Permitted Development Rights Explained: What You Can Build Without Planning Permission

If you own a house in the UK, you might be surprised at how much you can build or change without the hassle of full planning permission. Permitted development rights allow you to make various improvements—such as extensions, loft conversions, outbuildings, and even garage conversions—without requiring formal approval. That can save you months, cut costs, and help you dodge the stress of a traditional planning application.

However, there are rules and limits that you need to adhere to. Size, height, and location all matter. Some properties, like flats and listed buildings, just don't qualify.

Even if your house is eligible, things like Article 4 directions or conservation area rules might get in the way. It's a bit of a minefield sometimes.

So, before you start hammering away, you really need to know what you can and can't do under permitted development. This guide breaks down the main projects, the conditions you need to meet, and the steps to keep your home improvement legal.

Key Takeaways

• Permitted development rights let you build extensions, loft conversions, and outbuildings without full planning permission if you stick to certain size and location limits.

• Not every home qualifies—flats, maisonettes, listed buildings, and properties in conservation areas or Article 4 zones often have restricted or no permitted development rights.

• It's smart to get a lawful development certificate to prove your work is legal, especially if you might sell in the future.

What Are Permitted Development Rights?

Permitted development rights let you make certain changes to your house without the whole planning permission drama. The law spells out what work you can do, how big it can be, and what conditions you need to follow.

How Permitted Development Rights Work

The Town and Country Planning (General Permitted Development) (England) Order 2015—GPDO for short—lays out the rules. It lists specific "classes" of work you can do without planning permission, as long as you stay within the limits.

Each class covers something different. Class A is for extensions and alterations. Class B covers loft conversions with dormers. Class C is for roof alterations like roof lights. Class E is for outbuildings—think sheds and garages.

You’ve got to stick to all the limits and conditions for your project to count. That means size limits, height caps, and even rules about materials. For example, a rear extension can't be taller than your existing house.

Sometimes, your local planning authority removes permitted development rights in your area with an Article 4 Direction. Previous planning permissions on your property might have taken these rights away, too. Always check with your local council before you start.

Key Benefits of Permitted Development

The biggest win? Time. You skip the planning application, which usually drags on for eight weeks or more.

You save money, too—no planning application fees, which can be several hundred pounds. And you might not need to pay consultants or architects for all those detailed drawings.

The process is just simpler. You check the GPDO rules instead of submitting piles of paperwork. For some bigger projects, you might need to notify the council through a prior approval process, but that's still quicker than full planning permission.

Who Permitted Development Rights Apply To

Householder permitted development rights only apply to houses. If you live in a flat, maisonette, or any building with multiple homes, you're out of luck.

These rights don’t apply to houses created through permitted development conversions. So, if your house used to be a shop, office, farm building, or commercial property converted under Classes M, N, P, PA, or Q, you can’t use householder PDR.

Listed buildings are excluded. Properties in conservation areas, National Parks, Areas of Outstanding Natural Beauty, the Broads, and World Heritage Sites face extra restrictions. In these Article 2(3) areas, many permitted development rights are limited or just gone.

Projects You Can Build Without Planning Permission

If you own a house in England, you can use permitted development rights for certain building works without a formal planning application. Extensions, loft conversions, and roof alterations are all fair game, as long as you stick to the size limits and other rules in the GPDO.

Single-Storey Rear Extensions

A single-storey rear extension is usually fine without planning permission if you stay within the limits. For detached and semi-detached houses, you can go up to 4 metres from the rear wall.

Terraced houses and those in conservation areas get 3 metres. The height can't go over 4 metres, and your eaves have to stay under 3 metres.

Your extension can’t cover more than 50% of your garden area (minus the original house). That includes all existing extensions and outbuildings.

The Larger Home Extension Scheme lets you go up to 6 metres for terraced houses and 8 metres for detached or semi-detached, but you need to notify neighbours. The council runs a consultation, and if neighbours object, the authority decides if you need prior approval.

Side windows that overlook neighbours must be obscure-glazed and non-opening, unless they're at least 1.7 metres above the floor. You can't build within 2 metres of the boundary if your extension is taller than 4 metres at that point.

Two-Storey Extensions and New Storeys

Two-storey extensions have tougher limits. You can't extend more than 3 metres from the original rear wall, no matter what kind of house you have.

The extension can't be taller than your existing roof ridge. Eaves height can't go above the existing eaves.

For side extensions, you can't go more than half the width of the original house. Materials should look similar to the existing house.

No two-storey side extensions if they face a highway. Single-storey side extensions are allowed, but you have to stick to the half-width and height rules.

Upper floor windows that overlook neighbours need obscure glazing and must be non-opening below 1.7 metres from the floor. Balconies and raised platforms over 0.3 metres aren’t covered by permitted development.

Side Extensions

Side extensions have to stay within your boundary and follow strict width limits. You can't go more than half the width of your original house.

Single-storey side extensions can be up to 4 metres tall. If they're within 2 metres of the boundary, the max height drops to 2.5 metres at that spot.

You can't build side extensions that face onto and are within 2 metres of a highway. This is mainly to avoid blocking views or making the street look odd.

Two-storey side extensions need even more setbacks and can't stick out in front of your main house wall. Eaves and ridge height can't top your current house.

Materials should match your home as closely as possible. Side extensions count towards the 50% coverage limit for your garden.

Loft Conversions and Roof Extensions

Loft conversions let you add living space in your roof without planning permission. The volume limit is 40 cubic metres for terraced houses and 50 cubic metres for detached and semi-detached homes.

Roof extensions can't go higher than your current roof. Materials on the outside should look similar to your house.

Rear dormer windows are the most common roof extension under permitted development. Side-facing dormers aren't allowed unless they meet criteria about not sticking out past the roof.

Roof lights that sit flush with the roof don't count towards your volume limit. You can put them on any roof slope if they don't stick out more than 150mm.

Hip-to-gable extensions turn a sloping hip roof into a vertical gable wall, giving you more space. This counts towards your cubic metre allowance but is fine if you stay within the limits.

No balconies or raised platforms over 0.3 metres on loft conversions. Side-facing windows may need obscure glazing if they overlook neighbours.

Permitted Outbuildings and Ancillary Structures

You can build things like sheds, garden offices, greenhouses, and garages in your garden without planning permission. These outbuildings have to meet certain size and placement rules.

Garden Rooms, Home Offices, and Sheds

Garden rooms, sheds, home offices, and greenhouses all count as outbuildings. You can build them without planning permission if you stick to the rules.

Outbuildings must be single storey only. The eaves can't be higher than 2.5 metres, and the overall height can't go over 4 metres for a dual-pitched roof or 3 metres for anything else.

You can't put any outbuilding in front of your main house wall—so, not in your front garden. If the outbuilding is within 2 metres of your boundary, the max height drops to 2.5 metres.

No verandas, balconies, or raised platforms over 0.3 metres. All your additions and outbuildings together can't cover more than half the land around the original house (as first built or as it was on 1 July 1948).

Your garden shed or office has to be for something incidental to enjoying your home—not as a separate place to live.

Garages and Car Ports

Garages follow the same basic rules as other outbuildings. They must be single storey, with eaves up to 2.5 metres and an overall height of 4 metres for dual-pitched roofs or 3 metres for others.

You can't build a garage in front of your main house wall. If it's within 2 metres of a boundary, the 2.5 metre height limit applies.

Car ports count as outbuildings too and have to meet the same size limits. The total area of your garage, car port, and other outbuildings can't cover more than half your original garden.

Driveways for garages have their own permitted development rules. You might need to check if your driveway surface needs planning permission, depending on drainage and materials.

Porches and Verandas

Porches have their own set of rules. You can add a porch without planning permission if the ground floor area doesn't go over 3 square metres and it's no higher than 3 metres.

Your porch has to be at least 2 metres from any boundary with a highway. That means roads, footpaths, or public rights of way.

Verandas attached to outbuildings aren't covered by permitted development. You can't add verandas, balconies, or raised platforms over 0.3 metres to sheds, garages, or garden rooms.

Other Alterations Covered by Permitted Development

Permitted development rights also cover some external changes to your home. You can add new windows and doors, solar panels, or change external materials without planning permission in most cases if you follow the rules.

New Windows and Doors

You can put in new windows and doors under permitted development rights as part of Class A changes. These count as improvements or alterations to your house.

But there are some limits. If your house is in a conservation area or other Article 2(3) land, you can't add new side-facing windows or doors under permitted development. You also can't add windows or doors to any wall facing a highway if you’re in these protected areas.

Placement is key. New openings on your main house front need careful thought—they can change the look of your street. Ground floor changes usually get fewer restrictions than upper floor ones.

Key restrictions:

• No new upper floor windows on side walls in conservation areas

• Materials should match your house where possible

• Can't go higher than your current roof

• Must avoid overlooking neighbours in ways that need planning scrutiny

PlanSure helps homeowners decide early whether PD or full planning is the safer route.

Solar Panels and Renewable Energy

Solar panels fall under Part 14 of the permitted development order for domestic microgeneration equipment. You can install panels on your roof or within your property boundary under these rights.

Roof-mounted solar panels can't protrude more than 200mm from the roof slope. If your house sits in a conservation area, you can't put panels on walls, roofs, or chimneys that face a highway.

The panels should be positioned to minimise their visual impact from street level. It's not always easy to achieve, but that's the rule.

Permitted development limits for solar panels:

Ground-mounted installations follow different rules. Stand-alone solar arrays count as curtilage buildings under Class E and must meet outbuilding size restrictions.

External Materials and Appearance

Changing your home's external materials or appearance falls under Class A as an alteration. You can re-clad walls, change render finishes, or replace external materials without planning permission in most situations.

Protected properties face stricter rules. In conservation areas and Article 2(3) land, cladding the exterior of your house isn't permitted development.

You must submit a planning application for these changes. The materials you choose should match or complement your existing house, though the permitted development rules don't specify exact requirements.

Building regulations may impose standards for thermal performance and fire safety. Local authorities can issue Article 4 directions that remove permitted development rights for external alterations in specific areas.

External painting doesn't need planning permission unless your house is listed or conditions on a previous permission prevent it.

Conditions, Limitations, and Restrictions

Permitted development rights come with strict rules about what you can build, where you can build it, and how large it can be. These conditions exist to protect your neighbours and the character of your area.

Size, Height and Location Rules

Extensions can't exceed the height of the highest part of your existing house's roof. This measurement is taken from the main ridge line, ignoring chimneys and other protrusions.

The eaves height of your extension can't go above the eaves height of your house. Eaves are measured from ground level up to where the external wall meets the lowest part of the roof slope.

Key ground coverage limits:

• All buildings within your curtilage (excluding the original house) can't cover more than 50% of the total curtilage area.

• This includes existing extensions, outbuildings, and any new development.

• The original house footprint is excluded from this calculation.

• Later additions, even if built before 1948, count towards the 50% limit.

Different limits apply depending on the type of extension. Single storey rear extensions have different maximum depths than two storey extensions.

Side extensions face extra restrictions, especially if your house is on designated land.

Designated Areas and Property Types

Permitted development rights get tighter in protected areas. Article 2(3) land includes National Parks, the Broads, Areas of Outstanding Natural Beauty (AONB), conservation areas, and World Heritage Sites.

In these designated areas, restrictions increase. Side extensions aren't permitted development, and rear extensions have reduced maximum depths.

Any enlargement to your house requires different size limits than standard properties. The rules change depending on your property type.

Properties without permitted development rights:

• Listed buildings have no permitted development rights for alterations or extensions.

• Flats and maisonettes can't use householder permitted development rights.

• Houses created through permitted development conversions (former shops, offices, agricultural buildings) have no Class A rights.

Terraced houses face different restrictions than detached or semi-detached properties. A terrace house means a row of three or more houses that share party walls.

Article 4 Directions and Withdrawals

Your local planning authority can remove permitted development rights through an Article 4 direction. These directions apply to specific areas or types of development.

Article 4 directions are common in conservation areas, heritage zones, and places where local authorities want more control. They can remove some or all permitted development rights.

You should check with your local planning authority before starting any work. Article 4 directions aren't always obvious just by looking at your property.

The local planning authority keeps records of all directions affecting properties in their area. Planning permissions for your house might also include conditions that remove permitted development rights.

These conditions were attached when your house was built or during later planning applications.

Previous Extensions and Planning Conditions

"Existing" means your house as it stands immediately before you carry out new permitted development. This includes all previous extensions, whether built under permitted development or with planning permission.

You must account for any previous enlargements when calculating whether new work falls within permitted development limits. If a previous owner built an extension using permitted development rights, those volumes and areas count against your available allowances.

"Original" refers to your house as it existed on 1st July 1948 if built before that date, or as originally built if constructed after. This distinction matters because size limits for permitted development are calculated from the original house, not the existing house.

Planning conditions on previous permissions may restrict your rights. Check your title deeds and contact your local planning authority to identify any conditions affecting your property.

These restrictions remain binding even after a house changes ownership.

Process, Compliance and Next Steps

Building under permitted development rights involves specific procedures. Large extensions need prior approval, certificates prove compliance, and you must meet building regulations even when planning permission isn't required.

Prior Approval and Neighbour Consultation

Large rear extensions need prior approval before construction begins. If you're building beyond 4 metres for a detached house or 3 metres for other properties, you must submit a prior approval application to your local council.

The neighbour consultation scheme is part of this process. Your council notifies adjoining neighbours about your plans, and they have 21 days to comment.

Your application must include:

• Plans showing the extension design

• Details of external materials

• Site location plans

• The required fee

The council has 42 days to decide. They can only refuse based on the extension's impact on neighbouring amenity, including light loss, outlook, and privacy.

If you get no response within this timeframe, you can proceed with your build. Prior approval isn't needed for smaller rear extensions or other permitted development projects like loft conversions or outbuildings.

Lawful Development Certificates

A lawful development certificate (LDC) proves your work complies with permitted development rights. It's not compulsory, but building without one is risky.

Without an LDC, you could face enforcement action if your build unknowingly breaches the rules. You might be ordered to demolish the structure or face fines.

Future buyers will also want proof your extension was lawful when you sell. You apply through the Planning Portal.

Your application needs detailed drawings, measurements, and supporting evidence. The fee depends on your project type.

An architect or planning consultant can prepare and submit this for you. Your council has eight weeks to decide.

They'll check your plans against current permitted development rules. If refused, you can appeal to the Planning Inspectorate.

The certificate protects you legally. It confirms the work was permitted at the time of construction, even if rules change later.

Building Regulations and Party Wall Matters

Building regulations approval is separate from planning permission. You need it for almost all building work, including permitted development projects.

Contact building control at your local council or use an approved inspector. They'll check your work meets safety standards for structure, fire safety, drainage, and energy efficiency.

You'll need approval before work starts and inspections during construction. The Party Wall Act applies when your work affects a shared wall or boundary.

You must serve a party wall notice at least two months before starting. Your neighbour has 14 days to consent in writing.

If they don't respond or disagree, you'll need a party wall surveyor to create a party wall agreement. This document records the wall's condition and protects both parties.

The surveyor's fee is typically your responsibility.

Enforcement and Planning Disputes

Councils can take enforcement action if your build breaches permitted development rules. They might issue an enforcement notice requiring you to modify or remove the structure.

Common reasons for enforcement include:

• Exceeding height or depth limits

• Building in an Article 4 direction area

• Not obtaining prior approval when required

• Using non-matching materials on two-storey extensions

If you're unsure whether you need planning permission, use a permitted development checker online or contact your local planning department. Many councils offer free pre-application advice.

You can appeal enforcement notices to the Planning Inspectorate within the timeframe stated on the notice. A planning consultant can guide you through this process.

Councils have four years to enforce against building operations and ten years for changes of use. After these periods, you can apply for an LDC to make the development lawful.

Frequently Asked Questions

Permitted development rights come with detailed rules about measurements, locations, and property types. Here are answers to common questions about what you can build, where restrictions apply, and how to confirm your project is lawful.

What extensions or additions can I make to my house without needing to apply for planning permission?

You can build single-storey rear extensions up to 6 metres deep for detached houses or 3 metres for other houses. Two-storey rear extensions are allowed up to 3 metres beyond the rear wall of the original house.

Side extensions can't exceed 4 metres in height or be wider than half the width of the original house. All extensions must not exceed the height of the highest part of the existing roof.

The total area of ground covered by buildings within your property (excluding the original house) can't exceed 50% of the total curtilage. This includes all existing extensions, sheds, and outbuildings.

You can add porches up to 3 square metres in floor area and not exceeding 3 metres in height. The porch must be at least 2 metres from any boundary with a highway.

How do the rules for permitted development rights differ for properties in designated areas?

Properties in Article 2(3) land have stricter rules. This includes National Parks, the Broads, Areas of Outstanding Natural Beauty, conservation areas, and World Heritage Sites.

In these areas, the maximum depth for single-storey rear extensions drops to 4 metres for detached houses and 3 metres for all others. Side extensions aren't permitted development.

You can't add cladding to the exterior walls of your house in designated areas under permitted development. Roof alterations and extensions also face more restrictions.

Terrace houses have even tighter limitations. Rear extensions on terrace houses in designated areas can't exceed 3 metres in depth.

What are the specific size and volume limitations for loft conversions under permitted development rights?

Loft conversions can add up to 40 cubic metres of extra space for terrace houses. Detached and semi-detached houses can add up to 50 cubic metres.

The highest part of the roof alteration can't go above the highest part of the existing roof. Materials used for any alteration must be similar in appearance to the existing house.

Dormer windows can't be on the principal elevation or a side elevation facing a highway. They can't extend beyond the plane of the existing roof slope on any elevation facing a highway.

The roof space can't extend beyond the original roof plane of the rear slope by more than 150 millimetres. Balconies and verandas aren't permitted development.

Can I convert my property into multiple dwellings under permitted development without planning consent?

You can't convert a single house into flats or multiple dwellings under permitted development rights. This requires full planning permission from your local planning authority.

Permitted development rights only apply to houses, not flats. If your property is already a flat, you have no permitted development rights for extensions or alterations.

Houses created through permitted development change of use rights (such as from offices or agricultural buildings) also have no permitted development rights for extensions. You'll need to apply for planning permission for any building works to these properties.

What constitutes a material change of use, and does it affect permitted development rights for residential properties?

A material change of use happens when you change how your property is used in a way that affects its character. Converting a house into a shop, office, or business premises counts as a material change.

Using part of your home for business purposes may require planning permission if it changes the residential character of the property. Running a business that generates significant traffic or noise would likely be a material change.

Permitted development rights apply specifically to houses in residential use. If your property has planning conditions that restrict its use or if permitted development rights have been removed through an Article 4 Direction, you can't use these rights.

PlanSure helps homeowners decide early whether PD or full planning is the safer route. It's worth checking before you start—nobody wants nasty surprises halfway through a project.

What procedures must I follow to ensure my building works are lawful under the permitted development rights?

First off, check with your local planning authority before you start anything. They'll let you know if your project fits within permitted development rights or if any Article 4 Directions affect your property.

You can ask for a Lawful Development Certificate for formal confirmation that your project is lawful. It gives you peace of mind and comes in handy if you ever sell your place.

For bigger single-storey rear extensions—think 4 to 8 metres for detached homes, or 3 to 6 metres for others—you've got to let your neighbours know. The local planning authority handles a consultation scheme for these kinds of extensions.

Don't forget, building regulations approval is a separate thing from planning permission. You'll usually need it for most building work.

If your project affects shared walls with neighbours, you also have to follow the Party Wall Act. It's another legal requirement that can catch folks off guard.

PlanSure helps homeowners decide early whether PD or full planning is the safer route.