Is a certificate the same as planning permission?

No. The council is not deciding whether your proposal is acceptable; it is confirming whether it is lawful. That is why the drawings need to be dimensionally precise — the decision turns on measurements, not merit.

How long does an application take?

It follows a statutory determination period similar to a householder application, and it is often quicker in practice because there is no consultation on planning merits.

Can I get one for work already done?

Yes, where you can evidence that it has been in place long enough to be immune from enforcement. The evidence burden is on the applicant, and it needs to be documentary rather than recollection.

Do I need one for a garden room?

Not legally, but for anything near the height or coverage limits it is the most cost-effective insurance available.

Consent · Cornwall

Lawful Development Certificates — the cheap document that prevents an expensive argument

A Lawful Development Certificate is a formal confirmation from the council that something is lawful, either because it is permitted development (proposed) or because it has existed long enough to be immune from enforcement (existing). It is not planning permission, and it is decided on fact and law rather than on planning merit.

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Proposed versus existing

The two routes need very different evidence packs, and confusing them is the usual reason for refusal.

Proposed: scaled drawings showing the works fall within permitted development limits, plus confirmation the rights have not been removed
Existing: dated evidence — photographs, invoices, utility bills, statutory declarations — establishing continuous use over the relevant period

Why they matter at sale

Conveyancing solicitors routinely ask for evidence that extensions, conversions and outbuildings were lawful. A certificate answers that question in one document. Retrospectively assembling evidence years later, when the builder has retired and the invoices are gone, is far harder and occasionally impossible.

What we prepare

Measured drawings to the standard the council expects, a written statement setting out the specific class of permitted development relied on, and the supporting evidence assembled in a way the case officer can follow without hunting for it.

Frequently asked

Straight answers.

Is a certificate the same as planning permission?: No. The council is not deciding whether your proposal is acceptable; it is confirming whether it is lawful. That is why the drawings need to be dimensionally precise — the decision turns on measurements, not merit.
How long does an application take?: It follows a statutory determination period similar to a householder application, and it is often quicker in practice because there is no consultation on planning merits.
Can I get one for work already done?: Yes, where you can evidence that it has been in place long enough to be immune from enforcement. The evidence burden is on the applicant, and it needs to be documentary rather than recollection.
Do I need one for a garden room?: Not legally, but for anything near the height or coverage limits it is the most cost-effective insurance available.

Need to prove something is lawful?

Tell us what was built and when — we will tell you which route applies and what evidence you need.

Free · No obligation

Book your free consultation

Tell us about your project — we usually reply within 2 hours (working day).