What is permitted development?

Permitted development (PD) rights allow certain building works without planning permission. They cover many common projects like small extensions, loft conversions, and outbuildings, subject to specific limits on size, position, and materials.

What happens if I build without planning permission?

The council can issue an enforcement notice requiring you to demolish or modify the work. You may face prosecution and fines. It also causes problems when selling, as buyers' solicitors check for planning compliance. The council has 4 years to take action on building works, 10 years for change of use.

How much does planning permission cost?

A householder planning application costs £258 in England (2025). Full applications for new dwellings cost £578 per unit. Prior Approval for larger extensions costs £120. Add architect or planning consultant fees of £500 to £2,000 if you need help with the application.

How long does planning permission take?

Householder applications: 8 weeks statutory target. Full applications: 8 weeks (minor) to 13 weeks (major). Prior Approval: 42 days. In practice, times vary by council workload. Complex applications may take longer.

Do I Need Planning Permission UK 2025

Complete Guide to Permitted Development and Planning

11 min read

~2,400 words

Updated December 2025

£258

Householder App Fee

8 Weeks

Typical Decision Time

4 Years

Enforcement Limit

Planning permission controls what you can build and how you can use land. Many homeowners are confused about when they need it because "permitted development" rights allow certain works without applying. This guide clarifies what needs planning and what does not.

Getting planning wrong can be expensive. Building without permission risks enforcement action, and problems emerge when you try to sell. Understanding the rules upfront saves time, money, and stress.

Planning Permission vs Building Regulations

Planning permission controls whether you can do the work at all. It considers impact on neighbours, appearance, and land use.

Building regulations control how work is done safely. You often need both for the same project. They are separate applications to different departments.

Does Your Project Need Planning?

Quick reference for common projects. Green means usually covered by permitted development. Amber means it depends on specifics. Red means planning is required.

Single storey rear extension (up to 4m detached, 3m attached)

Covered by Permitted Development if within limits

Usually PD

PD Conditions:

Not exceeding 4m depth (detached) or 3m (attached)
Not more than 4m high
Not more than half garden area
Materials similar to existing

Single storey rear extension (4m to 8m detached, 3m to 6m attached)

Requires Prior Approval notification to council

Depends

PD Conditions:

Must notify council under Prior Approval
Neighbours consulted for 21 days
Council has 42 days to respond

Two storey extension

PD possible if within strict limits. Often needs planning.

Depends

PD Conditions:

Not more than 3m from rear boundary
Not within 7m of any boundary opposite rear wall
Eaves no higher than existing
Materials to match

Side extension

PD if single storey and within limits

Depends

PD Conditions:

Single storey only for PD
Not more than 4m high
Not more than half width of original house

Loft conversion (no dormer)

Usually PD if using roof windows only

Usually PD

PD Conditions:

Volume under 40m³ (terraced) or 50m³ (detached/semi)
No higher than existing roof
Not forward of principal elevation

Loft conversion with dormer

Rear dormers often PD. Front or side dormers usually need planning.

Depends

PD Conditions:

Rear dormer only for PD
Within volume limits
Set back 20cm from eaves
Materials to match

Garage conversion

Internal works usually PD

Usually PD

PD Conditions:

No extension to building
Not changing external appearance significantly

Outbuilding (shed, summerhouse, office)

PD if within limits. Planning if for living accommodation.

Depends

PD Conditions:

Not more than 50% of garden
Max height 2.5m within 2m of boundary, otherwise 4m (dual pitch) or 3m (other)
Not forward of principal elevation

New driveway

PD if permeable surface or drainage to garden

Depends

PD Conditions:

Permeable materials (gravel, permeable paving)
Or drainage to garden/soakaway
Impermeable over 5m² needs planning

Replacing windows

Usually PD unless listed or in conservation area

Depends

PD Conditions:

Like for like replacement
Similar appearance
Conservation/listed may need approval

Solar panels

Usually PD on roof or in garden

Usually PD

PD Conditions:

Not protruding more than 200mm from roof
Not higher than roof
Not on listed building without consent

Change of use (e.g., shop to house)

Almost always needs planning permission

Planning Required

New dwelling

Always requires full planning permission

Planning Required

Restricted Areas: Reduced PD Rights

If your property is in any of these areas, normal permitted development rules may not apply.

Conservation Area

Tighter controls on extensions, materials, demolition, trees

PD rights removed: Front extensions, side extensions, cladding, satellite dishes

Listed Building

Need Listed Building Consent for most changes internal and external

PD rights removed: Almost all PD removed. Most changes need consent.

National Park / AONB

Similar to conservation areas plus landscape protection

PD rights removed: Extensions over single storey, cladding

Article 4 Direction Area

Council has removed specific PD rights

PD rights removed: Varies. Check with your council what has been removed.

Flat or Maisonette

Most PD rights do not apply

PD rights removed: Extensions, roof alterations, outbuildings

Planning Application Types and Costs

Different types of application for different situations.

Planning application types, fees, and timescales (England 2025)
Application Type	Fee (2025)	Decision Time	When to Use
Householder Application	£258	8 weeks	Extensions, alterations to houses
Full Application	£578 per dwelling	8 to 13 weeks	New builds, change of use
Outline Application	£578 per 0.1ha	8 to 13 weeks	Establish principle before detail
Prior Approval	£120	42 days	Larger rear extensions
Lawful Development Certificate	£129 (proposed) / £258 (existing)	8 weeks	Confirm PD rights legally

Lawful Development Certificate

If you believe your project is permitted development, consider applying for a Lawful Development Certificate (LDC). This provides legal proof that planning permission is not required. Useful when selling and for peace of mind.

Key Takeaways

Permitted development covers many projects but has strict limits

Conservation areas and listed buildings have reduced PD rights

Householder planning costs £258. Prior Approval costs £120.

Allow 8 weeks minimum for decisions. Start early.

Building without permission risks enforcement and sale problems

When in doubt, apply for a Lawful Development Certificate

Budget for Your Project

Include planning fees and professional costs in your renovation budget.

Use Cost Calculator

Related Guides

Building Regulations Explained

Separate from planning but equally important.

Loft Conversion Guide UK

Planning and building regs for loft conversions.

How to Budget for Renovation

Include planning fees in your budget.

Full House Renovation Costs

Planning for whole property projects.

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