Planning Permission vs Permitted Development Guide

Are you considering a major renovation at home? Perhaps you’re looking to increase your living space and weighing up the pros and cons of an extension? Or perhaps you’re looking to convert your loft so that you can use it as an additional bedroom? No matter what type of major renovations you are planning, the first and most important step is to determine whether you will need planning permission or whether the work will fall under permitted development rights.

In some cases, permitted development can allow you to achieve more space, whereas in other cases, planning permission may be the best step forward for you so that you can really bring your dream home ideas to life.

To help you decide on which option may be best for you, experts at MyJobQuote.co.uk have created this comprehensive guide, which explains what permitted development and planning permission are, when you might use them, and the differences between these two terms.

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What Is Permitted Development?

In some cases, homeowners can carry out certain works on their homes without having to apply for planning permission. In these cases, the home would fall under the term ‘permitted development’.

Any building work that is done under permitted development will have to meet certain standards and criteria that limit the size of extensions and loft conversions. These limits are quite generous, though, and there is a lot that you can do to maximise your living space and improve your home without needing to go through planning permission.

Renovating under permitted development won’t remove the need for certain paperwork. You will still need to show the extent of your plans and provide them to your local planning department. You will also need to obtain some documents to sign off the building work, including a building regulations certificate, party wall agreements, and potentially a right to light report or a build over agreement.

When Does Permitted Development Apply?

If you are planning an extension on your home, there are many different types that can fall under permitted development. The scope is quite varied and will cover both the internal and external works. However, even if it does fall under permitted development, there are some strict design criteria that will need to be adhered to.

Once you have an idea of how you want to extend your home, you should then discuss these ideas with a local architect or a planning consultant. These professionals will have a very good idea of how best to turn your ideas into a high-quality design.

Each different type of renovation will have different rules when it comes to falling under permitted development. We will go through these various rules below:

All Types of Extensions

• Only 50% of the ground around your home can be covered by an extension or other type of building.
• The extension cannot be taller than the highest part of your existing roof.
• If the extension comes within two metres of a boundary, the height at the eaves cannot exceed three metres.
• Extensions cannot be built forward of the ‘principal elevation’  (this usually means the front of your house).
• In conservation areas or areas of outstanding natural beauty (AONB), the works cannot include any cladding to the outside of your house.
• The materials used on any works to the outside of the house must be similar in appearance to those of the existing property.

Loft Extensions

• The increase in the volume of your proposed roof extension cannot exceed 40 cubic metres for terraced properties, or 50 cubic metres for non-terraced properties.
• The extension should not go above the height of the existing roof.
•  It should not extend towards the front roof slope.
• If you are adding new side-facing windows, these need to be privacy-glazed.
• If you are adding a rear dormer window, this should be set back at least 20cm from the original eaves.
• There should be no part of the roof extension overhanging the outer face of the wall of the original house.

Single Storey Rear Extensions

• If you are renovating a detached house, the rear extension cannot extend beyond the original rear wall of the house by more than four metres. In terraced and semi-detached houses, this is reduced to three metres.
• If you live in a conservation area and the work is subject to approval beforehand, the depth limit for single-storey rear extensions is increased to eight metres if you are in a detached house and six metres for any other house.
• The overall height of your single-storey rear extension cannot go above four metres.

Single Storey Side Extensions

• The extension cannot exceed four metres in height.
• It can only be up to half the width of the original house.
• If you are in a conservation area, side extensions are not considered to be permitted developments.

Two Storey Extensions

• Your two-storey extension should not extend beyond the rear wall of the house by more than three metres. You should also leave a gap of seven metres or more from the rear wall of the two-storey rear extension and the boundary fence.
• The pitch of the roof should match the original house.
• If you are adding any windows below 1.7 metres floor height, these should be privacy-glazed and fixed shut.
• If your home is in a conservation area, two-storey extensions won’t fall under permitted development.

When Will Permitted Development Not Apply?

The permitted development rights only apply to houses. The following will not fall into the permitted development criteria:

• Flats or maisonettes.
• Converted houses or houses created through the use of permitted development for a change of use or a new house.
• Areas where there may be an Article 4 Direction, planning condition, or other restriction that may limit or remove the permitted development rights.

What Is Planning Permission

Planning permission is where a homeowner will ask their local authority for permission to carry out certain types of building work at their home. These can include new building works, major alterations to existing homes, or significant changes to a building’s use.

Planning permission helps to ensure the development aligns with local policies, considers the impact the work will have on the local community and environment, and meets safety and design standards.

If you go through with the work without planning permission when it is needed, you could be issued with an enforcement notice that requires you to demolish the work. This can result in the whole thing becoming very expensive and time-consuming.

What Are the Differences Between Planning Permission and Permitted Development?

The main difference between planning permission and permitted development is that permitted development involves works that do not require any planning permission. This means that the homeowner is not necessarily required to apply for consent before the proposed work is carried out. All works that fall outside of the criteria of permitted development will require planning permission, which you can get following a planning application. It is essential that, if you do need planning permission, you obtain this and the work is approved before any work commences.

It is also worth noting that, although you may not be required to submit any formal applications under permitted development, it is advised that you apply for a Certificate of Lawful Development. When working with an architect, they can prepare and submit a full set of existing and proposed plans to your local authority, and they will provide you with a certificate confirming that your plans do, in fact, fall under permitted development rights. This can help you avoid any issues later on as you can provide proof to anyone who asks.

Final Thoughts

The difference between planning permission and permitted development is mostly down to the type and size of the work that you are carrying out. Sometimes the location of your home can come into account, for example, if you live in a conservation area. One is not necessarily better than the other, and it will all depend on the vision that you have for your dream home. The most important thing to keep in mind is that, if you are unsure, it is much better to seek professional advice so that you can save yourself a lot of headaches down the line.