Permitted Development Guide

The definitive source

The primary legal document for England is The Town and Country Planning (General Permitted Development) (England) Order 2015, as amended. It is amended frequently — always check the current version before relying on it.

When PD does — and doesn't — apply

• Designated areas: rights are restricted in National Parks, AONBs, Conservation Areas and World Heritage Sites.
• Article 4 Directions: local councils can remove PD rights in specific areas to protect their character.
• National variations: rules differ between England, Wales, Scotland and Northern Ireland.
• Property type: standard PD typically applies to houses. Flats, maisonettes and listed buildings generally do not have the same rights.

Common householder PD rights (England)

• Rear extensions — single-storey up to 4m (detached) or 3m (other) under standard PD; up to 8m / 6m under prior approval (Larger Home Extension neighbour consultation scheme).
• Loft conversions — up to 50m³ (detached/semi) or 40m³ (terraced) of additional roof space, subject to design constraints.
• Garage conversions — conversion to habitable space generally needs no planning permission.
• Outbuildings — summerhouses, home offices, garden rooms; up to 50% of the garden area, subject to height limits.
• Solar panels, porches, driveways, EV charging and heat pumps — all PD subject to specific siting conditions.

When PD rights do NOT apply

• Listed buildings — all external changes require listed building consent.
• Article 4 Direction areas — local authorities can remove PD rights, typically in conservation areas.
• Flats and maisonettes — PD extension rights do not apply.
• New build properties — developers often remove PD rights as a planning condition on the original consent.
• AONBs, National Parks and World Heritage Sites — additional restrictions on extensions and outbuildings.

Commercial-to-residential PD (Class MA)

Class MA permits the change of use from Class E (commercial, business and service uses — shops, offices, light industrial, etc.) to Class C3 (dwellinghouses), subject to prior approval. This unlocks substantial value in high-street retail, offices and former bank branches.

• The building must have been in Class E use for at least 2 years and vacant for at least 3 months before the application.
• Maximum floorspace cap of 1,500 m² applies.
• Prior approval considers transport, contamination, flooding, noise, light, fire safety and conservation impacts.
• Works to convert (rather than the change of use itself) may also need permission or building regulations sign-off.

Practical steps before you buy

• Check the property's planning history on the local authority portal.
• Look for Article 4 Directions covering the postcode.
• Apply for a Lawful Development Certificate before starting work — it removes ambiguity for future buyers.
• Get an architect or planning consultant's view on feasibility before exchanging.