This article is for general information only. Check with your local planning authority before starting any building work.
Permitted development (PD) rights let you carry out certain building works and changes of use in England without applying for planning permission. The rights are granted nationally under the Town and Country Planning (General Permitted Development) (England) Order 2015 (the GPDO), and they cover everything from rear extensions to converting offices into flats.
An estimated 60% to 70% of domestic building work falls under PD, according to PlanWatch. Knowing the limits saves application fees and weeks of waiting.
Householder PD rights (Part 1 of the GPDO)
These apply to single dwellinghouses (not flats). The main categories:
Rear extensions (Class A): Single-storey rear extensions can project up to 4 metres from the original rear wall (6 metres for detached houses) under standard PD. The Larger Home Extension scheme extends this to 6 metres for semi-detached and terraced houses, and 8 metres for detached, subject to prior approval from the council (a 6-week neighbour consultation process). Maximum height: 4 metres at the eaves, 3 metres at the boundary.
Side extensions (Class A): Single-storey side extensions must not exceed half the width of the original house and must be no higher than 4 metres. Two-storey side extensions must maintain a 2-metre gap from the boundary.
Loft conversions (Class B): Up to 40 sqm of additional roof space for terraced and semi-detached houses, 50 sqm for detached. The extension must not exceed the height of the existing roof. Front-facing dormers are not permitted under PD. Side-facing dormers must use obscured glazing if overlooking a boundary.
Outbuildings (Class E): Outbuildings must not cover more than 50% of the curtilage. Maximum height: 2.5 metres at the eaves, 4 metres for a dual-pitched roof, 3 metres otherwise. Not permitted forward of the principal elevation.
Change of use PD rights (Part 3 of the GPDO)
For property developers, the change-of-use rights are where PD creates the most value:
Class MA (office to residential): Allows conversion of offices (use class E) to residential (C3) via prior approval. The council assesses transport, contamination, flooding, noise, and natural light impacts. It cannot refuse on general design grounds. The prior approval fee is £100 per dwelling created.
Class Q (agricultural to residential): Allows conversion of agricultural buildings to up to five dwellings (limited to 465 sqm of total floor space) via prior approval. The building must have been in agricultural use by a specific date, and the structural works must be "reasonably necessary" (the building cannot be rebuilt, only converted).
Class G (office to light industrial) and Class O (office to residential, older provision) have been largely superseded by Class MA but may still apply in certain circumstances.
Where PD rights are restricted
PD rights do not apply in all locations. Restrictions include:
Conservation areas: Many PD rights are curtailed. Cladding, side extensions, and some roof alterations require planning permission.
Listed buildings: No PD rights apply. All external and internal alterations require listed building consent.
Article 4 directions: Local authorities can remove specific PD rights in designated areas. Article 4 directions are common in conservation areas and are used in university towns to control HMO conversions (removing the C3 to C4 PD right).
Conditions on original planning permission: New-build estates sometimes have PD rights removed as a condition of the original planning consent. Check the decision notice before assuming PD applies.
Flats and maisonettes: Part 1 householder rights do not apply to flats. Most flat alterations require full planning permission.
Prior approval vs planning permission
Prior approval is a lighter process than a full planning application. The council can only assess the specific impacts listed for that class of PD (e.g., transport, noise, flooding for Class MA). It cannot refuse on broader planning grounds like design quality or impact on neighbourhood character.
The fee is lower (£120 for the larger home extension scheme, £100 per dwelling for Class MA conversions), and the decision timeline is shorter (typically 56 days).
If you receive prior approval, you still need to comply with building regulations separately.
Confirming your PD rights
If you want formal confirmation that your proposed work is permitted development, apply for a Lawful Development Certificate (LDC) under Section 192 of the Town and Country Planning Act 1990. The fee is £120 for householder proposals. The council must issue the certificate if the development is lawful.
An LDC is not mandatory, but it provides legal certainty. If you sell the property, a buyer's conveyancer may ask to see an LDC for any extensions or conversions carried out under PD.
Sources
- GOV.UK, "Permitted development rights for householders: technical guidance". https://www.gov.uk/government/publications/permitted-development-rights-for-householders-technical-guidance [Accessed 6 May 2026]
- Town and Country Planning (General Permitted Development) (England) Order 2015, legislation.gov.uk. https://www.legislation.gov.uk/uksi/2015/596/contents [Accessed 6 May 2026]
- PlanWatch, "Permitted development rights explained 2026". https://planwatch.co.uk/guides/permitted-development-rights-explained [Accessed 6 May 2026]