PlanWiser

Updated 2026-02-16 • 14 min read

What can I build without planning permission in England?

Permitted development (PD) rights are often described as 'what you can build without planning permission.' That's broadly correct—but only for certain projects, on certain properties, in certain areas, and only if all GPDO conditions are met.

Quick Answer

In England, many home improvement projects can be permitted development—especially certain extensions, loft conversions, and outbuildings—if they meet GPDO limits and conditions. You may still need permission if you live in a designated area, your PD rights were removed (Article 4/conditions), your property is a flat, or the works go beyond the GPDO limitations. For proof, consider a Lawful Development Certificate.

The PD checklist you should always run first

Before you assume 'no planning permission,' check:

  • Property type: house vs flat/maisonette (many rights don't apply to flats)
  • Location: designated land (conservation area, National Park, AONB, etc.) can restrict PD rights
  • Removed rights: Article 4 directions or conditions can remove PD rights
  • Proof: consider an LDC for certainty if you'll need evidence later

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Common projects that are often permitted development

This is not a substitute for the full GPDO text, but a practical orientation.

  • Single-storey rear extensions: Planning Portal provides PD guidance. Larger extensions can require prior approval and a 42-day determination period.
  • Loft conversions: Planning Portal notes loft conversions can be permitted development subject to limits and conditions (GPDO Schedule 2 Part 1 Class B).
  • Outbuildings: Planning Portal states outbuildings can be permitted development subject to limits and conditions.
  • Fences, gates, and walls: Planning Portal provides a specific guide; the GPDO includes Class A (gates, fences, walls etc.) under Schedule 2 Part 2—typically 1m height adjacent to highway, 2m elsewhere.
  • Driveways and hardstanding: Subject to conditions (e.g., permeable surfaces where front garden).
  • Solar panels: Often PD subject to limits and conditions.

When permission is usually required

Assume you need planning permission if:

  • It's a flat/maisonette and the householder PD rights don't apply
  • You're on designated land and the relevant PD rights are restricted
  • PD rights are removed by Article 4/conditions
  • The project fails GPDO limitations/conditions (size, height, siting, use)

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PlanWiser's AI Advisor tells you whether you need permission and which application type applies.

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Common expensive mistakes

These mistakes lead to enforcement or resale problems:

  • 'It's in my garden, so it's PD.' Designations and Article 4 can change that.
  • 'I'll just build it and apply later.' Retrospective permission is not automatic; refusal can lead to enforcement.
  • Not getting proof (LDC) for PD work, leading to problems during sale.

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Real-world costs and timelines

LDC for proposed works: Around £129 (half the full householder fee) for formal proof.

Full planning: Around £258 for householder, £578 per dwelling for new build (subject to annual indexation from April 2025).

Decision times: 8 weeks for most applications (13 weeks for unusually large/complex).

Step-by-step: what to do next

Follow this workflow:

  • Identify your property type and constraints using PlanWiser's Property Checker
  • Check the planning register for prior conditions and nearby decisions
  • If it's PD, get an LDC if you want certainty
  • If it's not PD, decide between prior approval and full permission (where relevant)
  • Use PlanWiser's Planning Advisor, Property Checker, and Mock Application tools

Frequently Asked Questions

Is permitted development the same as 'no rules'?

No. Planning Portal explains PD rights exist but vary by property type and are more restricted in designated areas.

Can I build a fence without planning permission?

Often yes within limits; Planning Portal has a specific guide and the GPDO includes Class A for fences/gates/walls.

Do I need planning permission for a loft conversion?

Often not if it meets the GPDO Class B limits and conditions; Planning Portal notes loft conversions are commonly permitted development subject to restrictions.

Should I apply for an LDC for permitted development?

An LDC can confirm lawfulness of proposed works and provide formal proof.

Do PD rights apply to flats?

Planning Portal warns that many householder PD rights do not apply to flats/maisonettes.

How can PlanWiser help with permitted development questions?

PlanWiser's Property Checker shows constraints, the AI Advisor explains what you can build without permission, and the Mock Application tool lets you test proposals before you build.

Disclaimer: This article provides general guidance only and is not legal advice. Always confirm your position with your Local Planning Authority before carrying out works or submitting an application.

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