Legal & Tenure10 min read25 June 2026

Permitted Development Rights: What You Can Build Without Planning

Approximately 60% of all home extensions and alterations in England are carried out under permitted development rights without needing formal planning permission, according to DLUHC statistics. At HouseCheckup, our £24.99 property reports include planning history and property context data that helps homeowners understand what's been done to a property and what might be possible, supporting better decision-making for both buyers and existing owners. This guide explains your permitted development rights in detail.

What Are Permitted Development Rights?

Permitted development (PD) rights are a national grant of planning permission that allows certain building works and changes of use without the need to apply for planning permission. They're set out in the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), commonly known as the GPDO.

PD rights are not a free-for-all. They come with strict conditions and limitations on size, height, materials, and location. Exceeding these limits means you need full planning permission.

Extensions Under Permitted Development

Rear Extensions

You can extend to the rear without planning permission, subject to:

  • Detached houses: Up to 8 metres from the original rear wall (single storey), reduced from a previous temporary limit
  • Semi-detached and terraced: Up to 6 metres from the original rear wall (single storey)
  • Maximum height: 4 metres for single-storey extensions
  • Eaves height: Must not exceed the eaves of the existing house
  • Maximum depth of two-storey extensions: 3 metres from the original rear wall
  • Two-storey extensions: Must not be within 7 metres of the rear boundary

Prior Approval route: For larger single-storey rear extensions (beyond 4m/6m for semi/terrace or 6m/8m for detached), you can apply for Prior Approval. This is a lighter-touch process where the council consults your neighbours and considers impact. It's simpler and quicker than full planning but not guaranteed.

Side Extensions

  • Single storey only: Maximum 4 metres in height
  • Width: Must not exceed half the width of the original house
  • Must not extend beyond the front elevation of the original house facing a highway
  • Materials: Must be similar in appearance to the existing house

Two-Storey Extensions

  • Must not extend more than 3 metres beyond the original rear wall
  • Must not be within 7 metres of the rear boundary
  • Ridge height must not exceed the existing ridge
  • Eaves height must match the existing house
  • Side-facing windows at first floor must be obscure-glazed and non-opening below 1.7m

Loft Conversions

You can convert your loft under PD, subject to:

  • Volume limit: Maximum 40 cubic metres for terraced houses, 50 cubic metres for detached and semi-detached
  • No higher than the existing ridge: The highest part of the enlargement cannot exceed the existing roof
  • No extension beyond the plane of the existing roof slope facing the highway (front dormer restrictions)
  • Materials: Must be similar in appearance to the existing house
  • Side-facing windows: Must be obscure-glazed and non-opening below 1.7m
  • Not on Article 1(5) land: PD for loft conversions is removed in some designated areas

Important: Even under PD, loft conversions must comply with Building Regulations, which cover structural integrity, fire safety, insulation, and staircase design. A lawful PD conversion still needs building control sign-off.

Outbuildings

Garden buildings, sheds, greenhouses, and summer houses under PD must:

  • Not exceed 50% of the total area of the curtilage (excluding the original house footprint)
  • Maximum eaves height: 2.5 metres
  • Maximum overall height: 4 metres (dual-pitched roof), 3 metres (any other roof), 2.5 metres within 2m of a boundary
  • Single storey only
  • Not used as self-contained accommodation (no sleeping accommodation as a separate dwelling)
  • Not forward of the principal elevation

Other Works Under PD

Porches

  • Maximum 3 square metres floor area (external measurements)
  • Maximum 3 metres height
  • Must be at least 2 metres from any boundary with a highway

Fences, Gates, and Walls

  • Maximum 2 metres height (1 metre adjacent to a highway)
  • No planning permission needed for fences, walls, or gates within these limits

Solar Panels

  • Roof-mounted panels are PD provided they don't project more than 200mm from the roof plane and don't extend above the ridge
  • Stand-alone panels in gardens must not exceed 4 metres height and 9 square metres area

Hard Surfaces (Driveways)

  • New driveways or hardstanding over 5 square metres at the front of the property must use permeable materials or drain to a permeable area within the curtilage
  • Rear hardstanding has no such requirement

When PD Rights Are Removed

Your PD rights may be restricted or removed in certain situations:

Article 4 Directions

Local authorities can issue Article 4 directions removing specific PD rights in defined areas. Common examples include removing rights to convert houses to HMOs, or restricting front alterations in conservation areas.

Listed Buildings

Listed buildings require Listed Building Consent for any works affecting their character, even if the works would normally be permitted development. PD rights effectively don't apply to the listed building itself.

Conservation Areas

In conservation areas, PD rights are restricted:

  • No side extensions (including single storey)
  • No rear extensions visible from a highway or public footpath
  • No cladding or rendering of the exterior
  • No roof alterations visible from the highway
  • Satellite dishes on elevations facing the highway are not PD

Flats and Maisonettes

Most PD rights for extensions and alterations apply only to houses. Flats and maisonettes have very limited PD rights — generally restricted to internal works that don't affect the external appearance.

Conditions on Original Planning Permission

If your house was built with a condition removing PD rights (common on new estates), you'll need planning permission for works that would otherwise be PD. Check your property's original planning permission for such conditions.

The Certificate of Lawfulness

If you're doing work under PD and want formal confirmation it's lawful, you can apply for a Certificate of Lawful Development (CLUD). This isn't planning permission — it's a legal confirmation that the proposed works fall within PD rights. Benefits include:

  • Peace of mind that the work is lawful
  • Evidence for future buyers that works were legal
  • Protection against later enforcement queries
  • Typical cost: £100-250 in application fees

Building Regulations Still Apply

Even when works fall under permitted development, Building Regulations approval is almost always required separately. This covers structural safety, fire safety, insulation, drainage, electrical safety, and other technical standards. PD exempts you from planning permission, not building control.

Know What's Possible Before You Buy

A HouseCheckup report for £24.99 (Complete tier) includes planning history data showing what applications have been made for a property, helping you understand what's been done and what's possible. Whether you're buying a property with extension potential or checking that previous works were properly approved, comprehensive data is the smart starting point. Combined with flood risk, subsidence, EPC data, and local area information, it's everything you need to make an informed property decision.

Buying in this area? Check the exact property.

Area data is the starting point — not a verdict on one house. The £24.99 Complete report runs 15+ checks on the specific address you're considering — flood, subsidence, coal mining, radon, crime, sold-price history and more — each from an official source, with a plain-English read on every one.

Try or search any UK postcode

£24.99 one-off · no subscription · Human-checked and emailed to you. See a sample report

Frequently asked questions

Under the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended): single-storey rear extensions up to 6 m (terraced) or 8 m (detached) under the Larger Home Extension Scheme, side extensions to half the original width, loft conversions up to 40 m³ (terraced) or 50 m³ (semi/detached), outbuildings within curtilage, porches under 3 m², fences up to 2 m, and roof solar panels. Subject to height and proximity rules. See /blog/planning-permission-guide.
Yes. Permitted development under the GPDO 2015 only removes the need for planning permission. The Building Regulations 2010 (and Approved Documents A-S) still apply for structural, fire, drainage, electrical (Part P), insulation (Part L) and ventilation (Part F). LABC or an approved inspector must sign off. Lack of building control consent is a major TA6 disclosure issue. See /blog/ta6-property-information-form-guide.
Partially. The GPDO 2015 Schedule 2 Part 1 paragraph A.1(j) automatically removes side extensions, two-storey rear extensions, dormers, cladding, satellite dishes facing the highway, and visible roof alterations in conservation areas. Article 4 Directions can remove further rights — common in around 30% of conservation areas per Historic England. See /blog/conservation-area-rules-explained.
A Certificate of Lawful Use or Development (CLEUD) is formal local-authority confirmation under section 192 of the Town and Country Planning Act 1990 that proposed works fall within permitted development. Application fees per the 2024 fee schedule are £103-258 for householders. It's not planning permission — it's a legal certificate. Buyers' solicitors often request it. See /blog/property-searches-explained.
Under the Town and Country Planning Act 1990 s4, councils can issue Article 4 Directions removing specified permitted development rights in defined areas — commonly window replacement, painting, hard surfacing front gardens, or HMO conversion (C3 to C4). Around 1 in 3 conservation areas has at least one Article 4 per Historic England. Search the council's planning portal. See /blog/conservation-area-rules-explained.
Yes — most loft conversions fall under GPDO 2015 Schedule 2 Part 1 Class B if they don't exceed 40 m³ (terraced) or 50 m³ (semi/detached/detached), don't extend above the ridge, sit at least 20 cm in from the eaves and use materials matching the original. Front-elevation dormers are excluded. Building Regs approval is mandatory. See /blog/property-searches-explained.
Often no. The Larger Home Extension Scheme (GPDO 2015 Class A as amended 2019) allows single-storey rear extensions up to 6 m (terraced/semi) or 8 m (detached), up to 4 m high. You must follow the prior approval procedure — neighbour notification through the council. Use class C3, not flats. See /blog/planning-permission-guide.
Very limited. The GPDO 2015 grants flats only minor PD — interior alterations, internal repairs, mostly not affecting external appearance. Major works on flats and maisonettes generally require full planning permission and (if leasehold) freeholder consent under the lease. See /blog/leasehold-vs-freehold-explained.
Yes — a condition on the original planning permission (often new-build estates under PINS-issued grants) can remove specified PD rights. The seller must disclose these conditions on the TA6 Property Information Form. Always check the historic planning permission via the local authority planning portal. See /blog/ta6-property-information-form-guide.
The work becomes unlawful and a breach of planning control. The local authority can serve an Enforcement Notice under sections 172-178 of the Town and Country Planning Act 1990 requiring removal or modification. After 4 years (operational works) or 10 years (change of use), works become immune from enforcement. Lender retention or sale issues are common. See /blog/property-red-flags-before-buying.

Related guides

Buying a Property

Living in a Conservation Area: Rules, Restrictions, and Benefits

Buying a Property

Buying a Listed Building: Grades, Restrictions, and What It Means

Buying a Property

TA6 Form Guide: Property Information Form Explained Section by Section

Last updated: