What is planning permission?
Formal approval from the local planning authority (your council's planning department) to carry out building work or change how land or buildings are used.
Planning Permission vs Permitted Development: What's the Difference?
Planning permission and permitted development are two different routes for carrying out home improvements. Some projects need a full planning application, while others may be allowed without one under permitted development rules (national limits that can allow certain works without a full application). The answer depends on the property, location and proposal.
Try it on my houseThe 10-second answer
What is permitted development?
Certain works may be allowed without a full planning application because national rules treat them as acceptable in principle — within set size, height and location limits. Not every property has the same rights.
What's the difference?
One generally requires council approval through a planning application; the other may not, depending on the property and proposal.
Do I still need building regulations or a building warrant?
Possibly yes. Planning permission and building standards approval are different processes. In Scotland, a building warrant is the council's approval for building standards (structure, safety and energy). In England and Wales, building regulations approval covers similar requirements.
Which route might apply?
You may be looking at permitted development if:
- The project is relatively small.
- It is a house rather than a flat.
- There are no special restrictions affecting the property.
- The proposal falls within permitted development limits.
This does not automatically mean permitted development applies. The specific property and proposal still need to be checked.
You may need planning permission if:
- The proposal is larger or more complex.
- The property is listed.
- The property is in a conservation area or subject to restrictions.
- The proposal falls outside permitted development limits.
Many projects require planning permission, but the answer depends on the individual circumstances.
What is planning permission?
Planning permission is formal approval from your local planning authority (usually the council) to carry out building work or change how land or buildings are used.
If your project needs planning permission, you typically submit a planning application with drawings and supporting information. Some applications also need a design and access statement (a short document explaining the design and how people will access the site). The council assesses the proposal against local and national planning policies, and against the impact on neighbours and the wider area.
Planning exists to manage development in the public interest — for example, to protect character, neighbour amenity (quality of life for nearby residents), highways, heritage and the environment. A refusal, approval with conditions, or a requirement to apply can all affect what you can build and when you can start.
What is permitted development?
Permitted development rights allow certain types of work to be carried out without submitting a full planning application, because national rules treat them as acceptable in principle — within defined limits on size, height and position.
Those limits matter. Size, height, position, materials and design can all affect whether permitted development applies. Not every property has the same rights. Flats, listed buildings (properties of special architectural or historic interest), conservation areas (areas where the character of the place is protected) and some previous extensions can remove or restrict permitted development.
Rules also differ between England and Scotland. What might be acceptable under permitted development in one country may not apply in the other, or may use different measurements and conditions.
Planning permission vs permitted development
Use this table as a practical overview. Your property and proposal may need more specific checks.
| Topic | Planning permission | Permitted development |
|---|---|---|
| What it means | Formal council approval for development that needs it | Work that may proceed without a full planning application under national rules |
| When it applies | When the proposal exceeds permitted development limits or rights do not apply | When the work falls within permitted development rules and the property retains those rights |
| Typical process | Prepare drawings and documents, submit application, wait for decision (often weeks or months) | May proceed without a planning application if rules are met; some homeowners still seek confirmation |
| Typical evidence required | Plans, elevations, design and access statement (if needed), site plan, fee | Accurate measurements and proof the proposal meets limits; evidence if applying for a lawful development certificate (an official council document confirming a proposal is lawful under permitted development rules) |
| What to check | Local policies, constraints, neighbour impact, design and scale | Size limits, property type, prior extensions, conservation or listed building status, Article 4 directions (local restrictions that can remove some permitted development rights) |
| Building regulations / building warrant | Usually still required separately for most building work | Usually still required separately — permitted development does not replace building standards approval (building regulations in England and Wales, or a building warrant in Scotland) |
England and Scotland: Why location matters
Planning Digital covers England and Scotland. Although the concepts of planning permission and permitted development exist in both countries, the detailed rules are not identical.
Measurements, definitions, classes of development (the categories used in planning rules to describe types of building work) and how councils interpret policy can vary. The same extension might face different permitted development limits north and south of the border, or different local policy tests if planning permission is required.
For any real project, check the specific property address and proposal. Generic online advice is a starting point, not a final answer.
Common homeowner projects
These are typical projects homeowners ask about when asking "Do I need planning permission?" The likely route depends on your property, location and the exact size and design of the proposal — not just the type of project.
The examples below describe common situations in plain language. They are not formal determinations. Always check the specific property and proposal.
Rear extensions
A single-storey rear extension may be permitted development in some circumstances, while larger or more complex extensions may require planning permission. Depth, height and proximity to boundaries are often key factors.
Garden rooms and outbuildings
A garden room or home office may not require a full planning application in some cases, but size, height, location and property restrictions can affect the outcome. Outbuildings are not automatically allowed.
Dormers and roof alterations
Some roof alterations may be possible without a full planning application, while others may require planning permission depending on location and design. Volume, height and whether the roof plane changes can all matter.
Solar panels
Many roof-mounted solar installations may be permitted development, but restrictions can apply on listed buildings, conservation areas and certain elevations.
Heat pumps
Air source heat pumps may be permitted development within distance and size limits. Noise, visibility and neighbour amenity can still be relevant on some sites.
Porches
Small porches can sometimes be permitted development if they stay within size limits and do not face a highway. Larger or more prominent designs may need planning permission.
Factors that can change the answer
Even if a project type is often discussed as permitted development, the following can remove rights or require planning permission:
- Conservation areas
- Listed buildings
- Flats and maisonettes
- Previous extensions that use up permitted development allowances
- Article 4 directions — local restrictions that can remove some permitted development rights
- Property type and tenure (whether you own the property outright or hold a lease, which can affect what you can do)
- Site constraints such as flood risk, trees or access
- Size, height and design of the proposal
Common mistakes
- Assuming a neighbour's project means yours is allowed — each property and proposal is assessed on its own facts.
- Assuming permitted development always applies — many properties and locations have restrictions.
- Confusing planning permission with building regulations or a building warrant (Scotland's building standards approval process) — you may need both.
- Ignoring conservation area or listed building restrictions.
- Relying on generic internet advice without checking the specific property and design.
Frequently asked questions
Do I always need planning permission?
No. Some works may be allowed under permitted development if your property retains those rights and your proposal meets the rules. Other projects always need planning permission, or need it because limits are exceeded.
Is permitted development the same in England and Scotland?
No. Both countries use the concept, but the detailed rules and measurements differ. Always check the country your property is in.
Does a conservation area change what I can do?
Often yes. Permitted development rights can be more restricted in conservation areas, and design quality may be scrutinised more closely if planning permission is required.
Do flats have permitted development rights?
Generally, flats and maisonettes have more limited permitted development rights than houses. Many common flat alterations need planning permission.
Do I still need building regulations or a building warrant?
Very often yes, for structural and safety reasons. In Scotland, a building warrant is the council's approval for building standards and is separate from planning permission. In England and Wales, building regulations approval covers similar requirements. This is a different process from planning permission.
Should I get a lawful development certificate?
A lawful development certificate — also called a certificate of lawfulness in some contexts — is an official council document confirming that a proposal is lawful, often used to confirm permitted development. If you rely on permitted development, some homeowners apply for one for peace of mind and future proof, especially before selling. It is optional but can reduce uncertainty.
How can I check my own property?
Start with your address, property type, existing constraints and the size and position of your proposal. If you want to check your own property and project, Planning Digital's Project Planner can help you understand the likely planning route, important constraints and sensible next steps.
Check your own project
Planning rules depend on both the property and the proposal. Planning Digital helps homeowners understand the likely planning route, identify important constraints and see what to do next.
Try it on my house