If you’re considering making changes to your property in the UK, you’ve likely come across the terms “planning permission” and “permitted development.” Understanding the distinction between these two concepts is crucial for ensuring your building work is lawful, cost-effective, and meets all necessary regulations. This article by Charles Clarke from Ascent Builders provides a detailed comparison, explains the processes, and highlights what you need to know before starting your next project.
What is Planning Permission?
Planning permission is formal approval from your local authority required for certain types of building work and property changes. It ensures that proposed developments adhere to local policies and national regulations, safeguarding the interests of neighbours, the wider community, and the environment. Applications for planning permission typically involve submitting detailed plans, drawings, and supporting documents to the local planning department.
Common scenarios requiring planning permission include:
- Building new homes or commercial premises
- Major extensions or significant structural alterations
- Change of use of buildings (e.g., converting a shop into a flat)
- Developments in protected areas (such as conservation areas or listed buildings)
What is Permitted Development?
Permitted development rights grant homeowners and developers the ability to carry out specific types of building work without needing to apply for full planning permission. These rights are established by national legislation (primarily the Town and Country Planning (General Permitted Development) (England) Order 2015) and are designed to streamline minor changes and upgrades, reducing bureaucracy and speeding up improvements.
Typical examples of permitted development include:
- Small rear or side extensions to houses
- Loft conversions within certain size limits
- Erecting fences, walls, and gates of limited height
- Installation of solar panels
- Outbuildings such as sheds and home offices, within prescribed limits
It’s important to note that permitted development rights have restrictions and conditions. For example, certain works in conservation areas or on listed buildings may not qualify, and local authorities can remove permitted development rights via an Article 4 Direction.
Key Differences Between Planning Permission and Permitted Development
Planning permission and permitted development are two very different routes for carrying out home improvements in the UK. Planning permission requires a formal application to the local council, who then decide whether your project meets local rules, design standards and environmental considerations. This process takes time and may involve neighbour consultations.
Permitted development, on the other hand, allows certain types of work—such as some loft conversions, rear extensions and outbuildings—without needing a full application, as long as the project follows strict size and placement limits set by the government. In short, planning permission needs official approval before you start, while permitted development lets you go ahead automatically if your project stays within the allowed guidelines.
When Do You Need Planning Permission?
You must seek planning permission for developments that fall outside the scope of permitted development rights. These include:
- Major extensions that exceed permitted development limits
- Any change of use of the property
- Works on listed buildings or within conservation areas
- Flats and maisonettes (permitted development rights are more restricted)
Failure to obtain planning permission when required can lead to enforcement action, including fines, demands to reverse the work, or complications when selling your property.
How to Check if Your Project Qualifies for Permitted Development
Before starting any building work, get a reputable building company to help, or go to your local authority’s planning department or use the government’s Planning Portal to check current regulations. You may need to submit a “Lawful Development Certificate” as formal confirmation that your project is permitted development. This is especially recommended if you plan to sell your property in the future, as buyers and lenders often require proof that all works are lawful.
Common Pitfalls and How to Avoid Them
It’s easy to assume that small projects are automatically covered by permitted development rights, but this isn’t always the case. Common mistakes include:
- Overlooking restrictions in conservation areas or on listed buildings
- Misjudging extension sizes or roof heights
- Ignoring Article 4 Directions issued by the local council
- Proceeding without a Lawful Development Certificate
To avoid costly errors, always check the latest guidelines and consult with professionals (such as architects or planning consultants) before beginning work.
Conclusion
Understanding the difference between planning permission and permitted development is essential for anyone considering property changes in the UK. While permitted development rights enable many minor improvements without bureaucratic delays, larger or more complex projects still require formal planning permission. By researching your project, consulting relevant authorities, and securing the right approvals, you can ensure your building works proceed smoothly—saving time, money, and future headaches.
