Planning Permission vs Permitted Development: What's the Difference?

Professional Insight. Practical Guidance.

Many homeowners assume that all home improvements require planning permission. In reality, certain types of development may be carried out under Permitted Development Rights, while others require a formal planning application.

Understanding the difference at an early stage can save time, avoid unnecessary costs and prevent enforcement issues later.

What Is Planning Permission?

Planning permission is formal approval granted by the Local Planning Authority (LPA) for proposed development.

The planning process considers matters such as:

• Impact on neighbouring properties

• Design and appearance

• Character of the surrounding area

• Highway safety

• Environmental considerations

• Local and national planning policies

  
  

Typical projects requiring planning permission include:

• Large house extensions

• Two-storey extensions

• New dwellings

• Change of use

• Commercial developments

• Developments outside permitted development limits

Approval must normally be obtained before construction begins.

What Is Permitted Development?

Permitted Development Rights are national planning permissions granted by legislation that allow certain types of development to proceed without submitting a full planning application, provided strict criteria are satisfied.

Examples may include:

• Certain rear extensions

• Loft conversions

• Rooflights

• Porches

• Detached outbuildings

• Solar panels

  
  

However, every project must comply with detailed limitations relating to size, height, location and design. Even where planning permission is not required, compliance with the relevant legislation remains essential.

Does Permitted Development Mean No Approval Is Needed?

No.

Many homeowners assume that because planning permission is not required, no approvals are necessary. This is incorrect.

Depending on the nature of the project, you may still require:

• Building Regulations approval

• Structural design

• Structural calculations

• Party Wall procedures

• Thames Water build-over approval

• Other statutory consents

  
  

Each project should therefore be assessed individually.

When Do Permitted Development Rights Not Apply?

Permitted Development Rights may be restricted or removed in certain circumstances, including:

• Flats and maisonettes

• Listed buildings

• Conservation Areas

• Article 4 Directions

• Previous planning conditions removing permitted development rights

• Certain commercial properties

In these situations, planning permission may still be required.

Should I Apply for a Lawful Development Certificate?

Although not always mandatory, obtaining a Lawful Development Certificate (LDC) is often recommended where development is proposed under Permitted Development Rights.

An LDC provides formal confirmation from the Local Planning Authority that the proposed development is lawful.

This can be valuable when:

• Selling the property

• Remortgaging

• Demonstrating compliance

• Avoiding future disputes regarding planning status

  
  

Common Mistakes

Some of the most common issues we encounter include:

• Assuming all extensions are permitted development

• Exceeding permitted size limits

• Incorrectly measuring extension depth or height

• Carrying out work before confirming eligibility

• Confusing planning permission with Building Regulations approval

• Relying on online advice without assessing the specific property

  
  

How ABEngineers Can Help

At ABEngineers Consultancy Services, we assess every project individually to determine the most appropriate planning route.

Our services include:

• Planning advice

• Permitted Development assessments

• Lawful Development Certificate applications

• Planning applications

• Architectural design

• Building Regulations

• Structural design

• Building Regulations Principal Designer (BRPD) services

  
  

Our objective is to provide practical, compliant and cost-effective solutions that support successful project delivery.

Need Professional Advice?

If you are unsure whether your proposed development requires planning permission or qualifies as permitted development, we would be pleased to assist.

Early professional advice can help avoid unnecessary delays, additional costs and compliance issues later in your project.

ABEngineers Consultancy Services

Telephone: 07758 152512

Email: info@abengineers.co.uk

Website: www.abengineers.co.uk