Guide
Planning permission vs permitted development
What the difference is, and what it means for your extension.
Two routes to building an extension.
In England, some extensions need a full planning application, and others can be built under permitted development rights without one. Which applies depends on the extension and on your property.
- South Oxfordshire
- Test Valley
- Berkshire
- Surrey
Permitted development
Permitted development rights allow certain work without a full planning application, as long as the extension stays within limits on its size, height and position. Some larger single-storey rear extensions also need the council’s prior approval before work starts, which gives neighbours a chance to comment.
When you need planning permission
If an extension goes beyond the permitted development limits, you’ll need a planning application. The rules are different, and usually stricter, for listed buildings, homes in conservation areas and properties on designated land such as National Parks and National Landscapes (formerly Areas of Outstanding Natural Beauty). Flats and maisonettes don’t have the same permitted development rights, and some homes have had those rights removed by the council.
This is general guidance for England, not legal advice. The rules can change and can differ for your property, so always check with your local council before you start.
Getting certainty
If you’re relying on permitted development, you can apply to your council for a Lawful Development Certificate, which gives you written confirmation that the work is lawful.
Building regulations and party walls
Building regulations are separate from planning. Planning is about whether a building is allowed and how it looks. Building regulations cover how it’s built, including structure, fire safety, insulation, drainage, ventilation and electrics. Most extensions need building regulations approval. If you’re building on or near a boundary you share with a neighbour, the Party Wall etc. Act 1996 may also apply.
How we help
We’ll guide you through planning and building regulations from the very start and, wherever we can, take care of all of it for you. We can’t promise the council’s decision, but we’ll make sure you know where you stand.
This is general guidance for England, not legal advice. The rules can change and can differ for your property, so always check with your local council before you start.
Permitted development rights allow certain work, including many house extensions, without a full planning application, as long as it stays within limits on size, height and position.
Some larger single-storey rear extensions can be built under permitted development only after the council has given prior approval. The council lets neighbours comment before deciding.
It’s written confirmation from your council that work is lawful, which is useful if you’re relying on permitted development and want certainty.
No, they’re separate. Planning is about whether a building is allowed and how it looks. Building regulations cover how it’s built.
Talk to us
Tell us about your project
We’ll talk it through, come and see you if it helps, and put together a detailed proposal for your project.