Start with the paperwork and the building
Look for decision notices, approved drawings and correspondence about the work. A building regulations document is useful, but it does not stand in for planning permission. Similarly, permission for an earlier design does not necessarily cover what was actually constructed. Put the records in order so differences can be identified.
Tell us what concerns you and whether the council has already written to you. Include any dates or references in that correspondence without guessing information you do not know. We need to distinguish missing documents from a genuine mismatch between permission and construction. Our planning applications service explains the drawing and submission side of that work.
How the council considers an existing alteration
An application does not receive approval merely because the work is finished. The local council considers the planning merits much as it would for a new proposal, including its policies and the effect on neighbouring property. Appearance, scale, privacy and other relevant issues remain part of the decision.
It is therefore important to show the alteration accurately rather than present an idealised version of it. If changes are needed to address a planning concern, the drawings should distinguish the building as it stands from any further work being proposed. We can help make that distinction clear, but the decision belongs to the council.
Drawing what is really on the site
A measured site survey provides the base for recording walls, openings and the relationship to the rest of the house. Measurements are especially useful where available plans pre-date the alteration or do not match it. Photographs help explain appearance, but do not replace dimensioned drawings.
The submission may need existing and proposed plans and elevations, together with a location plan and other information required for the application. “Existing” and “proposed” need to be used carefully when construction has already happened. Our plans and elevations show the relevant stages so the planning officer can understand what is being assessed.
Could a certificate answer the actual question?
Not every concern about old work calls for retrospective permission. If the question is whether development is already lawful, a lawful development certificate may be the appropriate route. That involves evidence and the applicable legal tests rather than simply asking whether the council likes the design.
We discuss the difference before preparing a submission. The lawful development certificate guide sets out the purpose of that process. Do not choose between a certificate and an application only because one sounds easier: they answer different questions. The council decides on the evidence and the route used for the particular property.
Keep the building regulations issue separate
A planning decision does not certify the safety or construction of completed work. Building regulations compliance is a separate question, and the position should be checked with building control. What documents or inspections are appropriate will depend on what was built and what information is available.
We prepare building regulations drawings, but drawings of a completed alteration do not themselves provide sign-off. Construction may need further assessment, and concealed details cannot simply be treated as verified because a room is finished. Keeping planning and building control records separate makes it easier to see which question each document answers.
Taking a practical next step
If a letter asks for action, read it carefully and keep a copy. Applying retrospectively does not automatically resolve every issue raised in correspondence. Questions about enforcement or legal obligations should be taken to the council or an appropriate adviser. Our role is the survey, design information and planning application, not an appeals service.
For the first conversation, bring the address, a description of the alteration and the paperwork you have. Signature Design and Architecture are architectural designers based at Solent Business Park in Whiteley. Across Hampshire, roughly forty miles around our base, we offer a free on-site consultation with a no-obligation quotation. Get in touch or call 07713 483394 or 07889 028734 to discuss the drawings needed.
We work across Hampshire, roughly 40 miles around our Whiteley office, with occasional projects in London. See the areas we cover.
Frequently asked questions
What happens if I do not apply?
If permission is required and the matter remains unresolved, the council may consider enforcement action. Read any correspondence and ask the council or an appropriate adviser about your position rather than ignoring it.
Can a retrospective application be refused?
Yes. Completed work is still assessed on its planning merits. A refusal may mean further action is needed, which is why an accurate record of the building and the council’s concerns matters.
Is an LDC better than retrospective planning?
Neither is a general replacement for the other. A certificate concerns lawfulness; retrospective permission seeks a planning decision on existing work. The facts and evidence determine which question needs answering.
Do you need to visit the property?
We normally need to measure and understand the alteration on site so the drawings describe it properly. Existing documents help us prepare for that visit, especially where construction has changed since they were drawn.
Will I also need building regulations approval?
That must be checked independently with building control. Resolving planning permission does not settle the building regulations position, and completed work may need its own construction records or assessment.