No planning permission? No problem. Here’s how to improve, extend & alter

If the two words ‘planning permission’ leave you cold, you’re probably due a refresher on home improvements, especially what’s possible without authorisation. 

We used to include ‘potential to extend, subject to planning permission’ on some of our property listings but this is almost consigned to history. Many of today’s most popular property projects don’t actually need planning permission from the local council.

Instead, something called Permitted Development Rights (PDR) are in force across the UK, giving people prior approval to make changes to a home they own. With PDR on their side, buyers can look at properties through fresh eyes, knowing a huge administrative step has been removed if they want to extend or remodel.

Home improvements became more viable in England in 2015, when the Town and Country Planning (General Permitted Development) (England) Order 2015 gave property owners new PDR rights. Its counterpart in Scotland is the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 and is the Town and Country Planning (General Permitted Development) Order 1995 in Wales.

These pieces of legislation make it easier to carry out substantial extensions, alterations and home improvements, without the need for planning permission. It is not a free-for-all, however, as there are boundaries to work within and there may be location-specific restrictions (see top tips below).

These 11 home improvements often don’t require planning permission:

1. Adding a single storey extension, such as those that extend a kitchen or add a dining room

2. Adding a double storey extension, which results in extra rooms on the ground and first floors

3. Undertaking a loft conversion to create an extra bedroom, home office or games room

4. Adding a garden room, such as a log cabin to create a home office or a studio

5. Building a conservatory, orangery or sun room

6. Installing a swimming pool, hot tub or pond

7. Converting a garage for domestic use

8. Removing internal walls or creating new rooms by adding stud partition walls

9. Replacing windows and doors, including the addition of dormer windows

10. Adding a porch

11. Installing energy saving measures, including solar panels, EV vehicle charger and air source heat pumps

Top tips for home improvements without planning permission

• While PDR has made it easier and simpler to create the home of your dreams, there are some serious considerations before you get carried away. 

• Seek advice from an architect before work starts, as projects that fall under PDR still need to meet mandatory height, scale, mass and material requirements

• Factor in building regulations approval, which will usually be required if your home improvements involve electrics, plumbing, heating, windows, doors or roofs

• Consider using trades from an approved competent persons scheme, who will obtain building regulations approval on the homeowner’s behalf

• Check the status of where you live with your local council, as those in Conservation Areas, National Parks and National Landscapes may still need planning permission

• Check the status of your property: Historic England, Cof Cymru (Wales) or Historic Environment Scotland will tell you if your home is listed and therefore subject to development constraints

• Consider a Lawful Development Certificate, which will legally prove that any work you carry out, or have completed, does not need planning permission. This is a useful document when you sell a property

If you are planning to purchase a property on the strength of its redevelopment potential, we urge you to seek specialist planning and structural advice. Speak to us about your plans and we can steer you in the right direction.