It might be tempting to avoid the hassle of applying for the various permissions you may need to develop your property, but obtaining planning permission is vital.

There are very good reasons for doing things by the book:

• You will be protected from making mistakes such as knocking down a partially-supporting wall (building regulations).
• You will ensure your property is easy to sell (a buyer's survey will pick up the permissions you should have obtained).
• You will avoid the expense of having to undo your work.
• Most importantly of all, you will avoid having to pay a fine, or even going to prison!

Planning permission will be needed if you want to make changes that will affect the way your property looks, or impacts on the local area.

Generally speaking, avoid properties that require planning permission for your first development project as they can involve long delays. As you are paying to finance the property during the delays, it could cost you lots of money.

If you are more experienced or developing your own home, then you might be willing to take on this more extensive development. You can often get an accurate assessment of your development options if you call the Town Hall or Local Authority for advice. Phone up and ask for the Planning Department.

You don't always need planning permission, even if the work you are considering appears quite substantial. For example, you are normally allowed to build a conservatory up to 15% of house floor space without getting planning permission.

Planning officers will never commit themselves on the telephone. However, your aim is to see whether they are willing to say 'we would welcome an application to do xyz to a property in street A'.