Planning Application vs Permitted Development.

Planning a home renovation or extension one of the first aspects to determine is if your project requires a full planning application or if the project will fall under permitted development rights. Getting this right affects the timelines, cost, potential design options.

So what is the difference between a Planning Application or Permitted Development?

Planning Applications

A planning application is a formal request submitted to your local planning authority to gain permission before your chosen contractor can begin certain types of building work.

A planning application is typically required for:

• Housing Extensions that exceed UK permitted development limits

• Two-Storey Rear Extensions (in most cases)

• Major alterations to the exterior design of your property

• Loft Conversions exceeding PD Volume allowances

• New dwellings or sub-divisions of existing homes

• Change of use that isn’t covered by permitted development

• Any work to a listed development (requires listed building consent)

What is involved in the planning application process?

• Submission of a location plan, scaled drawings and any supporting documents to your local planning authority

• Consultation with neighbours and statutory bodies

• Assessment by the planning officer using the local development plan

Pros of Planning Applications

• Greater design freedom

  Legal, formal approval with documentation for future re-sale of property

• Allows for potentially more ambitious or bespoke projects

Cons of Planning Applications

• Longer approval time

• Higher Fees

• The potential refusal and re-design

Permitted Development

Permitted development rights are national planning allowances that let homeowners carry out certain types of building work, without the need for a full planning application. To note, planning applications differ slightly between England, Scotland, Wales and Northern Ireland, but the principles are similar.

What is allowed under Permitted Development?

• Rear Extensions up to:

  • 3m on terraced / semi-detached

  • 4m on detached homes (potential for larger extensions under the prior approval scheme)

• Single -storey side extensions within height / width limits

• Loft conversions up to:

  • 40m (terraced)

  • 50m (semi/detached)

• Internal alterations

• Porches under 3m

• Outbuildings - garden rooms, sheds or home offices if within height / setback rules

• Certain changes of use (e.g. agricultural to residential-class Q- via prior approval)

Restrictions

You cannot use permitted development rights if:

• Your property is a flat or maisonette

• You live in a listed building

• An Article 4 Direction applies

Do you need proof?

Although you don’t need permission, Studio 1284 and most professionals would recommend applying for a Lawful Development Certificate (LDC), to offer you peace of mind.

Both a full planning application and permitted development are vital parts of the UK planning system. Permitted development rights offer flexibility for smaller, low-impact improvements whilst full planning allows our clients to pursue more ambitious designs. Ultimately understanding where your project sits, will help you plan effectively, avoid delays and ensure long-term compliance.