Planning and permitted development
What is permitted development?
Short answer
Permitted development is planning permission that already exists. Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 grants it for the classes of work described in Schedule 2, so there is no application to make. It covers only work that stays inside every limit and condition of its Class.
For a house, the rights are in Part 1 of Schedule 2: extensions (Class A), extra storeys (Class AA), roof enlargements (Class B), other roof alterations (Class C), porches (Class D), garden buildings (Class E), hard surfaces (Class F), chimneys and flues (Class G) and satellite dishes (Class H). Most houses in England have them. Flats do not, and some houses have lost them.
Where the permission comes from
(1) Subject to the provisions of this Order and regulations 75 to 78 of the Conservation of Habitats and Species Regulations 2017 (general development orders), planning permission is hereby granted for the classes of development described as permitted development in Schedule 2. (2) Any permission granted by paragraph (1) is subject to any relevant exception, limitation or condition specified in Schedule 2.
Three things follow from that wording.
- It is all or nothing for each project. Work that breaks one limit in its Class is not permitted development, and needs a planning application.
- Some Classes need the council's prior approval first. A single-storey rear extension beyond the standard depths goes through neighbour consultation under paragraph A.4, and the council has 42 days to respond. Extra storeys under Class AA cannot start until prior approval is given in writing (paragraph AA.3(13)). See larger rear extensions and extra storeys.
- It is planning permission only. Government guidance says permitted development rights "do not override the requirement to comply with other permission, regulation or consent regimes". Building Regulations, listed building consent and the Party Wall etc. Act 1996 still apply.
Some work needs no permission at all because it is not development. Works that affect only the interior of a building, or do not materially affect its external appearance, are outside planning control under section 55(2)(a) of the Town and Country Planning Act 1990. See internal alterations.
Which homes have the Part 1 rights
| Your home | Part 1 rights | Where the rule is |
|---|---|---|
| A detached, semi-detached or terraced house or bungalow | Yes, unless removed | Part 1 applies to a "dwellinghouse" |
| A flat or maisonette, or any home in a building containing flats | No | Article 2(1): "dwellinghouse" does not include a building containing one or more flats, or a flat |
| A house whose use as a home was granted only under Part 3 Class G, M, MA, N, P, PA or Q (for example, a converted barn or office) | No, for Classes A to H | A.1(a), B.1(a) and the matching paragraph in each Class |
| A house built under Part 20 (new homes on top of or in place of existing buildings) | No for Classes A to H; Class AA also excludes any house built after 28 October 2018 | A.1(l), B.1(g), C.1(e), D.1(e), E.1(k), F.1(b), G.1(d), H.1(f); AA.1(c) |
| A house with a planning condition removing permitted development | Only what the condition leaves | Article 3(4) |
| A house covered by an article 4 direction | Not for the Classes the direction names | Article 4(1) |
| A house on article 2(3) land (conservation area, national park, area of outstanding natural beauty, the Broads, World Heritage Site) | Yes, but narrower: no side extensions, no two-storey rear extensions, no stone, render, timber, plastic or tile cladding, no Class B roof enlargements, no Class AA | Schedule 1, Part 1; A.2, B.1(f), AA.1(b) |
| A listed house | Some Classes apply, but Class E does not apply within its curtilage, and listed building consent is a separate requirement | E.1(g); Planning (Listed Buildings and Conservation Areas) Act 1990, section 7 |
| A house built, or a use begun, unlawfully | Not for development that depends on it | Article 3(5) |
Flats keep a few rights under other Parts of Schedule 2, such as solar panels on a block of flats (Part 14, Class A). The main householder rights are closed to them: see flats and maisonettes.
(5) The permission granted by Schedule 2 does not apply if: (a) in the case of permission granted in connection with an existing building, the building operations involved in the construction of that building are unlawful; (b) in the case of permission granted in connection with an existing use, that use is unlawful.
How to find out whether your house has the rights
- Confirm it is a house. If any part of the building is a flat, Part 1 does not apply.
- Read the planning history. Look for how the house came to exist, for conditions on any earlier permission that remove permitted development, and for earlier extensions that use up the limits. See how to read a planning history.
- Check the designations. Conservation area, national park, area of outstanding natural beauty and listing each change the answer. The planning constraints checker covers the national data.
- Check for article 4 directions on the council's own website. National data is incomplete: see article 4 directions.
- Work out the original house. Most limits are measured from the house as built, or as it stood on 1 July 1948, so a previous owner's extension counts against yours. See the original house.
What this means for you
Treat permitted development as a set of tests, not a general allowance. The permitted development checker takes you through them in order for the common Classes.
Where the answer is close, or you want something to show a buyer later, a lawful development certificate under section 192 of the Town and Country Planning Act 1990 is the council's formal confirmation that the work is lawful. From 1 April 2026 it costs £274 for householder works, and the council has 8 weeks to decide.
Sources
- GPDO 2015, article 3 (permitted development) legislation.gov.uk
- GPDO 2015, article 2 (interpretation, including "dwellinghouse") legislation.gov.uk
- GPDO 2015, Schedule 1, Part 1 (article 2(3) land) legislation.gov.uk
- GPDO 2015, Schedule 2, Part 1 (development within the curtilage of a dwellinghouse) legislation.gov.uk
- Town and Country Planning Act 1990, section 55 (meaning of development) legislation.gov.uk
- Planning practice guidance: when is permission required?, paragraphs 019 and 021 gov.uk
- Planning Portal: application fees in England from 1 April 2026 planningportal.co.uk