Permitted Development Rights — What You Can Build Without Planning Permission

What Are Permitted Development Rights?

Permitted development (PD) rights are a set of national planning rules that allow homeowners to carry out certain types of building work without applying for full planning permission. They exist because Parliament has already decided, in advance, that these works are acceptable in principle — provided they stay within defined limits.

PD rights were introduced to reduce unnecessary bureaucracy and are set out in the Town and Country Planning (General Permitted Development) (England) Order 2015. Similar — but not identical — rules apply in Wales, Scotland, and Northern Ireland.

Not all properties benefit from permitted development rights. You should always verify before starting work.

What Can You Do Under Permitted Development?

Class A — Rear and Side Extensions

Single-storey rear extensions are the most commonly used PD right. The limits are:

• **Detached houses:** up to 4 metres deep (or 8 metres under the prior approval “householder consultation scheme”)
• **Other houses:** up to 3 metres deep (or 6 metres under prior approval)
• Maximum height: 4 metres
• No more than half the area of the original garden may be covered

Side extensions must be single-storey, no wider than half the width of the original house, and no higher than 4 metres.

Two-storey rear extensions require planning permission.

Class B — Roof Additions

Roof additions — such as dormer windows — are permitted provided the additional volume does not exceed:

• 50 cubic metres for detached and semi-detached houses
• 40 cubic metres for terraced houses

The addition must not be higher than the existing roof ridge, must not overhang the outer wall, and must use materials similar in appearance to the existing house.

Class C — Roof Alterations

Rooflight windows (such as Velux) can be installed without planning permission as long as they do not project more than 150mm above the existing roof plane and the window face is set back at least 70mm from the eaves.

Class D — Porches

A porch can be added without planning permission if:

• It covers no more than 3 square metres
• It is no more than 3 metres high
• It is at least 2 metres from the boundary with a road or public footpath

When Are Permitted Development Rights Removed?

Article 4 Directions

A local planning authority (LPA) can remove permitted development rights in a specific area by making an Article 4 Direction. These are commonly used in:

• Conservation areas
• Areas of Outstanding Natural Beauty (AONB)
• Certain high-density housing areas

If an Article 4 Direction applies to your property, you will need planning permission for works that would otherwise be permitted.

Listed Buildings

Listed buildings have no permitted development rights. All works — however minor — require Listed Building Consent, and often planning permission too.

Flats and Maisonettes

Flats and maisonettes do not benefit from the same permitted development rights as houses. Most works to flats require planning permission.

New Build Conditions

Some new-build properties have had their permitted development rights removed as a planning condition. Check your original planning permission carefully.

Lawful Development Certificates

Even if your project falls within permitted development, it is advisable to obtain a Lawful Development Certificate (LDC) from your local authority. An LDC formally confirms that the work is lawful. This provides certainty when you sell the property and prevents disputes with future buyers or mortgage lenders.

An LDC application costs roughly half the fee of a standard planning application.

Checking Your Rights on Property Passport UK

Your Property Passport stores planning history, Article 4 Direction data, and conservation area status for your property. Before starting any building work, review your passport to confirm your permitted development position and store any certificates or approvals for future reference.