Extensions & Conservatories
Explore whether extra living space could fall within the relevant householder Permitted Development rules or whether another planning route is needed.
PERMITTED DEVELOPMENT
Make the Most of Your Property — Without Unnecessary Planning Delays
Permitted Development advice, architectural design and application support under one roof.
Some projects can move forward without a full planning application, but only when the property, proposal and planning history meet the relevant rules. We help you establish the right route before you commit to drawings, applications or construction.
Could Your Project Be Permitted Development?
Start with the planning position before committing to detailed design or construction.
Possibly. The answer can depend on the type of property, previous alterations, planning conditions, location and the exact dimensions and use proposed. Two similar-looking projects can therefore need different planning routes.
Start with a Planning Appraisal →
Not sure where to start? Send us the property address and a short description of what you want to do. We can discuss the most useful next step.
Chartered Planning Expertise
Professional town planning advice.
Chartered Architects
Planning and design coordinated together.
National Coverage
Support for projects across the UK.
1000+ Planning Approvals
Explore real projects in our portfolio.
What Is Permitted Development?
Permitted Development rights allow specified forms of development to proceed without a full planning application, provided the relevant limits and conditions are satisfied.
That does not mean the work is free from planning rules. The proposal still needs to fit the rights available to that property, and some routes require Prior Approval before work starts. A Lawful Development Certificate may also be useful where formal confirmation of lawfulness is needed.
The guidance here focuses mainly on England. Planning systems and permitted development rights differ across the UK.
Interior-only changes are more likely to fall within Permitted Development, while external changes may require some form of planning or other consent.
Four questions to answer first
Before spending heavily on design or construction, establish:
- Do Permitted Development rights apply to this property?
- Does the design meet ALL the applicable limits and conditions?
- Is Prior Approval required before work starts?
- Would an LDC or planning application provide the better route?
Projects That Could Be Permitted Development
Permitted Development can apply to a wide range of projects, but the route always depends on the property, its planning history, location and the exact proposal.
Conservatories
Pergolas
Extensions
Driveways, hardstandings & dropped kerbs
Garage conversions
Outbuildings & garden rooms
Loft conversions
Changes of use
Porches
HMOs in some circumstances
Walls, fences, gates & access changes
Solar panels
Decking & raised platforms
Some windows, doors & external alterations
Important: the same type of project may be Permitted Development at one property but require planning permission or another consent at another. Separate highways, Building Regulations, listed building or other requirements may also apply.
What Are You Planning?
Start with the outcome you want. We can then assess the planning route for the specific property and proposal.
Loft & Garage Conversions
Check the planning position for creating more usable space, including roof alterations, dormers, windows and external changes.
Garden Rooms & Outbuildings
Assess the proposed height, position, footprint and use before committing to an outbuilding, office or garden-room design.
Porches, Driveways & External Changes
Understand the route for smaller external works, hardstanding, access changes and alterations around the property.
Changes of Use
Some changes of use may be possible without a full planning application, depending on the exact use, property and planning route. Prior Approval may still be required.
Properties with Planning Constraints
For listed buildings, sensitive locations or properties with unusual planning histories, establish the constraints before progressing.
Permitted Development Criteria
Permitted Development is not a general exemption from planning permission. The relevant right must exist for the property and the proposal must satisfy every applicable limitation and condition.
Only houses can have PD rights, but not all houses have PD rights. Flats, maisonettes and commercial buildings do not have PD rights. Separate planning routes, including Prior Approval for certain changes of use, may still apply in some circumstances.
Previous development matters. PD rights are limited, and previous developments — even works carried out a long time ago by previous owners — may have used some or all of the available PD rights.
Constraints can remove PD rights. Listed Buildings, Conservation Areas, Article 4 Directions, planning conditions and even living under a flight path can remove or restrict PD rights.
The development must meet ALL of the relevant design criteria. Even a tiny difference in height, depth, position, materials, roof form or use could mean Planning Permission is required.
Interior-only changes are more likely to be PD. External changes may require some form of planning or other consent.
Other approvals may still be needed. Building Regulations, structural engineering, highways approvals, listed building consent and other requirements can still apply even where Planning Permission is not required.
I Think It’s Permitted Development — Can I Just Do It?
You could, but most people who receive enforcement notices were sure their project was Permitted Development and got it wrong.
If you get it wrong, you may face enforcement action, fines and, in the worst case, be forced to restore the property to its original state or use.
A Planning Appraisal can help you avoid costly and stressful mistakes before you commit significant time and money.
- Even if it is PD, your builder will likely need 2D architectural drawings as a minimum.
- You may also need Building Regulations approval.
- You may need structural engineering calculations.
- Building Regulations and structural engineering work will normally rely on accurate 2D architectural drawings.
- Some Permitted Development routes require Prior Approval before work begins.
- A Lawful Development Certificate can provide formal confirmation where appropriate.
Planning Appraisal, LDC, Prior Approval or Certificate of Lawful Use?
These options serve different purposes. A Certificate of Lawful Use is a type of Lawful Development Certificate, rather than a separate form of planning permission. The right approach depends on your proposal and whether the use or works already exist.
Professional advice
Planning Appraisal
A PBD town planner reviews the proposal, applicable policies, planning history, constraints and likely route before you commit to the next stage.
Useful when: you want clear direction on feasibility, risks, evidence and next steps.
Formal council decision
Lawful Development Certificate
For a proposed Permitted Development project, an LDC provides formal confirmation from the local planning authority that the specified works would be lawful without a planning application, provided all relevant requirements are met.
Useful when: you want formal evidence of lawfulness for the development described.
Specific PD procedure
Prior Approval
Certain Permitted Development routes require the Prior Approval process to be completed BEFORE work begins. Prior Approval cannot be obtained retrospectively.
Needed when: the relevant Permitted Development class requires Prior Approval.
Formal confirmation of lawful use
Certificate of Lawful Use
A Certificate of Lawful Use, sometimes called a CoLU, confirms that a specified existing or proposed use is lawful for planning purposes. It is a type of LDC; the legal basis may be Permitted Development or another lawful basis.
Useful when: you need formal evidence of the lawful use of a property or land.
Start With a Planning Appraisal
If the planning route is not clear, a Planning Appraisal can help you understand the position before committing to detailed drawings or an application.
Whether the relevant Permitted Development rights appear to apply
Property-specific restrictions and planning history
Whether an LDC, Prior Approval or planning application may be appropriate
Likely drawings, statements or other evidence required
Key planning risks and uncertainties to consider
The PBD services and known costs to progress
Planning Appraisal effectively becomes FREE if you proceed with any further Planning By Design service.
The appraisal fee is deducted from your quote/invoice, including if you proceed with drawings only.
Why Might You Want Legal Confirmation Even If It Is PD?
A Lawful Development Certificate, Certificate of Lawful Use or Prior Approval can provide formal confirmation of the planning position and give you peace of mind.
Your PD rights could be removed in future, so having formal confirmation can help demonstrate the planning status of the development at the time it was carried out. Approval can never be guaranteed for a future application.
Legal confirmation can protect you from retrospective planning issues, including enforcement concerns.
Without formal confirmation that the development is PD, it may not add the same financial value to your property.
Legal confirmation that the development is PD is usually required when selling or remortgaging a property.
A certificate or approval gives you documented evidence of the planning position for the development described.
Where Prior Approval is required, it confirms the specified council process has been completed before development begins.
Permitted Development in Practice
Examples of projects where planning appraisal, architectural drawings and supporting evidence helped establish and progress the appropriate route.
Approved Lawful Development Certificate
Domestic Garden Outbuilding
A detached garden outbuilding used as a games room, supported by architectural drawings and planning evidence.
Approved Lawful Development Certificate
Dropped Kerb, Vehicle Crossover & Driveway
A project involving vehicle access, permeable hardstanding and changes to the front boundary.
Approved Lawful Development Certificate
Permitted Development Loft Conversion
A proposed loft conversion supported by architectural drawings and planning evidence before certificate submission.
Approved Lawful Development Certificate
Single-Storey Rear Extension
A rear extension assessed through a Planning Appraisal and progressed with architectural drawings and a Lawful Development Certificate.
Approved Prior Approval
Commercial to Residential Change of Use
A Class E commercial-to-residential change of use progressed through the Prior Approval route with architectural drawings and planning evidence.
Approved Lawful Development Certificate
Installation of 7 Solar Panels
A solar-panel installation supported by a Planning Appraisal, architectural drawings and planning evidence before certificate submission.
From Your Idea to the Next Step
The exact route varies by project, but keeping planning, design and evidence coordinated helps avoid unnecessary duplication and delay.
1
Share Your Project
Tell us what you want to achieve and share the address, photos, existing drawings and relevant council correspondence.
2
Establish the Route
We review whether a Planning Appraisal, LDC, Prior Approval or planning application is likely to be the appropriate next step.
3
Prepare What Is Needed
Where instructed, our team prepares the drawings, forms, statements and planning evidence required for the agreed route.
4
Submit & Manage
Where included in the service, we submit the application and respond to council queries within the agreed scope.
5
Plan the Next Stage
Once a decision is issued, we explain what it means and highlight any conditions or further approvals to consider.
Timing & Costs
The right timescale and fee depend on the route, drawings, evidence and council procedure required for your particular project.
How Long Will It Take?
Start by establishing the planning position.
A Planning Appraisal can provide early feasibility direction once we have the information needed. If drawings, an LDC, Prior Approval or another council process is required, allow additional time for preparation, revisions and the authority’s determination period.
Working to a deadline? Tell us at the outset so we can discuss what is achievable.
How Much Will It Cost?
Pay for the services your route actually needs.
Costs may include planning advice, architectural drawings, planning statements or evidence, council fees and any specialist input required.
- Price Match Guarantee on genuine like-for-like quotations.
- Planning Appraisal fee credited back if you proceed with further PBD services.
What Can Restrict Permitted Development Rights?
A project being commonly associated with Permitted Development does not mean every property can use the same rights.
Property & Planning History
Available rights can be affected by how the property was created and what has happened to it over time.
- Previous extensions or alterations
- Planning conditions removing specific rights
- Flats and maisonettes having different rights from houses
- Properties created through earlier conversion routes
Location & Proposed Works
The location, designation and exact design can also change what is possible.
- Article 4 directions
- Conservation areas and other designated land
- Listed buildings and separate consent requirements
- Flight-path and other site-specific constraints
- Dimensions, position, height, materials and proposed use
Read: Common Permitted Development Mistakes and How to Avoid Them →
Before You Can Build, You May Need More Than Planning
Permitted Development does not remove the need for the technical information, approvals and professional input required to design and build safely.
2D Architectural Drawings
Accurate plans and elevations can be needed by your builder, planning team, Building Regulations designer and structural engineer.
Building Regulations
Technical drawings and information may be required to demonstrate compliance with the applicable Building Regulations.
Structural Engineering
Structural calculations and specifications may be required for beams, openings, roofs, foundations and other structural elements.
Planning Appraisal effectively becomes FREE if you proceed with any further Planning By Design service.
If it is PD and you only need drawings, Building Regulations or structural calculations, the Planning Appraisal fee is deducted from your quote. It does not cost you any extra, but it can help you avoid costly and stressful mistakes.
What If the Project Does Not Qualify?
Not qualifying for Permitted Development does not necessarily mean the project has to stop. We can consider whether design changes could bring the proposal within another route or whether a planning application is the more appropriate next step.
No planning outcome can be guaranteed, but the planning strategy can be assessed before you commit to the next stage.
Permitted Development Explained
Planning Strategy and Design Under One Roof
A coordinated team can help you understand the planning route, prepare the design and progress the application without treating each stage as a separate problem.
Chartered Town Planners
Professional planning advice focused on the route, constraints and evidence relevant to your property.
Chartered Architects
Architectural drawings can be coordinated with the planning strategy where required.
Planning + Design Together
Keep the planning route and proposed design aligned from the beginning.
1000+ Planning Approvals
Explore real planning projects and approved schemes in our portfolio.
Award-Winning Practice
Planning By Design has received multiple industry awards for architecture and town planning.
Price Match Guarantee
Our quotations are backed by a price-match guarantee on genuine like-for-like quotes.
Permitted Development FAQs
Is Permitted Development the same as having no planning rules?
No. Permitted Development is subject to defined limits and conditions, and some routes require Prior Approval before work can proceed.
Do I always need a Lawful Development Certificate?
No. An LDC is not compulsory for every project. It provides a formal council decision on the lawfulness of the development described and can be useful where formal certainty is important.
Can my neighbours object?
The legal tests for an LDC differ from those for a normal planning application. Some Prior Approval procedures include consultation or notification requirements, depending on the specific route.
Does the 50% rule mean I can build over half my garden?
No. Where a site-coverage test is relevant, it is only one part of the assessment. The calculation and all other applicable limits and conditions still need to be satisfied.
What if my project does not qualify?
We can consider whether design changes or a planning application provide a more suitable route. Not qualifying for Permitted Development does not automatically mean the project cannot proceed.
Does Permitted Development cover Building Regulations?
No. Planning and Building Regulations are separate systems. Building Regulations approval and other technical design work may still be required.
Can you help if work has already started?
Yes. Share what has been built and any council correspondence so the planning position and available next steps can be assessed.
Why might I want an LDC if the work is already Permitted Development?
An LDC can provide formal evidence that the development described is lawful for planning purposes. That can provide useful certainty and may help if a solicitor, buyer or lender later asks for evidence of the planning status of alterations.
Latest News & FAQs
Planning updates, guidance and answers from Planning By Design.
Meet the People Behind Your Planning Strategy
Get to know the Planning By Design team and the experience they bring to your project.
Find the Right Planning Route Before You Commit
Tell us what you want to achieve and where the property is. We can discuss the planning position, the likely route and the support you may need next.
