Permitted Development for Houses
Permitted Development (commonly referred to as PD) grants rights to enable homeowners to undertake certain types of work without the need to apply for planning permission.
The scope of your Permitted Development rights are varied and cover both internal and external works, but there are strict design criteria that need to be adhered to. If your project falls outside of the set criteria, then it is likely you will need to submit a planning application.
Who has Permitted Development Rights?
Most house owners have permitted development rights, but there are a few things to bear in mind.
If your house is located in a Designated Area, such as a National Park, Area of Outstanding Natural Beauty or Conservation Area then your Permitted Development rights may be restricted or removed. This is also likely to be the case if your property is listed.
Permitted Development Rights do not apply to flats or maisonettes.
If you’re planning to self-build a replacement dwelling and your proposed new home is bigger than the existing house on site, then your Permitted Development rights are likely to be restricted or even removed on condition of granting planning permission.
All Permitted Development requirements apply to the dwelling as it was originally built, or as it stood on 1st July 1948. Any space added by past owners since 1948 counts towards your Permitted Development allocation.
Types of Permitted Development Rights
Householder PD rights fall into different categories depending on the work being planned. These are:
Class A covers the enlargement, improvement or alterations to a house such as rear or side extensions as well as general alterations such as new windows and doors. There is a neighbour consultation scheme for larger rear extensions under Class A, paragraph A.1(g).
Class B covers additions or alterations to roofs which enlarge the house such as loft conversions involving dormer windows.
Class C covers other alterations to roofs such as re-roofing or the installation of roof lights/windows.
Class D covers the erection of a porch outside an external door.
Class E covers the provision of buildings and other development within the curtilage of the house.
Class F covers the provision of hard surfaces within the curtilage of the house such as driveways.
Class G covers the installation, alteration, or replacement of a chimney, flue or soil and vent pipe.
Class H covers the installation, alteration, or replacement of microwave antenna such as satellite dishes.
Below we’ve outlined what permitted development would mean for some common types of developments.
Rear Extensions
Rear extensions are very often constructed under Permitted Development, as it is the more straightforward option to deal with, provided the extension complies with the following:
It matches the external finishes and appearance of the original house.
It does not extend beyond the original flank walls.
If single-storey, it is no deeper than 3m in the case of terraced and semi-detached houses, and 4m in the case of detached houses.
If single-storey, the height of the extension must not exceed 4 meters
If single-storey and within 2 meters of the boundary, the maximum eaves height should not exceed 3 meters
If multi-storey, the maximum eaves and ridge height of extension should be no higher than existing house. If extension is within two metres of a boundary, the maximum eaves height should be no higher than three metres.
If multi storey, it must not extend beyond the rear wall of original house by more than three metres or be within seven metres of any boundary opposite the rear wall of the house.
If multi-storey – the roof pitch should match that of the existing house, as far as is practicable.
Any upper-floor window in a wall or roof slope in a side elevation must be obscure-glazed and non-openable unless the parts which can be opened are more than 1.7 metres above the floor of the room in which it is installed.
No balconies or verandas are allowed under permitted development.
The extensions footprint, combined with all other extensions and outbuildings, must not add up to more than 50% of the original garden area.
Side Extensions
Multi-storey side extensions are not permitted development and can only be constructed by acquiring a planning permission.
Single-storey side extensions are often constructed under Permitted Development, as it is a straightforward option to deal with, provided the extension complies with the following:
It matches the external finishes and appearance of the original house.
It does not extend beyond the original front and rear walls.
The width of the side extension should not be greater than half the width of the original house
The height of the side extension must not exceed 4 meters
If the extension is within 2 meters of the boundary, the maximum eaves height should not exceed 3 meters
Its footprint, combined with all other extensions and outbuildings, must not add up to more than 50% of the original garden area.
Loft Conversions
To be permitted development any additional roof space added to the original house must not exceed 40 cubic metres for terraced houses, or 50 cubic metres for detached and semi-detached houses.
All extension items should be behind the plane of the existing roof slope of the principal elevation that fronts a highway.
The finish materials must be similar in appearance to the existing house.
No part of the extension is to be higher than the highest part of the existing roof.
Verandas, balconies or raised platforms are not allowed under permitted development. The only exception, in some cases, would be a Juliet balcony.
Roof extensions, apart from hip to gable ones, are to be set back at least 20cm from the original eaves, measured along the roof plane.
Your existing loft may provide a home to protected species of bats or birds - A survey may be needed, and a licence may be required, if that turns out to be the case.
Porches
Homeowners with permitted development rights can construct a porch without the need of planning, if it:
has a footprint of less than 3 square meters
it’s highest part does not exceed 3 meters
No part of the porch is within 2 meters of a boundary that fronts a highway
Its footprint, combined with all other extensions and outbuildings, must not add up to more than 50% of the original garden area.
Lawful Development Certificates
In theory, if a proposal constitutes Permitted Development and is fully compliant with the regulations, no application is required.
It is, however, advisable to apply for a Certificate of Lawful Proposed Use of Development, otherwise known as a Lawful Development Certificate (LDC), to ensure that your proposal complies with the regulations and that you will not be faced with difficulties post construction.
If no objections are received (or any objections received are not considered to have planning merit) and the LPA is satisfied that there are no significant adverse impacts arising from flooding, highways or contamination, a Lawful Development Certificate is issued.
If, once an extension or outbuilding etc. is constructed, the LPA determines that the proposal does not comply with PD regulations then you may be faced with enforcement action, which would normally result in a request for a retrospective application.
Should permission be refused there is a real likelihood that any extensions or associated works would be required to be demolished. As such, confirmation in the form of the LDC is highly recommended
Recent Permitted Development Projects
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