Permitted development

[edit] Introduction

Generally it is up to a local planning authority to decide whether to allow a particular development or not, the definition of which has changed slightly. However, in England and Wales, the Town and Country Planning (General Permitted Development) Order 1995 enabled central government to permit certain types of developments known as permitted developments. These were generally minor changes to existing properties. Permitted developments do not require approval from the local planning authority as permission is granted by the Order.

The Town and Country Planning (General Permitted Development etc.) (England) (Amendment) Order 2024 was made and laid before Parliament on 30 April 2024, it came into force on 21 May 2024. The changes brought about by the new order aimed to streamline and expand permitted development rights in specific areas, in particular agricultural buildings, simplifying the process of converting and developing properties without the need for full planning permission.

In March 2025 Microgenerastion Certification Scheme published its updated MCS Standard Documents covering microgeneration and Permitted Development Installations:

• MCS 020 a) ISSUE 1.0 Air Source Heat Pump Sound Calculation (For Permitted Development Installations)
• MCS 020 b) ISSUE 1.0 Wind Turbine Sound Calculation (For Permitted Development Installations)

The variouis examples of permitted developments (which change in their detail regularly, so do check) include :

• Certain enlargements or alterations to houses (not exceeding 50% of the curtilage).
• Provision of certain pet enclosures, sheds and fuel storage containers (not exceeding 50% of the curtilage).
• Certain porches, doors and windows.
• Installation of antenna and satellite dishes (up to specified sizes).
• Gates, fences, walls and other enclosures (no more than 2 m high).
• The provision of certain hard surfaces and means of access to a highway.
• Installation and alterations to certain chimneys.
• The installation of CCTV for security purposes.
• Exterior painting (other than advertisements).
• Internal alterations.
• Certain microgeneration equipment.
• Certain changes of use class.
• Temporary structures and plant for construction purposes.
• Temporary structures remaining for no more than 28 days.
• Works by certain statutory authorities.
• Building operations consisting of the demolition of a building.
• Installation of microgeneration systems.

[edit] Restrictions

There are a great number of complex and detailed restrictions and conditions on each of these permitted development classes.

There are further restrictions for certain areas and building types:

• Listed buildings.
• Conservation areas.
• National parks.
• Areas of outstanding natural beauty.

In addition, local authorities are able to remove permitted development rights (PDR) that are of particular significance given the character of an area by issuing an Article 4 Direction.

There may also be conditions on existing permissions preventing certain types of development.

In certain cases, even though a development is permitted, prior approval of some issues is required from the local authority. This includes:

• Specific issues to do with agricultural land, such as the purpose, siting and design of agricultural buildings as well as the construction of a private way, the siting of excavation or deposit or the siting and appearance of tanks.
• Similar issues for land used for the purposes of forestry.
• Erection of plant, machinery, buildings, or structures on land used as a mine.
• The demolition of a building.
• Siting and appearance of telecommunications masts.

See Prior approval for more information.

This means that establishing whether a proposal constitutes a permitted development or not is considerably more complicated than it may at first seem. Often the best way to determine whether a development is permitted or not is to ask the local planning authority. This can be done by asking for a ‘lawful development certificate’ for which a fee will be charged.

[edit] Policy changes

[edit] 2013

In May 2013, the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 came into force, making changes to permitted development rights. These amendments include making it easier to change between certain use classes, and permitting larger extensions to domestic and commercial premises. Some of these amendments permit development only with prior approval of certain aspects or beyond certain sizes.

Following this amendment, some local authorities have introduced article 4 directions, in particular to prevent change of use class from office to residential use. It has yet to be seen whether the Secretary of State will allow these directions to stand.

Further changes are proposed to permitted development rights, to give greater flexibility to changes of use, allowing:

• Shops and financial and professional services to change use to a dwelling house.
• Existing buildings used for agricultural purposes of up to 150 sq. m to change to residential use.
• Retail uses to change to banks and building societies only.
• Premises used as offices, hotels, residential and non-residential institutions, and leisure and assembly to be able to change use to nurseries providing childcare.
• A building used for agricultural purposes of up to 500 sq. m to be used as a new state funded school or a nursery providing childcare.

However, following concerns that there would be a spate of agricultural building conversions in National Parks and Areas of Outstanding National Beauty, Planning Minister Nick Boles stated:

“...the intention behind the proposed permitted developed right is to bring forward more housing on land that is already developed, and to make maximum use of the buildings that our ancestors saw fit to build, so that we do not have to put up any more buildings on green fields than is necessary to meet our housing and other needs....I recognise, however, and the Government recognise, that national parks and AONBs are so called for a reason and have a special status. It is a status we must respect, and it is important that we think hard and listen to the arguments put to us about the appropriateness of this measure in those areas." (ref. Hansard 26 February 2014.)

[edit] 2014

In March 2014, the Chancellor’s 2014 budget announced a further review of the General Permitted Development Order, to create ‘…a three-tier system to decide the appropriate level of permission, using permitted development rights for small-scale changes, prior approval rights for development requiring consideration of specific issues, and planning permission for the largest scale development.’

He also announced fresh consultation to assess:

• Specific change of use measures, permitting greater flexibility for change of use to residential use, from warehouses, light industry structures and certain sui generis buildings (buildings that do not fall into any one use class, such as theatres, multiple occupation houses, scrap yards, and so on).
• Allowing greater flexibilities to change facilities such as car parks and loading bays and non-retail facilities.
• Creating a much wider ‘retail’ use class, excluding betting shops and payday loan shops.

On 31 July 2014, Brandon Lewis, newly-appointed Minister of State for Housing and Planning at the Department for Communities and Local Government (DCLG), announced proposals to make the temporary permitted development rights that allow offices to be converted into new homes permanent. In 2016, The Department for Communities and Local Government then laid before Parliament regulations to make this permanent from 6 April 2016.

Lewis also proposed making it easier to convert empty and redundant buildings into new homes and to ensure planning conditions are cleared on time so that new homes that have planning permission can be built without delay. (Ref. DCLG, Making the planning system work more efficiently and effectively, Giving communities more power in planning local development, 31 July 2014.)

[edit] 2016

In April 2016, the government published Permitted development rights for householders: technical guidance to help householders understand the detailed rules on permitted development and the terms used.

[edit] 2018

In May 2018, the government announced a consultation about whether the early stages of shale exploration (fracking) should be treated as permitted development, and the circumstances in which this might be appropriate. Ref https://www.gov.uk/government/news/new-measures-to-back-british-shale-gas-exploration

[edit] 2019

In May 2019, following a consultation; Planning reforms – supporting the high street and increasing the delivery of new homes, the government announced that permitted development rights allowing increased size limits for single-storey rear extensions would be made permanent.

The 'Permitted development rights for householders: technical guidance' was updated in September of 2019 and republished.

[edit] 2020

On 9 April 2020, a time-limited permitted development right was brought into force in response to the Coronavirus outbreak. This introduced wide-ranging powers allowing emergency construction of, or change of use to, medical facilities and related residential accommodation. Ref http://www.legislation.gov.uk/uksi/2020/412/contents/made

In June 2020, the regulations were amended to ensure that new homes developed through permitted development rights provide adequate natural light for the occupants. Ref http://www.legislation.gov.uk/uksi/2020/632/pdfs/uksiem_20200632_en.pdf

On 21 July 2020, Housing Secretary Robert Jenrick announced new laws laid in Parliament meaning full planning applications will not be required to demolish and rebuild unused buildings as homes and commercial and retail properties can be quickly repurposed to help revive our high streets and town centres. Homeowners will also be able to add up to 2 additional storeys to their home to create new homes or more living space through a fast track approval process. The rules are due to come into effect in September 2020. Ref https://www.legislation.gov.uk/uksi/2020/755/contents/made

On 30 September 2020 Housing Secretary Robert Jenrick announced that new homes delivered through permitted development rights would have to meet the Nationally Described Space Standard. This begins at 37m² of floorspace for a new one bed flat with a shower room. Ref https://www.gov.uk/government/news/permitted-development-homes-to-meet-space-standards

On 30 December 2020, Chandru Dissanayeke Director, Building Safety Programme for the Ministry of Housing, Communities & Local Government published a letter to Local Planning Authorities in England to inform them of an amendment to the Town and Country Planning (General Permitted Development) (England) Order 2015 (“the GPDO”).

The amendment introduces an additional matter for prior approval to two permitted development rights which allow extra storeys to be added to existing buildings. These rights are: Class A new dwellinghouses on detached blocks of flats and Class AA new dwellinghouses on detached buildings in commercial or mixed use of Part 20 to the Order.

This change requires a developer seeking prior approval under those classes in relation to an existing building, which is 18 metres or more in height, to provide a report from a chartered engineer or other competent professional confirming that the external wall construction of the existing building complies with paragraph B4(1) of Schedule 1 to the Building Regulations 2010 (S.I. 2010/2214) to the local planning authority. The purpose of this report is to confirm that the external walls of the building will adequately resist the spread of fire over the walls and from one building to another, having regard to the height, use and position of the building. Ref https://www.legislation.gov.uk/uksi/2020/1459/made

[edit] 2021

See: CLC calls for rethink of permitted development rights.

[edit] 2023

In 27th July 2023 changes to permitted development rights include;

• Local Authority definition; This change extends the definition of a local authority to a National Park Authority and the Broads Authority to allow these bodies to benefit from the permitted development rights.
• Prison fences; This change allows for the alteration or erection of prison fences up to 5.5 metres above ground level without planning under an a new class; Class MA.
• Extension to 60 days for the temporary use of land under certain conditions; This change updates Schedule 2, Part 4 of Class B permitted development rights for the use of 'any land for any purpose for not more than 28 days in total in any calendar year… and the provision on the land of any moveable structure for the purposes of the permitted use'. The new permitted development right is added that allows the temporary use of land as a recreational campsite for up to 60 days per calendar year, subject to limitations and conditions. These limitations include prior approval from the local planning authority, the number of pitches (below 50), restrictions on particular types of sites (SSI, listed buildings etc), the provision of facilities but also and importantly "for the siting of any caravan except a caravan which is used as a motor vehicle designed or adapted for human habitation."

[edit] 2024

As of May 21, 2024, the Town and Country Planning Amendment Order (General Permitted Development, etc) 2024 came into effect. This was developed following a consultation undertaken by the Department for Levelling Up, Housing and Communities (DLUHC) in 2023. Prior to this in 2018, the allowable number of homes converted from agricultural buildings into family homes was increased from 3 to 5, and along with other changes, this increased to 10.

The main changes were:

• Allowable floorspace: The floorspace that can change from agricultural use to ‘flexible commercial use’ increased from 500 square metres to 1,000 square metres and from a building on an agricultural unit and a former agricultural building to a home from 865 square metres to 1,000 square metres.
• Range of commercial building uses: The range of uses agricultural buildings and land within their curtilage that can be used for commercial purposes widened. Falls under ‘flexible commercial use’ to include: the processing of raw goods produced on the site and which are to be sold on the site (excluding livestock), the provision of agricultural training, outdoor sports, recreation and fitness uses within the curtilage of an agricultural building.
• New build and extension areas and volume: The ground area limit of new buildings or extensions erected on farms over 5 hectares increased from 1,000 square metres to 1,500 square metres. For farms under 5 hectares in size the ground area limit for extensions to existing agricultural buildings will increase from 1,000 square metres to 1,250 square metres. The cubic content limit of an agricultural building also increased with an extension from 20% to 25% above the original building cubic content.
• Number of allowable homes:To encourage conversion of agricultural buildings to homes suited to rural needs, a single maximum floorspace per house is limited to 150 square metres. The number of allowable homes increased to 10, allowing up to 1,000 square metres of floorspace to change use overall. Housing delivered must meet national space standards, with prior approval from planning authority for adequate natural light.
• This permitted development right excludes protected landscapes (which includes National Parks and National Landscapes). However the other rights can be used in protected landscapes.
• Restrictions for scheduled monuments: Where there is a designated scheduled monument, extensions and the erection of new buildings is removed, to ensure important monuments are preserved.

[edit] 2025

On 4 February 2025 the Permitted Development Rights (Extension) Bill, a private member’s bill tabled by Lord Lucas (Conservative) was published. The Permitted Development Rights (Extension) Bill [HL] would establish new PDRs in primary legislation in England and Wales, they are currently made available through secondary legislation.

The PDRs proposed in the bill are listed in its schedule and would apply to developments including; making changes to the height of the roof of a building, adding side and rear extensions, raising party walls, adding floors to a bungalow, increasing the height of buildings in town centres by up to four stories, installing air source heat pumps, solar panels and electric vehicle charging points.

The schedule also sets out criteria that developments should meet in order to qualify for the new PDRs created by the bill. For example, the bill states the ridge height and eaves of a building may only be raised by up to one metre in order for the development to qualify. Other specifications include limits to the size of side or rear extensions to a property and to the maximum height that solar panels placed on top of a building may rise above the roof. Developments would also need to meet general restrictions set out in the bill: That developments must not erase a right of way or an easement, infringe on the right to light, substantially reduce the light available to existing solar panels or infringe on other private rights unless this is agreed with the other parties concerned. It also states PDRs would not apply to listed buildings.

The bill would enable a planning authority to impose design requirements in relation to PDRs (though these may not have the effect of making a development “unreasonably impracticable or uneconomic”) and assigns them powers to impose:

• measures to slow the run-off of rainwater from the property being developed
• requirements concerning the building’s structural safety
• standards for insulation or energy efficiency
• requirements for new roof areas created as part of the development, such as a requirement to install a ‘green roof’ (a roof partially or completely covered by vegetation)

The specific requirements that would be applied would be established by the secretary of state using delegated powers in the bill. The planning authority would also be given the power to impose charges to cover the cost of providing additional infrastructure if the development increased the number of rooms in a property beyond a limit set out in secondary legislation.

The bill includes a further restriction on the application of the new PDRs for the development of residential buildings in medium and high flood risk areas (flood risk vulnerability classifications 2 and 3). Properties in these areas would need to be “well served by public transport” (the definition of which would be set out in secondary legislation) and modified to be flood resilient in order to qualify for PDRs.

[edit] Classes of Permitted Development

[edit] Class MA

Class MA permitted development rights allow certain commercial properties to be converted into residential use without the need for a full planning application. These rights, introduced in England in August 2021, fall under the General Permitted Development Order (GPDO) and apply specifically to changing the use of buildings from commercial, business, or service (Use Class E) to residential use (Use Class C3).

Development under Class MA is permitted subject to a process of Prior Approval. The application may require assessments of natural light, noise from commercial premises, contamination, flooding risks and transport impacts.

Class M allows the conversion of up to 150sq.m of laundrettes, betting offices, payday loan shops and takeaways to homes.

Class N allows the conversion of up to 150sq.m of an amusement arcade or casino to homes.

Classes P and PA allow the conversion of up to 500sq.m of storage or distribution centres and light industrial uses to homes.

Class L allows the conversion of small houses in multiple occupation (HMOs) to be converted into single homes, and vice versa.

Class Q allows agricultural barns to be turned into homes.

[edit] Related articles on Designing Buildings

• Alterations to existing buildings.
• Article 4 direction.
• Change of use class.
• Class Q permitted development.
• CLC calls for rethink of permitted development rights.
• Conservation area.
• Enforcement notice.
• Established use certificate.
• Heat pump and wind turbine sound calculations for permitted development installations.
• IHBC responds to supporting defence infrastructure and the future of time-limited permitted development rights.
• Lawful development certificate.
• Listed building.
• Local development order.
• National planning policy framework.
• Permitted development: The end of the high street or a blessing in disguise?
• Planning enforcement.
• Planning permission.
• Prior approval.
• Renovation.
• Section 215.
• Sui generis.
• Town and Country Planning Act.
• Town and Country Planning (General Permitted Development) (Amendment) (England) Order.
• Use class.

[edit] External references

• Written statement to Parliament, Change of use: new homes, Planning Minister Nick, Boles 6 February 2014.
• Town and Country Planning (General Permitted Development) Order 1995.
• Home Building and Renovating: A Guide to Permitted Development Rules. November 2012.
• Very detailed guidance on what is and is not permitted by the Order is provided in the Planning Portal: Permitted development for householders.
• Communities and Local Government: Lawful Development Certificates: A User's Guide.
• Greater flexibilities for change of use: consultation.
• Hansard 26 February 2014.

Comments

I had planning permission but I didn't need building regs for my new garage, it is now finished, what do i do now? Do I have to notify anyone

I don't believe there is any obligation to inform the planning authority when a development is complete, unless there are conditions attached that relate to completion - but it would be worth phoning them to verify this.