Permitted development rights explained

Permitted development lets you build or change use without applying for planning permission.

What permitted development is

Permitted development is planning permission granted by national legislation rather than by your local council.¹ The rules are set out in the General Permitted Development Order (GPDO), which lists what you can build without applying for full planning permission.

The system exists to reduce the burden on local planning authorities. Minor works that don't harm neighbours or the environment can proceed without needing formal approval. This saves time and money for homeowners and frees up councils to focus on larger applications.

Permitted development is not a free-for-all. The rules are detailed and come with strict limits on size, height, and proximity to boundaries. Some types of permitted development require prior approval from your council before you start work.

What you can build under permitted development

The GPDO groups permitted development into classes. Each class covers a specific type of work. Here are the most common for residential properties:

Class A: Extensions and alterations to a house²

• Single-storey rear extension up to 6 metres deep (detached house) or 4 metres (semi-detached or terraced)
• Extension must not exceed 4 metres in height
• Eaves height maximum 3 metres
• No extension forward of the principal elevation (front of house)
• No more than 50% of garden covered by extensions and outbuildings combined

Class B: Roof additions (loft conversions, dormer windows)²

• Volume allowance: 40 cubic metres (terraced) or 50 cubic metres (detached or semi-detached)
• No extension above the plane of the existing roof slope on the principal elevation
• Materials must be similar in appearance to the existing house
• Rear dormers allowed, but side and front dormers are restricted

Class E: Outbuildings (sheds, garages, garden rooms)²

• Maximum eaves height 2.5 metres
• Maximum overall height 4 metres (dual pitch roof) or 3 metres (flat or mono-pitch roof)
• No outbuilding forward of the principal elevation
• Not more than 50% of garden covered
• No use as a separate dwelling

Other classes cover porches, solar panels, satellite dishes, electric vehicle charging points, and temporary structures. The rules are complex. If your project is close to the limits, consider seeking formal planning permission or pre-application advice.

Permitted development for changes of use

The GPDO also grants permitted development rights for certain changes of use.³ This has expanded significantly since 2013 to encourage urban regeneration and housing delivery.

Common permitted changes of use:

• Office (Class E) to residential (prior approval required)
• Retail or café (Class E) to residential (prior approval required)
• Agricultural building to residential (prior approval required, size limits apply)
• Within Class E uses (shops, offices, cafés, gyms can switch freely within the class)

Prior approval means you submit a light-touch application. The council assesses specific impacts (transport, contamination, flooding, noise) but cannot refuse on design or principle. They have 56 days to decide. If they don't respond, approval is granted automatically.

Not all changes of use are permitted. Moving from residential to commercial use (e.g., house to shop) still requires full planning permission. See our guide on planning use classes for the full breakdown.

When permitted development rights are removed

Your local council can remove permitted development rights in specific areas by making an Article 4 direction.⁴ This is common in:

• Conservation areas: Protecting historic character
• National parks and Areas of Outstanding Natural Beauty (AONB): Landscape protection
• Flats and maisonettes: Many PD rights do not apply to flats
• Houses of multiple occupation (HMOs): Avoiding over-concentration
• City centres: Preventing loss of retail or office space

An Article 4 direction removes specific permitted development rights. It does not ban development. It just means you need to apply for planning permission in the normal way.

Check with your local planning authority before starting work. Most councils publish Article 4 direction maps online. If an Article 4 direction applies and you proceed without permission, the work is unauthorised and you may face enforcement action.

Conditions and limitations

Permitted development rights come with strict conditions. Break any condition and the work ceases to be permitted. You then need retrospective planning permission.

Common conditions:

• Materials must match or be similar in appearance to the existing building
• No balconies or raised platforms (they create overlooking issues)
• No new windows in certain elevations if the extension is within 2 metres of the boundary
• Outbuildings cannot be used as separate dwellings (no selling or renting them out)
• No development within the curtilage of a listed building
• Prior notification or prior approval required for certain types (the council must be told)

The rules are detailed. Read the full GPDO technical guidance or hire a planning consultant to confirm your project qualifies. Getting it wrong is expensive.

Prior approval vs full planning permission

Some permitted development requires prior approval. This is not full planning permission. It is a lighter process.⁵

You submit a prior approval application with limited information (usually location plan, elevations, and a supporting statement). The council can only assess specific matters listed in the GPDO, such as:

• Transport and highways impacts
• Contamination risks
• Flooding risks
• Noise from commercial use
• Design and external appearance (for some Class A extensions)

The council cannot refuse on other grounds. They cannot consider whether the principle of development is acceptable, because the GPDO already granted that permission.

Prior approval costs less than full planning permission. The fee is typically £115 to £258 depending on application type. Decisions are faster (28 to 56 days depending on the class).

How to check if you have permitted development rights

Do not assume you have permitted development rights. Check first.

Steps to confirm:

1. Check if your property is a house, flat, or maisonette. Many PD rights do not apply to flats.
2. Search your local council's planning constraints map for Article 4 directions. Most councils publish these online.
3. Check if you are in a conservation area, national park, AONB, or World Heritage Site. Different (stricter) rules apply.
4. Confirm whether your property is listed. Listed buildings have no permitted development rights for external alterations.
5. Review the planning history of your property. Previous extensions or loft conversions may have used up your permitted development allowance.

If in doubt, request a lawful development certificate from your council. This is a formal determination that your proposed work is lawful (either because it is permitted development or because it does not require permission). The certificate protects you from future enforcement and is useful if you plan to sell the property.