent
Applications are submitted through the Planning Portal, but you'll need to know which Kent council covers your area.
Kent Council Planning Departments
Ashford Borough Council
Covers: Ashford, Kennington, Willesborough, Great Chart, Kingsnorth, Wye, Hamstreet, Brabourne, Charing, Chilham, and surrounding villages
Website: ashford.gov.uk/planning-and-development
Search applications: planning.ashford.gov.uk
Do I need permission? Ashford planning permission guidance
Canterbury City Council
Covers: Canterbury, Herne Bay, Whitstable, and surrounding areas
Website: canterbury.gov.uk/planning-and-building
Submit application: canterbury.gov.uk/submit-planning-application
Find out if you need permission: Canterbury planning permission guidance
Maidstone Borough Council
Covers: Maidstone and surrounding borough
Website: maidstone.gov.uk/planning-and-building
Apply for permission: maidstone.gov.uk/apply-for-planning-permission
Search applications: maidstone.gov.uk/search-for-a-planning-application
Folkestone & Hythe District Council
Covers: Folkestone, Hythe, New Romney, and surrounding district
Website: folkestone-hythe.gov.uk/planning
How to apply: folkestone-hythe.gov.uk/making-planning-application
Is permission required? folkestone-hythe.gov.uk/planning-permission-required
Kent County Council
Kent County Council deals with planning applications for waste facilities, minerals extraction, and county council developments only. For household applications, use your local borough/district council above.
Building Control in Kent
For building regulations applications, you can use either:
- Local Authority Building Control: Kent Building Control (partnership covering Ashford, Canterbury, Dover, Maidstone, and other Kent authorities)
- Approved Inspector: Private building control companies
Applications for building control are also submitted through the Planning Portal.
Costs and Timescales
Planning Permission Fees (2026)
| Application Type | Typical Fee |
|---|---|
| Householder application (extensions, conservatories, etc.) | From £206 |
| Certificate of Lawfulness | From £103 |
| Prior Approval (larger rear extensions) | From £96 |
| Change of use | From £462 |
Note: Fees are set nationally and are the same across all Kent councils. Fees listed are starting prices - actual costs may be higher depending on the scale and complexity of your project. Check the Planning Portal for the most up-to-date fees.
Decision Timescales
- Householder applications: 8 weeks (target)
- Minor applications: 8 weeks
- Major applications: 13 weeks
- Prior approval: 42 days (6 weeks)
💡 Pro Tip from A.P.T. Builders
In our experience working across Kent, decision times can vary. Canterbury and Ashford typically meet the 8-week target, but complex applications or those in conservation areas can take longer. Always factor in extra time when planning your project timeline.
Building Control Costs
Building control fees vary depending on the scope of work. Typical ranges include:
- Small rear extension: £400-£800
- Two-storey extension: £800-£1,500
- Loft conversion: £500-£1,000
- New build house: £2,000-£5,000+
Get quotes from both Kent Building Control and approved inspectors to compare costs. Actual costs will depend on the complexity and size of your project.
Common Mistakes to Avoid
After 18+ years working on building projects across Kent, we've seen these mistakes cost homeowners time and money:
❌ Assuming You Don't Need Permission
"It's only a small extension" isn't enough. Check permitted development criteria carefully. Properties in conservation areas, listed buildings, or areas with Article 4 directions may need permission for works that would otherwise be permitted.
❌ Confusing Planning Permission with Building Regulations
These are separate approvals. You might not need planning permission for a loft conversion, but you almost certainly need building regulations approval for the structural work, fire safety, and insulation.
❌ Starting Work Before Approval
Never start work before you have written approval. If caught, you may face enforcement action requiring you to undo the work, plus retrospective application fees and potential legal costs.
❌ Not Checking Boundaries
Ensure your plans accurately show your property boundaries. Building on a neighbour's land, even by a few inches, can lead to legal disputes and enforcement issues.
❌ Ignoring Party Wall Act
If your work involves a party wall (shared with a neighbour), you must serve notice under the Party Wall Act 1996. This is separate from planning permission and building regulations.
❌ Using the Wrong Council
Make sure you apply to the correct Kent council. Ashford Borough covers different areas than Canterbury City, even though some villages are close to boundaries.
❌ Poor Quality Plans
Your planning drawings must be to scale, accurate, and clear. Poor quality plans lead to delays and rejections. Consider hiring a professional architectural designer for complex projects.
A.P.T. Builders: Your Kent Extension & Conversion Specialists
Planning an extension or conversion in Kent? A.P.T. Builders handles everything from initial planning permission applications to final building control sign-off. With 18+ years of experience, we make the entire process straightforward.
Single & Double Storey Extensions
Whether you need additional living space, a larger kitchen, or a home office, our extensions and conversions service covers every aspect from planning to completion.
- Planning permission applications
- Building regulations compliance
- Structural calculations and surveys
- Full design and build service
Loft Conversions
Transform your unused loft space into a beautiful bedroom, office, or playroom. Our garage and loft conversions service handles all building regulations requirements including fire safety, insulation, and structural work.
- Dormer and hip-to-gable conversions
- Velux and roof light installations
- Staircase design and installation
- Full electrical and plumbing
Barn Conversions
Specialising in barn conversions across Kent, we transform agricultural buildings into stunning residential properties while preserving their character and meeting all planning and conservation requirements.
- Change of use planning applications
- Listed building consent where required
- Sympathetic design respecting original features
- Full structural and thermal upgrades
Garage, Basement & Outbuilding Conversions
Convert your garage, basement, or outbuilding into valuable living space. Perfect for home gyms, offices, granny annexes, home cinemas, or additional bedrooms.
- Change of use applications
- Waterproofing, tanking and damp-proofing
- Heating and ventilation systems
- Complete internal fit-out
Need Help with Your Kent Building Project?
Navigating planning permission and building regulations can be complex, but you don't have to do it alone. At A.P.T. Builders, we've helped hundreds of Kent homeowners successfully plan and complete their building projects across Ashford, Maidstone, Canterbury, Folkestone, and surrounding areas.
We offer:
- Free consultations on planning and building regulations requirements
- Assistance with planning applications and liaison with local councils
- Full building control compliance throughout your project
- 18+ years of experience with Kent planning authorities
- Complete building services from design to completion
📞 Call us: 07794 083532
Sources & Further Reading
- GOV.UK - Planning permission and building regulations
- Planning Portal - Apply for planning permission
- GOV.UK - Building Regulations Approved Documents
- GOV.UK - Fire safety: Approved Document B
- Permitted development rights for householders - Technical guidance (PDF)
- Ashford Borough Council - Planning and Development
- Canterbury City Council - Planning and Building
- Maidstone Borough Council - Planning and Building Control
- Folkestone & Hythe District Council - Planning
- Kent Local Authority Building Control
- Planning reforms coming in 2026
- Planning Portal - Conservatories planning permission