What is permitted development?
Plain-English explainer of the UK's permitted development regime — what it covers, what it doesn't, and how to use it.
The principle
Permitted Development Rights (PDR) come from the Town and Country Planning (General Permitted Development) Order 2015. Rather than every homeowner applying individually for routine changes, the government grants planning permission upfront for certain projects within specified limits.
What permitted development typically covers
- Single-storey rear extensions (size limits apply)
- Two-storey rear extensions (smaller size limits)
- Loft conversions with dormers (volume limits)
- Outbuildings and garden rooms (height/coverage limits)
- Porches (small size limits)
- Roof lights / Velux windows
- Solar panels (most domestic installs)
- Heat pumps (with size limits)
- Internal alterations
- Replacement windows (like-for-like)
- Garden walls and fences (height limits)
What's excluded from permitted development
- Front-of-property extensions or anything visible from the highway in the wrong way
- Anything in conservation areas, AONBs, National Parks, World Heritage Sites (often restricted)
- Listed buildings (always require listed building consent)
- Flats and maisonettes (PD doesn't apply to them)
- Properties under an Article 4 direction (PD removed by council)
- Anything exceeding the relevant size or height limits
- Changes of use (e.g. converting a house to a shop)
Building Regulations still apply
Permitted development means you don't need planning permission. It does NOT mean you don't need Building Regulations. Almost every domestic project — extensions, loft conversions, structural works, electrics, plumbing, drainage — needs Building Regulations approval regardless of planning status.
Lawful Development Certificate
You can apply to your council for a formal LDC confirming your work is permitted development. It costs around £100–£200 and is the gold-standard proof for future buyers. Strongly recommended for any significant project.
Official sources
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Frequently asked questions
Check the GOV.UK technical guidance and the Planning Portal for your project type. If in doubt, your council can give an informal opinion (usually free) or a formal Lawful Development Certificate (~£100–£200).
Yes — through an Article 4 direction or as a planning condition on previous works. Check your title deeds and your council's Article 4 list before assuming PDR applies.
No. Permitted development is a national grant of planning permission upfront — you don't apply, but you must still meet the limits. Planning permission is a specific application to your council for a specific project.
No — permitted development under Class A only applies to dwellinghouses (single-family houses), not flats or maisonettes.
Related
Last reviewed: May 2026 · This information is general guidance and not legal advice.
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