What Are Permitted Development Rights?
Permitted development (PD) rights are automatic planning permissions granted by Parliament that allow homeowners to carry out certain works without submitting a full planning application. They are governed by the Town and Country Planning (General Permitted Development) (England) Order 2015.
Not all properties qualify. PD rights may be restricted or removed if your home is:
- In a Conservation Area
- A Listed Building
- In an Area of Outstanding Natural Beauty
- Subject to an Article 4 Direction (common in many parts of London)
Always confirm with your local planning authority before starting work.
Common Works Covered by Permitted Development
Rear Extensions (Single Storey)
Under PD, a single-storey rear extension can be built without planning permission if it does not exceed:
- 3 metres deep for a semi-detached or terraced house
- 4 metres deep for a detached house
- Height no more than 4 metres
- Maximum eaves height of 3 metres if within 2 metres of a boundary
The Neighbour Consultation Scheme (previously Prior Approval) applies if you want to extend up to 6 metres (semi/terraced) or 8 metres (detached).
Loft Conversions
A loft conversion is permitted development if it:
- Does not add more than 40 cubic metres of additional roof space for terraced houses
- Does not add more than 50 cubic metres for detached or semi-detached houses
- Does not extend beyond the plane of the existing roof slope at the front
- Does not result in a total roof height above the existing roof
Dormer windows and rooflight windows are generally permitted within these limits.
Outbuildings and Garden Rooms
Garden rooms, studios, and sheds can be built under PD if:
- They are not forward of the principal elevation
- Maximum eaves height is 2.5 metres if within 2 metres of a boundary
- Total coverage of the garden does not exceed 50 per cent
- Height is no more than 4 metres (dual pitch) or 3 metres (flat/mono pitch)
Outbuildings cannot be used as separate residential units.
Internal Works
Most internal alterations — such as removing non-load-bearing walls, fitting new kitchens, rewiring, or adding bathrooms — do not require planning permission at all, though Building Regulations approval may still apply.
What Is Not Covered
PD rights do not cover:
- Anything on flats or maisonettes
- Two-storey extensions (which almost always need planning permission)
- Extensions to the front or side of a property in certain circumstances
- Conversion of a garage to habitable use in Conservation Areas
- Changes of use
Lawful Development Certificates
Even when work is permitted development, it is worth applying for a Lawful Development Certificate (LDC) from the local authority. This provides legal confirmation that the works were lawful. It protects you when selling the property and clarifies the position with mortgage lenders.
Article 4 Directions in London
Many London boroughs have Article 4 Directions that remove some or all PD rights in specific areas. If you are in a Conservation Area, it is common for extensions and alterations to require planning permission even where they would otherwise be PD.
Check your local planning authority's website or ask your design team before assuming PD applies.
RCB Design & Build
RCB advises clients on PD rights as part of the pre-construction planning process. We help identify what requires planning permission, what can proceed under PD, and whether a Lawful Development Certificate is advisable — before design and cost planning begin.