Understanding the Differences Between Permitted Development and Planning Permission

sheenakerai
4 days ago
3 min read

Making changes to your home can be both exciting and overwhelming, especially when it comes to legal requirements. If you're a homeowner in the UK, it’s essential to understand the differences between Permitted Development (PD) and Planning Permission. These concepts are vital, yet they serve different functions and have unique implications. This guide will break down these differences so you can confidently navigate your property projects.

What is Permitted Development?

Permitted development consists of rights that enable homeowners to perform specific types of work without requiring planning permission. These rights are laid out in the Town and Country Planning (General Permitted Development) (England) Order 2015.

Typical projects that may fall under PD include:

Single-storey side or rear extensions
Loft conversions with dormer windows
Garage conversions
Outbuildings
Solar panels
Changes to windows and doors that don’t alter the aesthetics of the building

However, PD rights come with strict conditions. For example, there are limits on height, materials, and proximity to boundaries. If your home is in a conservation area, a listed building, or a designated area (like a National Park), your PD rights may be restricted or removed altogether. Also, newer homes may have had their PD rights removed when they were originally granted planning permission.

What is Planning Permission?

Planning Permission is formal consent from your local authority to carry out building works or change the use of land or buildings. Unlike PD, it involves submitting detailed plans and waiting for approval - typically within 8 weeks.

You’ll need Planning Permission for:

Larger extensions that exceed PD limits.
Major alterations to the building’s appearance.
New dwellings or significant changes to land use
Works on listed buildings or in conservation areas

The planning permission process involves submitting detailed plans and other documents to the local planning authority. These authorities review your proposals based on local and national planning policies and can take several weeks or even months for approval, depending on the project’s complexity.

How an architect can help

Navigating the maze of regulations can be daunting - but this is where a qualified architect becomes invaluable.

An architect can:

Assess whether your project qualifies under Permitted Development
Prepare and submit a Lawful Development Certificate to confirm PD rights
Design proposals that maximise space while staying within legal limits
Handle Planning Permission applications, including drawings and supporting documents
Liaise with planning officers and respond to feedback or objections

In short, an architect doesn’t just design beautiful spaces - they help you build with confidence, knowing your project is compliant and well-considered.

Common mistakes homeowners make (and how to avoid them)

Assuming Permitted Development Applies Automatically

Many homeowners believe they can start building without checking the rules. But PD rights don’t apply to all properties - especially if your home is:

In a conservation area
A listed building
Previously altered beyond PD limits

Tip: Always confirm your PD rights before starting. An architect can help assess eligibility and apply for a Lawful Development Certificate to formalise it

Skipping the Lawful Development Certificate

Even if your project qualifies under PD, failing to obtain a certificate can cause issues when selling your home or dealing with enforcement.

Tip: Think of the certificate as your legal safety net. It’s not mandatory, but highly recommended - and straightforward with professional help.

Misunderstanding Size and Design Limits

PD has strict rules on dimensions, roof heights, materials, and proximity to boundaries. A few centimetres over the limit can invalidate your rights.

Tip: Don’t rely on guesswork or generic advice. Precise measurements are needed to ensure the design stays within the legal envelope.

Not Considering Neighbours
Even under PD, your neighbours can raise concerns - especially if the project affects light, privacy, or views.
Tip: A thoughtful design and early communication can prevent objections. Architects often help mediate and adjust plans to maintain good relations.
Confusing Building Regulations with Planning
Planning Permission and Building Regulations are separate. You might not need planning approval, but you will need to comply with building standards.
Tip: Your architect can coordinate both processes, ensuring structural safety, insulation, fire protection, and ventilation are all up to code.
Starting Work Without Approval
Whether it’s PD or full planning, starting prematurely can lead to enforcement notices, fines, or costly reversals.
Tip: Wait until you have written confirmation - either a certificate or planning approval. Your architect can track progress and advise when it’s safe to proceed.

Final Thoughts

Whether you're dreaming of a sunlit kitchen extension or a garden studio for remote work, understanding the difference between Permitted Development and Planning Permission is key. Starting with the right advice can make all the difference - and involving an architect early on ensures your vision is both inspiring and achievable.

Thinking of making changes to your home? Let’s make sure it’s done right - from concept to completion.