If you're planning on extending or renovating your home, it may be possible to save time and money by applying under permitted development – an option that allows you to avoid planning permission altogether.
In recent years, the government has extended what is permissible under permitted development in a bid to speed up the planning process. Sound appealing? Find out what could be achieved with our guide to improving your home without planning permission.
First always check with the experts
This article highlights what you may be able to do under PD, but you should always check with your local planning authority to ensure you do not require planning permission, as, in some cases, PD rights may have been removed.
If you’re thinking of selling the property in the future, obtain a Certificate of Lawful Development from your local authority, confirming the project falls within PD. This will usually cost £75. For more information, visit planningportal.co.uk.
Please note, Scotland, Wales and Northern Ireland each have their own version of these rules.
1. Add a single storey extension
Until 2019, the Government has doubled the maximum size of rear, single-storey extensions allowed under PD. It means you can add an eight-metre extension to a detached house (previously four metres) and a six-metre extension to an attached property (previously), without planning permission. However, the following criteria also apply:
- The extension cannot sit forward of the existing front elevation of the property
- Any materials used should be similar to the existing property
- If the extension sits within two metres of a boundary, the roof cannot be higher than three metres, or four metres otherwise.
- For side extensions, the width must not be greater than half the width of the existing house.
- Side extensions are not permitted in Conservation Areas or Areas of Outstanding Natural Beauty.
- Find out more about building a single-storey extension.
2. Remodel your interior
As long as you’re not extending the overall footprint of your home, permitted development allows you to carry out interior remodelling – such as demolishing interior walls to create an open-plan layout – without obtaining planning permission.
You’ll need to follow building regulations guidance for some parts of the work, such as structural and electrical changes, though.
Be inspired by these open plan room design ideas.
3. Convert your garage
Permitted development allows you to alter the internal space within an existing part of your property as long as you are not increasing the overall footprint. This means that it's possible to convert a garage without applying for planning permission.
Find out all you need to know about converting a garage in our guide.
4. Add new windows or doors
Double-glazing can be installed under PD rights, as long as your property isn’t listed. If you’re planning to add new or bigger windows or doors, you’ll need to follow Building Regulations.
Any new windows facing the sides of your property must have obscured glass and cannot open, unless they’re more than 1.7 metres above the floor of the room. It’s also worth bearing in mind that new bay windows are classed as extensions.
Find out how to choose windows for a period home in our guide.
5. Installing rooflights
Rooflights can be added to your home under PD providing they don’t project more than 15cm from the roof slope.
However, planning permission is required where they would extend forward of the roof plane at the front of the property, and they aren’t allowed on properties in a Conservation Area or Area of Outstanding Natural Beauty.
Find out how to choose the best rooflights for your home.
6. Converting your loft
Converting a loft is a great option for creating extra space and, if they’re under 40 cubic metres, may not require planning permission.
PD also allows for the construction of dormer windows, which will provide additional headroom within a converted loft. However, these must not sit higher than the highest part of your existing roof, or extend further forward than the roof plane at the front of the house.
Read our guide to converting a loft to get yours right.
7. Adding a two-storey extension
A two-storey extension can only be added to your house under PD rights if it is at the rear. This includes adding a second storey above an existing single-storey part of the house.
A two-storey extension must not exceed three-metres in depth or be within seven-metres of the rear boundary. Specific restrictions will also apply to the windows in such extensions.
For more guidance when it comes to adding a two storey extension under permitted development, have a read of our guide.
8. Add a garden room
You should avoid building in front of your property, as this generally requires planning permission, and your plans will also need to meet the following criteria:
- Outbuildings must be single storey with a maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof, or three metres for any other roof.
- No verandas, balconies or raised platforms are allowed.
- Your room must be no bigger than 30 square metres and cannot occupy more than 50 per cent of the total space of your garden.
- Planning permission will be needed for rooms used as accommodation.
- In National Parks and Areas of Outstanding Natural Beauty, the maximum area to be covered by outbuildings that are more than 20 metres from house is 10 square metres.
9. Add a porch
Most PD rights do not allow changes to the front of your house, but building a porch is an exception. So long as the porch is not taller than three metres; within two metres of a boundary next to a highway; or over three metres square; it can be added without planning permission.
10. Combine two buildings
If you’re thinking of moving because of a lack of space, consider whether you could convert two houses, such as a pair of semis or two flats, into one, as this can usually be done under PD.
It’s worth knowing that the same rules do not applying to splitting an existing property into two – this requires full planning permission.
11. Change gates, fences and walls
You can erect, maintain, improve or alter a gate, fence or wall, providing it doesn’t exceed one metre tall, if next to a highway, or two metres for any other boundary. For listed buildings, you’ll need to apply for planning permission.
12. Invest in a swimming pool
Adding a swimming pool is sure to be a popular decision for the whole family. Under PD rights, you can build an outdoor pool within your garden as long as the area it covers does not exceed 50 per cent of your garden.
If you’d rather your pool was indoors, see point eight for the rules on creating an outbuilding. Bear in mind that swimming pools are not popular with everyone, so if you're thinking of selling up any time soon, this is something you need to consider very carefully.
13. Think about cladding
Timber, stone and render are all popular types of external cladding and can usually be added under PD rights, providing your home isn’t within a Conservation Area or Area of Outstanding Natural Beauty.
Adding cladding alone doesn’t require Building Regulations approval – but if you’re planning to add insulation, you’ll need to apply to your local building control department.
Read our guide to external cladding to find out more.
14. Create a decked area
PD rights cover installing decking in your garden, providing it’s no more than 30cm above the ground. The decking, plus any extensions or outbuildings, also cannot cover more than 50 per cent of your garden.
15. Install solar panels
Solar panels can be added to your home under PD, providing they don’t protrude more than 20cm above the surface they’re attached to, and that the highest part of the panel is not higher than the highest part of the roof, excluding the chimney. Restrictions apply in Conservation Areas and on listed buildings.
16. Adding a driveway
Adding a driveway is allowed under PD rights, providing any surface over five square metres is made of porous material, or that run-off water from the surface will be directed into a permeable area within the property boundary – not onto the highway.
However, it’s worth bearing in mind that adding a drop kerb outside your home will require planning permission.
17. Converting a basement
If you don’t have sufficient space to extend or convert above ground, you can build into your basement. This will provide you with extra space, without reducing the size of your garden. PD covers converting an existing basement into living room, so long as there will be no change to the exterior of the house and it won’t be used as a separate dwelling.
Excavating to create a new basement, which involves major works; adding a separate unit of accommodation; and/or altering the external appearance of the house; is likely to require planning permission.
Find out how to convert a basement in our guide.