Permitted Development Rights Explained: What You Can Build Without Planning Permission
In short
Permitted development rights allow certain building work on houses in England without a planning application, such as some rear extensions, loft conversions and outbuildings, within strict size and design limits. They do not apply to flats, are restricted in conservation areas and can be removed by an Article 4 direction.
Permitted development rights are a national grant of planning permission for certain types of work, set out in the General Permitted Development Order 2015. If your project fits within the rules, you do not need to submit a planning application. That can save months, but the limits are precise, and in London many homes have fewer rights than people expect.
What you can usually build (houses in England)
These are the main current limits. Each comes with further conditions, so treat this as a guide rather than a checklist.
- Single storey rear extension: up to 3 metres from the original rear wall (4 metres for detached houses), maximum height 4 metres, and eaves no higher than 3 metres within 2 metres of a boundary.
- Larger rear extension through prior approval: up to 6 metres (8 metres for detached houses), after the council consults neighbours.
- Side extension: single storey only, no more than half the width of the original house, maximum 4 metres high.
- Extension of more than one storey: up to 3 metres deep, at least 7 metres from the rear boundary, roof pitch to match.
- Loft conversion: up to 40 cubic metres of extra roof space for terraced houses, 50 cubic metres for semi detached and detached, not facing the road and not above the existing ridge.
- Coverage: extensions and outbuildings together must not cover more than half the land around the original house.
“Original” means the house as first built, or as it stood on 1 July 1948 if older, so earlier extensions count against your allowance.
Where permitted development does not apply
- Flats and maisonettes: householder permitted development rights do not apply.
- Listed buildings: almost every change needs listed building consent.
- Conservation areas: side extensions, cladding and many roof alterations are excluded.
- Article 4 directions: councils can remove specific rights in defined areas, which is common across London.
- Planning conditions: some newer houses had rights removed when first approved.
Get it confirmed in writing
A lawful development certificate from your council confirms that the work is permitted development. It is not compulsory, but it gives certainty before you build and evidence when you sell.
Permitted development is not building regulations
Even when planning permission is not needed, the work must still comply with building regulations, and party wall procedures may still apply.
How we handle permitted development on London’s Prestige projects
We check your property’s planning status at the start, including conservation area and Article 4 restrictions, and advise whether a lawful development certificate, prior approval or full planning application is the right route. We then manage the approvals and the build as one programme. Our Highbury Terrace Mews loft and extension shows what can be achieved. Read our guide to planning permission for London extensions, see our extension service, and book a site visit for advice on your property.
Common questions
Do flats have permitted development rights?
Not for extensions and loft conversions. Householder permitted development rights apply to houses, so most work to flats and maisonettes needs planning permission.
How do I know if my house has had its rights removed?
Check whether you are in a conservation area or an Article 4 area on your council's website, and look at the original planning permission for any conditions. Your council or a planning consultant can confirm.
Is a lawful development certificate required?
It is optional, but recommended. It confirms in writing that the work is lawful, which avoids disputes and helps when you sell.