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Permitted Development Rights in 2026: What Homeowners Can Build Without Applying

Bhavesh Ramburn

What Permitted Development actually means

Permitted Development (PD) is a national grant of planning permission given by Parliament through the Town and Country Planning (General Permitted Development) (England) Order 2015 — commonly called the GPDO. It allows homeowners to carry out certain categories of building work without having to apply to their local planning authority, as long as the work meets a strict set of limits.

PD rights are not automatic. They can be removed or restricted in particular areas (see restrictions below) and they have been amended several times — most recently in September 2024 when the previous “prior approval” regime for larger rear extensions was abolished.

What you can usually do under PD

House extensions (Class A)

Since 5 September 2024, the rules for rear extensions have been simplified. A single-storey rear extension on a terraced or semi-detached house may now extend up to the rear wall of the original house by up to 6 metres, and on a detached house by up to 8 metres — but only if the local authority is given prior notification at least 8 weeks before work begins. The previous neighbour-consultation step has been removed for the larger sizes, which significantly reduces the risk of an objection blocking your build.

The other Class A limits still apply:

  • The extension must be on the rear of the original house (not the side or front).
  • No more than half the curtilage of the original house may be covered by outbuildings and extensions combined.
  • The maximum eaves height is 3 metres if the extension is within 2 metres of a boundary.
  • Materials must be of similar appearance to the existing house.

Lofts and roof alterations (Class B)

Loft conversions are PD if they do not:

  • Extend beyond the existing roof plane on the front elevation (a side or rear dormer is usually fine).
  • Add more than 40 cubic metres of additional roof space on terraced houses, or 50 cubic metres on detached and semi-detached houses.
  • Include a balcony, veranda or raised platform.
  • Use cladding, tiles or other materials that contrast with the existing house.

Outbuildings (Class E)

Garden rooms, sheds, home offices and summerhouses are PD provided that:

  • The total footprint of all outbuildings covers less than 50% of the curtilage.
  • No part of the building projects more than 3 metres beyond the rear wall of the original house (for terraced or semi-detached properties).
  • The building is not used as separate living accommodation.
  • The eaves height is no more than 2.5 metres if within 2 metres of a boundary.
  • The overall height is no more than 4 metres for a dual-pitched roof, or 3 metres for any other roof.

Where PD rights do not apply

PD rights are removed or restricted if your property is in any of the following:

  • A Conservation Area.
  • A National Park, Area of Outstanding Natural Beauty, Broads or World Heritage Site.
  • A Site of Special Scientific Interest (SSSI).
  • A listed building (PD rights do not apply to any part of the curtilage).
  • A designated area where a local authority has made an Article 4 Direction removing PD rights for a specific type of work (very common for shopfronts in town centres and for some estate roads).

If your property is in one of these areas, the same physical extension that would be PD elsewhere will require a full planning application.

When to apply for a Lawful Development Certificate

Even if your project clearly meets the PD limits, applying for a Lawful Development Certificate (LDC) is strongly recommended. An LDC is an inexpensive application (typically around £130 for a household) that gives you written confirmation from your local authority that the work is lawful at the time it was carried out.

This matters in two specific situations:

  • Selling the property. A buyer’s solicitor will almost always ask for evidence that previous extensions were lawful. An LDC removes ambiguity and prevents a sale from being delayed or falling through.
  • Disputes with neighbours. If a neighbour later claims the extension is unlawful, an LDC is conclusive evidence in your favour.

Editorial note. This article is for general guidance only and does not constitute regulated advice. The GPDO is updated periodically; always check the latest version of the legislation and your local authority’s planning portal before starting work. For project-specific questions, consult a chartered town planner.