Permitted Development

Permitted development rights (PDRs) allow certain building works and changes of use to be carried out without having to make a planning application. These rights are set out in the General Permitted Development Order (GPDO). Below is a detailed guide to permitted development rights in the UK, covering each of the classes.

What is Permitted Development?

Permitted development refers to a range of minor developments that do not require planning permission, provided they meet specified conditions and limitations. These rights can apply to householders, commercial properties, and agricultural buildings, among others.

General Conditions

1. Location Restrictions: PDRs are more limited in designated areas such as National Parks, conservation areas, and Areas of Outstanding Natural Beauty (AONB).
2. Use of Materials: Developments should use materials similar to the existing building.
3. Size and Scale: There are restrictions on the size and scale of developments to prevent significant impacts on neighbours or the local area.

Classes of Permitted Development

Class A: Extensions and Alterations to Dwellings

• Scope: Includes single-storey rear extensions, side extensions, and certain front extensions.
• Conditions:
  • Maximum height of 4 meters for single-storey extensions.
  • Rear extensions must not extend beyond the rear wall of the original house by more than 3 meters for attached houses or 4 meters for detached houses.
  • Total area of extensions must not exceed 50% of the land around the original house.

Class B: Additions to the Roof of a House

• Scope: Covers the installation of dormer windows and other roof alterations.
• Conditions:
  • Must not extend beyond the plane of the existing roof slope on the principal elevation.
  • Must not exceed the height of the highest part of the existing roof.
  • Volume additions are limited to 40 cubic meters for terraced houses and 50 cubic meters for detached and semi-detached houses.

Class C: Other Alterations to the Roof of a House

• Scope: Includes the installation of rooflights and the replacement or installation of roof coverings.
• Conditions:
  • Rooflights must not project more than 150mm beyond the plane of the existing roof slope.
  • Roof alterations must not extend beyond the plane of the existing roof slope on the principal elevation.

Class D: Porches

• Scope: Construction of a porch outside any external door of a house.
• Conditions:
  • Ground area must not exceed 3 square meters.
  • Height must not exceed 3 meters.
  • Must be at least 2 meters away from the boundary with a highway.

Class E: Outbuildings

• Scope: Includes garages, sheds, greenhouses, and other outbuildings.
• Conditions:
  • Must not be used for residential accommodation.
  • Maximum height of 4 meters with a dual-pitched roof, or 2.5 meters if within 2 meters of a boundary.
  • Total area covered must not exceed 50% of the land around the original house.

Class F: Hard Surfaces

• Scope: Installation of hard surfaces within the curtilage of a dwellinghouse, such as driveways and patios.
• Conditions:
  • Permeable materials must be used, or provisions for water to drain within the property must be made.

Class G: Chimneys, Flues, and Soil and Vent Pipes

• Scope: Installation, alteration, or replacement of chimneys, flues, and soil and vent pipes.
• Conditions:
  • Must not exceed the highest part of the roof by 1 meter or more.
  • Must not be installed on a principal elevation if it fronts a highway.

Class H: Microwave Antennas (e.g., Satellite Dishes)

• Scope: Installation of microwave antennas.
• Conditions:
  • Only one antenna is allowed per dwelling.
  • Maximum diameter of 100 centimeters.
  • Must not be installed on a chimney if it exceeds 60 centimeters in diameter.

Agricultural and Industrial Buildings

Class A: Agricultural Buildings and Operations

• Scope: Covers buildings for agricultural purposes on agricultural land.
• Conditions:
  • Total floor space of new buildings must not exceed 465 square meters.
  • Buildings must be used solely for agricultural purposes.

Class B: Changes of Use

• Scope: Allows certain changes of use without planning permission, such as converting agricultural buildings to dwellings.
• Conditions:
  • Subject to prior approval for aspects such as transport and highways, contamination, and flooding.
  • Specific size and use limitations apply.

Commercial and Mixed-Use Properties

Class A: Shops and Financial/Professional Services

• Scope: Changes within use classes, such as a shop to a financial services office.
• Conditions:
  • No external alterations are permitted under this class.

Class B: Temporary Use of Buildings and Land

• Scope: Allows temporary changes of use for up to two years.
• Conditions:
  • Certain exclusions and limitations apply based on location and use type.

Why Consider Permitted Development Rights?

1. Time and Cost Efficiency: PDRs streamline the process, saving time and money by avoiding the need for full planning applications.
2. Legal Assurance: They provide a clear framework for lawful developments, reducing the risk of enforcement actions.
3. Property Value: Enhancing your property within permitted development rights can increase its market value without the complexities of obtaining planning permission.

Certificates of Lawfulness for Proposed Use or Development

A certificate of lawfulness confirms that your proposed development does in fact comply with permitted development. This is important as it allows you to have peace of mind that planning permission is not required and you will not have issues in the future.

There are two types of Certificates of Lawfulness:

1. Certificate of Lawfulness for Proposed Use or Development: This confirms that a proposed use or development is lawful and does not require planning permission.
2. Certificate of Lawfulness for Existing Use or Development: This certifies that an existing use or development is lawful, either because it didn’t require planning permission or because the time limit for enforcement action has expired.

Why Consider Certificates of Lawful Development?

1. Legal Assurance: Both existing and proposed use certificates provide legal assurance that certain developments or uses are lawful, protecting against enforcement actions.
2. Property Value: Having a Certificate of Lawfulness can enhance the value of a property by providing potential buyers with confidence that existing or proposed developments comply with planning laws.
3. Planning Application Avoidance: They can help avoid the need for a full planning application, saving time and resources.
4. Clarity and Certainty: For homeowners and developers, these certificates provide clarity and certainty regarding the legality of their projects.
5. Risk Reduction: They reduce the risk of future disputes with local planning authorities and ensure that developments meet all legal requirements.

Application Process

1. Preparation: Gather detailed information about the proposed or existing development, including plans, drawings, and evidence of use.
2. Submission: Submit the application to the local planning authority, including all necessary documentation and the applicable fee.
3. Assessment: The planning authority will assess the application based on planning law and the submitted evidence.
4. Decision: A decision is usually made within 8 weeks. If approved, the certificate will be issued, confirming the lawfulness of the proposed or existing use or development.

Conclusion

Permitted development rights offer a streamlined route to extend and improve properties without the need for full planning permission, making home improvements more accessible. However, it’s crucial to understand the specific regulations and limitations associated with each class of development. Always check with your local planning authority if you are unsure about any specific development rights, as there may be local restrictions or additional requirements that apply to your property.