UNDERSTANDING PERMITTED DEVELOPMENT RIGHTS: A HOMEOWNER'S GUIDE
- RRuddick
- Sep 2
- 4 min read
Updated: Sep 3
What Are Permitted Development Rights
Permitted development rights allow homeowners to carry out certain improvements without submitting a full planning application. These rights exist to make it easier to add value to your home through modest extensions, garden rooms or outbuildings. However, the rules differ between England, Wales and Scotland, and there are limits and conditions that must always be respected.
England and Wales: Key Points
Extensions
In England, the Town and Country Planning (General Permitted Development) (England) Order 2015 sets out what you can build without planning permission. A common example is a rear extension:
Semi-detached and terraced homes can extend up to 3 metres from the original rear wall.
Detached homes may extend up to 4 metres.
Extensions must have a maximum eaves height of 3 metres and a total height not exceeding 4 metres.
The extension must not cover more than 50 percent of your garden or surrounding land (your curtilage).
Other key factors to consider are heights of eaves and roofs, materials, distances from boundaries and the like.
Larger Extensions with Prior Approval
If you want to go beyond these limits (up to 6 metres for terraced/semi-detached homes or 8 metres for detached homes), you can apply under the prior approval procedure, which involves notifying neighbours and potentially facing delays, but does not require full planning application.
Double-Storey Extensions
Rear extensions may extend up to 3 metres from the original wall.
Must be at least 7 metres from the rear boundary.
Roof pitch should match the existing house.
Roof Alterations
Loft conversions with rooflights or dormer windows are another popular project. These are often allowed provided they do not exceed specific volume limits. For instance:
A terraced house can usually add up to 40 cubic metres of additional roof space while detached and semi-detached houses are allowed 50 cubic metres.
Rooflights may project up to 150 millimetres beyond the roof slope.
They must not sit higher than the roof’s highest point.
No side-facing windows unless obscured glazed.
There are many other rules to consider, such as materials, distance from the edge of the roof and more!
Porches
Allowed if no larger than 3 square metres in area and no higher than 3 metres.
Must not be within 2 metres of a boundary that faces a highway.
You must maintain space for parking of vehicles, if it already exists.
Outbuildings and Garden Rooms
Class E covers buildings such as sheds, summer houses or garden offices. For example, you could usually place a single storey garden room at the end of your garden, provided:
It is under four metres in height with a dual pitched roof or under three metres if it has a flat roof.
If you want it close to your boundary, the maximum height is two and a half metres.
It must not occupy more than 50 percent of your garden or surrounding land (your curtilage).
It is not beyond the front, or principal elevation of your property.
Wales
In Wales, the rules are broadly similar but with slight differences in measurement and terminology. The Welsh Government provides specific guidance for householders. For example, a rear extension may project up to four metres for a detached house or three metres for other types. Outbuildings must also remain single storey with the same maximum height rules as in England.
You can check details at gov.wales.
Scotland: How the Rules Differ
Scotland has its own set of permitted development rules under the Town and Country Planning (Scotland) Act 1997 and associated orders.
Examples
A homeowner in Edinburgh wanting to build a small garden shed can usually do so if it is less than four metres high and not closer to the road than the house itself.
A single storey rear extension may be possible if it does not extend more than three metres and remains within set height restrictions.
Greenhouses, decking and oil tanks are also covered but the limits are different from those in England and Wales.
The Scottish Government published Planning Circular 1 of 2024 which explains the details clearly. You can also find homeowner guidance at mygov.scot.
Important Limitations
Even if your project falls within permitted development, you may still need:
A Prior Approval or Lawful Development Certificate to prove the works are permitted.
Consideration of Article 4 directions which can remove rights in certain areas.
Consent if your property is listed or within a conservation area.
Building Regulations approval for structural or safety compliance.
Party Wall Notices.
Why Work with Richard Ruddick Architects
Even when projects fall under permitted development, simple miscalculations can derail the process or incur enforcement action. Here is how we support you:
Accurate Assessment – We confirm whether your project truly falls within permitted development or needs prior approval.
Certainty for the Future – We prepare drawings required for Lawful Development Certificates, providing evidence in case of sale or disputes.
Technical Excellence – We optimise roof pitches, eaves heights and ensure material consistency, with architect designed wow factor.
Regulatory Compliance – Managing building control, client consultations, neighbour engagement and navigating Article 4 direction areas.
Design Quality – Ensuring your space is beautiful, functional and tailored to your lifestyle.
Useful Resources
In Summary
Permitted development rights allow many household projects to proceed without planning applications. However, the rules differ between England, Wales and Scotland and the details matter.
By working with Richard Ruddick Architects, you gain peace of mind that your project is both compliant and beautifully designed.
We hope that you choose to work with us, but always check any other architect is properly qualified. The ARB Register provides a list of all fully qualified architects – if they aren’t on this list, they are not an architect.
Get in touch to start your journey today!
© This article and all content is copyright of Richard Ruddick Architecture Limited and shall not be copied, adapted or reproduced in any way.
Comments