Permitted Development in 2025: What You Can Build Without Planning Permission
Most homeowners assume they need planning permission for any extension, loft conversion or outbuilding. In reality, Permitted Development (PD) rights allow many home improvements to go ahead without a full planning application — if the rules are followed precisely.
In this guide, we explain what you can build under permitted development in 2025, where homeowners commonly go wrong, and when a Lawful Development Certificate is essential.
What Is Permitted Development?
Permitted Development rights are a national set of rules that allow certain types of building work to be carried out without applying for planning permission, provided specific limits and conditions are met.
PD rights apply automatically to most houses in England, but not to flats, maisonettes, or converted buildings, and they can be restricted or removed in some areas.
Do All Properties Have Permitted Development Rights?
No. Permitted development rights do not apply to:
Flats and maisonettes
Converted houses (e.g. houses converted into multiple flats)
Properties where PD rights have been removed by condition
Some properties in Article 4 areas
Even where PD rights exist, they are often partially restricted, particularly in London and conservation areas.
Rear Extensions Under Permitted Development
For houses, PD rules allow rear extensions up to:
3 metres for terraced and semi-detached houses
4 metres for detached houses
This can increase to 6m (semi/terrace) or 8m (detached) using the prior approval process.
Key rules that often trip homeowners up:
Depth is measured from the original rear wall, not the current one
Eaves and overall height limits must be respected
Materials must be similar in appearance
Extensions cannot cover more than 50% of the original garden
Loft Conversions and Dormers
Many loft conversions fall under permitted development, including dormer extensions.
Typical limits include:
40m³ additional volume for terraced houses
50m³ for semi-detached and detached houses
No extension beyond the plane of the front roof slope
Dormers must be set back from the eaves and finished in appropriate materials
Misjudging roof volume or ridge height is one of the most common reasons PD schemes fail.
Outbuildings, Garden Rooms and Annexes
Outbuildings are often permitted, provided they are:
Incidental to the main house (e.g. home office, gym, storage)
Single storey
No higher than 2.5m if close to a boundary
Not used as a separate dwelling
Using an outbuilding as an annexe or rental unit will usually require planning permission, even if the structure itself is PD-compliant.
Lawful Development Certificates: Why They Matter
Even when works are permitted development, many homeowners apply for a Lawful Development Certificate (LDC).
An LDC:
Provides written confirmation from the council that the works are lawful
Protects you during neighbour disputes or enforcement complaints
Is often requested by solicitors when selling your property
Building without an LDC is legal — but risky.
Common Mistakes That Invalidate Permitted Development
We regularly see PD rights unintentionally lost due to:
Previous extensions already using up PD allowances
Raised ground levels affecting height calculations
Incorrect roof volume measurements
Article 4 Directions not being checked
Planning conditions removing PD rights
Extending full width beyond a side facing original wall forming part of a rear elevation
Once PD rights are breached, enforcement action can still be taken — even years later.
When Planning Permission Is Still Required
You will usually need planning permission if:
Your property is a flat or maisonette
PD rights have been removed
You exceed size or height limits
You want to create a separate dwelling
The council requires prior approval and refuses it
In many cases, a fallback PD scheme can still strengthen a full planning application.
How Draw and Plan Helps
At Draw and Plan, we:
Check your permitted development rights before drawings begin
Advise whether PD, prior approval, or planning permission is required
Prepare Lawful Development Certificate drawings
Act as your agent with the council
Design compliant schemes that avoid enforcement risk
Our approach is practical, cost-effective, and focused on certainty.
Thinking of Extending or Converting Your Home?
Before you commit to builders or designs, it’s essential to confirm what you can legally build.
👉 Get in touch with Draw and Plan for a permitted development assessment and compliant drawings.
Disclaimer: This article is for general informational purposes only and does not constitute legal or professional advice. Always consult relevant professionals and local authorities before undertaking any development or change of use.
