Two routes often get confused: full planning permission and a Lawful Development Certificate. They're not alternatives to be picked freely — which one applies depends on whether your project needs consent in the first place. Here's the difference, and how to tell which fits.
In short
Planning permission grants the right to do something that needs consent. A Lawful Development Certificate (LDC) confirms your works don't need consent — usually because they're permitted development. They answer opposite ends of the same question. Either way, building regulations may still apply. SC Design prepares the drawings; the council makes the formal decision.
Not sure which route applies to your property? Send Sean your name and one way to contact you for an honest first view — with no obligation. A postcode, a few photos and a short description help if you have them, but aren't required to start.
Reviewed by Sean Corser, SC Design Wirral. Sean Corser helps Wirral homeowners with architectural design and drawing packs for extensions, loft conversions, planning and building regulations.
Last reviewed June 2026
Planning permission is consent for development that the planning system requires approval for. You apply, the council assesses the proposal on its merits, and it grants or refuses (sometimes with conditions).
If your project goes beyond permitted development — for example a larger or two-storey extension, or where rights are restricted — this is usually the route.
An LDC is a formal council decision confirming that an existing or proposed development is lawful for planning purposes — most often because it's permitted development and doesn't need permission. It's evidence and legal certainty, not permission.
GOV.UK distinguishes between a proposed LDC (for works not yet carried out) and an existing LDC (for works already done or a current use).
A proposed LDC confirms that what you describe would be lawful. Crucially, it only protects works carried out exactly as described, and it can be affected by a relevant material change before the work begins — so the works must match the certificate.
An existing LDC deals with works already completed or an established use, and relies on clear evidence. Which is right depends on your situation.
An LDC is useful when you're relying on permitted development and want documented certainty (handy for a future sale or remortgage). Full planning permission is the safer route when the project clearly needs consent, or where there's genuine doubt about whether it's permitted development.
Either way, building regulations are separate and may still be required. We can prepare LDC or planning drawings and help you understand the likely route — but the formal decision rests with the council.
You don't need a full brief or drawings to get started — just your name and one way to contact you. The rest is optional, and you can send more whenever it suits you.
Need planning drawings? We can prepare them — clear, coordinated and ready for builders and building control.
External links open in a new tab. Always confirm your specific project with the relevant authority.
All you need to start is your name and one way to contact you. A short description, postcode or a few photos help if you have them — but they're not required.