Source: http://ecoconservatorysolutions.co.uk/permitted-development/
Timestamp: 2018-01-24 01:19:11
Document Index: 604883731

Matched Legal Cases: ['art 1', 'art 1', 'art 1', 'art 2', 'art 40', 'art 1']

The following information has been provided by local planning office and provides detail of the relaxed permitted development rules brought in by David Cameron to get Britain back building.
They have recently been extended from may 2016 to may 2019.
This provides valuable information about extending your home.
Permitted development for householders Technical Guidance April 2014
Government, and updated in April 2014
Permitted development rights allow householders to improve and extend their homes
without the need to seek a specific planning permission where that would be out of
proportion with the impact of works carried out. It is important that homeowners
understand how they can exercise their rights to carry out development while
protecting the interests their neighbours and the wider environment. The
Department for Communities and Local Government has produced this technical
guidance to help them. It is designed to be used by anyone who wants to
understand more about the detailed rules on permitted development and the terms
used in those rules. However, anyone who has no previous knowledge of permitted
development issues will find it useful to look at the basic information on the Planning Portal first at:
The guidance set out below was updated in January 2013 to clarify the position on solid wall insulation (see page 13), in October 2013 to reflect the time-limitedchanges to the size limits for rear extensions and the introduction of a neighbour consultation scheme for those larger extensions, both of which came into force in May 2013 (see page 17) and in April 2014 to clarify the position regarding the
measurement of eaves in relation to the enlargement of a roof (see page 34). It
gives an explanation of the rules on permitted development for householders, what
these mean and how they should be applied in particular sets of circumstances.
Diagrams have been included for illustrative purposes only and these are not drawn
to scale. Given the very substantial variations in the design of individual houses,
this guide cannot cover all possible situations that may arise. Where there is any
doubt as to whether a development would be permitted development, advice should
be sought from the local planning authority. To be certain that a proposed
development is lawful and does not require an application for planning permission, it
is possible to apply for a “Lawful Development Certificate” from the local authority.
Further information on this can be found on the Planning Portal at:
https://www.planningportal.co.uk/info/200130/common_projects/120/what_to_do_next/3
Householder permitted development rights are set out in Town and Country Planning(General Permitted Development) Order 1995 (“the 1995 Order”) and amended by the by the Town and Country Planning (General Permitted Development)(Amendment) (No.2) (England) Order 2008 the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2013 Town and Country Planning (General Permitted Development) (Amendment and Consequential Provisions) (England) Order 2014
Part 1 of Schedule 2 to the 1995 Order (as amended in 2008, 2013 and 2014) sets out the permitted development rules concerning what extensions, improvements and alterations a householder may
make to their house and the area around it without the need for an application for
planning permission. Houses created through the permitted development rights to
change use from shops, financial and professional services premises or agricultural
buildings, which were introduced in April 2014, cannot use these permitted
development rights to improve, alter or extend homes and planning permission should be sought.
The 2008, 2013 and 2014 rules on household permitted development amend rules in
the 1995 Order.
Some of the terms used in the amending rules remain are defined in the 1995 Order. These include: “dwellinghouse” – does not include buildings containing one or more flats or a single flat contained within a building. Note, however, that for the purposes of this guidance, the word “house” is used rather than “dwellinghouse” unless the legislation is quoted directly. “Building” – includes any part of a building and includes any structure or erection, but does not include mechanical plant or machinery or gates, fences, walls, or other means of enclosure. “Original” – means a building as it existed on 1 July 1948 where it was built before that date, and as it was built when built after that date.
“Existing” – means a building as it existed immediately before any permitted development (eg a house extension) is undertake existing house will include previous development to the house, whether undertaken as permitted developmentor as development resulting from a planning permission from the local authority. “Height” – references to height (for example, the heights of the eaves on a house extension) is the height measured from ground level.
Ground level is the surface of the ground immediately adjacent to the building in question. Where ground level is not uniform (eg if the ground is sloping), then the ground level is the highest part of
the surface of the ground next to the building.
The rules on permitted development are sub-divided into a series of “Parts”. Part 1
specifically deals with development within the curtilage of a house (this is usually the
area of land within which the house sits, but for some houses, may be a smaller. Part 1 is then sub-divided into Classes covering various types of development:
Class A covers the enlargement, improvement or alterations to a house such as rear or side extensions as well as general alterations such as new windows and doors,
and from 30 May 2013 to 30 May 2019 a neighbour consultation scheme for larger
Class B covers additions or alterations to roofs which enlarge the house such as loft
conversions involving dormer windows.
Class C covers other alterations to roofs such as re-roofing or the installation of roof
Class F covers the provision of hard surfaces on land surrounding the house such
as driveways.
Class G covers the installation, alteration, or replacement of a chimney, flue or soil
Class H covers the installation, alteration, or replacement of microwave antenna
Such as satellite dishes.
There are also other Parts of the rules that may be relevant to householders. For
example Part 2 covers matters such as erection or construction of gates, fences and
walls. Part 40 covers the installation of domestic micro-generation equipment such
as solar panels).
When considering whether a development proposal is permitted development, all of
the relevant Parts of the rules and all the Classes within those Parts need to be
taken into account. So whilst Part 1 Class A prevents the installation, alteration or
replacement of a chimney, flue or soil and vent pipe from being permitted
development, Class G includes such development as permitted development subject
to the rules set out under that Class.
Similarly, changes to the roof of a house are not permitted development under Class A,
but may be permitted development under Class B or C. For example, where a proposed two
storey extension at the rear of a house has a roof that joins onto the main roof of the original house, the works will need to meet the requirements of both.
Class A (which covers the enlargement of the house) and Class C (which covers any alterations to the roof) in order to be permitted development. If the works also include the creation of a dormer window to enlarge the roof space, either in the extension or the original roof space, then they would also need to meet the
requirements of Class B.
In order to be permitted development, a proposal must meet all the limitations and
conditions under the Classes relevant to the proposal.It is therefore essential that any proposed household development is considered in the context of the permitted development rules as a whole in order to determine whether it benefits from permitted development rights and therefore does not require
an application for planning permission.
A local planning authority may have removed some permitted development rights by
issuing what is known as an Article 4 Direction or may have removed those rights on
the original, or any subsequent, planning permission for the house. This will mean a
planning application will be needed for development which normally does not need
one. Before undertaking any development, checks should be undertaken with the
local planning authority to determine whether any restrictions on permitted
development have been made.
The remainder of this guidance provides further explanation about the detailed rules
covering what improvements can be made to a house and its surroundings as
permitted development. In particular, it provides more details on the limits (eg on size) and the conditions that will need to be complied with if development is to take place without the need for an application for planning permission. The guidance covers in detail Classes A-E of the rules which cover common development projects such as extensions, loft conversions, alterations to a roof, porches, and buildings on
land surrounding the house. The rules for Classes F-H are included in this
document; detailed guidance on them is not included, although cross-references are
included to other guidance published by CLG
Under Class A the following limits and conditions apply: A.1 Development is not permitted by Class A if –
(a) as a result of the works, the total area of ground covered by buildings within the curtilage of the dwellinghouse (other than the original dwellinghouse) would exceed 50% of the total area of the curtilage
(excluding the ground area of the original dwellinghouse)
Extensions (including previous extensions) and other buildings must not exceed 50%
of the “curtilage”. What is defined as the curtilage for a particular house will vary according to a number of factors, but in most cases it will comprise the area of land around the original house
(ie what is understood to be the garden/grounds of the house). But the curtilage may be a smaller area in some cases, especially in the case of properties with large grounds set in the countryside.
The 50% limit covers all buildings so will include existing and proposed outbuildings
as well as any existing or proposed new extensions to a house. It will exclude the
area covered by the house itself but will include any separate detached buildings
built prior to 1948 (eg a detached garage)
In the diagram below, the maximum area that can be built on as permitted
development, whether as an extension to the house, or outbuildings erected under
Class E would be 50% of the white area.
The highest part of the roof of the existing dwelling house will be the height of the ridge line of the main roof (even though there may be other ridge lines at a lower
level) or the height of the highest roof where roofs on a building are flat.
Chimneys, firewalls, parapet walls and other protrusions above the main roof ridge
line should not be taken into account when considering the height of the highest part of the roof of the existing house.
However, when calculating the height of the part of the house enlarged, this measurement should be at the highest part of the enlargement and should include any protrusions above the roof such as parapet walls etc
(c) the height of the eaves of the part of the dwellinghouse enlarged,
improved or altered would exceed the height of the eaves of the existing dwellinghouse
The height of the eaves will be measured from the natural ground level at the base of the external wall of the extension to the point where the external wall would meet projected upwards) the upper surface of the roof slope. Parapet walls and
overhanging parts of eaves should not be included in any calculation of eaves height
The following example shows the side view of an extension with a pitched roof
Where there is a flat roof, a similar approach should be taken for measuring eaves
Where the existing house has eaves of different heights, then the restriction on the
height of the eaves for the part of the house enlarged, improved or altered is
measured against the highest level of eaves on the existing house. However,
where a house is built on sloping ground, the height of the eaves on the existing
house should be measured in terms of the elevation from which any extension of a
house is to be made
(d) the enlarged part of the dwellinghouse would extend beyond a wall
(ii) forms either the principal elevation or a side elevation of the
This restriction means that any development to enlarge a dwelling house that is in
front of a principal or side wall that fronts a highway will require an application for
The installation of solid wall insulation constitutes an improvement rather than an
enlargement or extension to the dwellinghouse and is not caught by the provisions of
d(i) and d(ii).
In most cases, the principal elevation will be that part of the house which fronts
(directly or at an angle) the main highway serving the house (the main highway will
be the one that sets the postcode for the house concerned). It will usually contain the
main architectural features such as main bay windows or a porch serving the main
entrance to the house. Usually, but not exclusively, the principal elevation will be
There will only be one principal elevation on a house. Where there are two
elevations which may have the character of a principal elevation (for example, on a
corner plot), a view will need to be taken as to which of these forms the principal
elevation. Note, however, that in such cases the second elevation will also be
subject to the restrictions under Class A if it is a side elevation and fronts a highway.
In this context, “extend beyond a wall” comprises not only the area immediately in
front of the wall, but also an area in front of a line drawn from the end of the wall to
the boundary of the property. In the diagram below, neither extension shown would
be permitted development – they both extend beyond a wall forming a principal elevations
that fronts a highway
The principal elevation could include more than one wall facing in the same direction
– for example, where there are large bay windows on the front elevation, or where
there is an ‘L’ shaped frontage. In such cases, all such walls will form the principal
elevation and the line for determining what constitutes “extends beyond a wall” will
follow these walls.
If a house lies on a corner plot where a side elevation also fronts a highway, there
will be an additional restriction on permitted development to the side of the house.
A highway will usually include public roads (whether adopted or not) as well as public
footpaths and bridleways, but would not include private driveways. The extent to
which an elevation of a house fronts a highway will depend on factors such as:
(i) the angle between the elevation of the house and the highway. If that angle is
more than 45 degrees, then the elevation will not be fronting a highway;
(ii) the distance between the house and the highway – in cases where that
distance is substantial, it is unlikely that a building can be said to ”front” the
highway. The same may be true where there is a significant intervening area
of land in different ownership or use between the boundary of the curtilage of
the house concerned and the highway
e) the enlarged part of the dwellinghouse would have a single storey and –
(i) extend beyond the rear wall of the original dwellinghouse by more
than 4 metres in the case of a detached dwellinghouse, or 3
metres in the case of any other dwellinghouse, or
A single-storey extension must not extend beyond the rear of the original house by
more than four metres if a detached house, or by more than three metres in any
other case. In both cases, the total height of the extension must not be more than 4
metres. The rear wall or walls of a house will be those which are directly opposite
Measurement of the extension beyond the rear wall should be made from the base
of the rear wall of the original house to the outer edge of the wall of the extension
(not including any guttering or barge boards)
(e,a) until 30th May 2019, for a dwellinghouse not on article 1(5) land nor on a
site of special scientific interest, the enlarged part of the dwellinghouse would
have a single storey and –
than 8 metres in the case of a detached dwellinghouse, or 6
From 30 May 2013 until 30 May 2019 a single-storey extension can be larger than
allowed under paragraph (e) above: it must not extend beyond the rear of the original
house by more than eight metres if a detached house, or by more than six metres in
any other case. These larger extensions are not allowed for dwellinghouses on
article 1(5) land or on a site of special scientific interest. The height restriction
remains the same: the extension must not be more than 4 metres high. The rear
wall or walls of a house will be those which are directly opposite the front of the
house. It remains the case that development is not permitted if, as a result of the
works, the total area of ground covered by extensions and other buildings within the
curtilage of the dwellinghouse would exceed 50% of the curtilage of the original
dwellinghouse excluding the ground area of the original dwellinghouse (see
paragraph (a) above).
These larger single-storey extensions, extending beyond the rear of the original
house by more than four eight metres and less than eight metres if a detached
house, or by more than three metres and less than six metres in any other case, are
subject to a neighbour consultation scheme for the impact of the proposed
development on the amenity of their property. The requirements of the neighbour
consultation scheme are set out in paragraph A.4 of Class A.
Householders wishing to build a larger extension have to notify the local planning
authority about the proposed extension and the local planning authority must give
adjoining neighbours notice of the proposals and the opportunity to object. Works
cannot commence until the local planning authority notifies the householder that no
prior approval is required, or gives prior approval, or 42 days have passed without
any decision by the local planning authority. Works must be completed by 30 May
2016 and the local planning authority must be notified of their completion. Further
information on the operation of the neighbour consultation scheme and the
Notification Form for a proposed larger home extension can be found on the planning
https://www.planningportal.co.uk/info/200130/common_projects/17/extensions#ncs
Single-storey extensions that do not extend beyond the rear of the original house by
other case, (as set out in paragraph (e) above) are not subject to a neighbour
consultation scheme.
Where the original rear wall of a house is stepped, then each of these walls will form
“the rear wall of the original dwelling house”. In such cases, the limits on extensions
apply to any of the rear walls being extended beyond. In the example below
showing a plan of a semi-detached house with an original “stepped” rear, each of the
extensions (shaded) would meet the requirements for a single story extension as
they do not extend more than three metres beyond the rear wall (or until 30 May
2016 more than six metres, except on article 1(5) land or sites of special scientific
interest where the three metre limit remains in place).
However, the extension shown below would not meet the requirements for permitted
development. In the case of rear walls ‘A’ and ‘B’, the extension goes more than
three metres beyond those walls (or until 30 May 2016 more than six metres, except
on article 1(5) land or sites of special scientific interest where the three metre limit
remains in place)
An extension on a side wall that extends beyond a rear wall, but is not attached to a
rear wall will be subject to the restrictions that apply to rear walls as well the
restrictions on side walls (these are covered under section (h) of the rules – see
below). So in the example below, the extension is limited to three metres (or until
30 May 2016 six metres, except on article 1(5) land or sites of special scientific
interest where the three metre limit remains in place) beyond the rear wall of the
semi-detached house as well as being restricted by the limits set for extensions from
side walls (i.e. the extension can be no more than half the width of the house, single
storey, and maximum of four metres high
f) the enlarged part of the dwellinghouse would have more than one storey
than 3 metres, or
(ii) be within 7 metres of any boundary of the curtilage of the
dwellinghouse opposite the rear wall of the dwellinghouse
The term “more than one storey” applies to the part of the house being enlarged
through permitted development. This could either be a two storey extension to a
house, or might comprise the addition of a storey onto an existing part of the house –
for example, the addition of a second storey onto an existing single storey part of the
house. The enlarged part of the house must not extend beyond the rear wall by
more than three metres if it is to qualify as permitted development. Measurement of
the extension beyond the rear wall should be made from the base of the rear wall of
the original house that the enlargement extends beyond. Again, this limit applies to
any rear wall being built out from (see diagrams under (e) above).
The limits applying to an enlargement of a house by more than one storey will apply
in all cases where the enlarged part of the dwelling house includes any part that is of
more than one storey. So the following, showing a side view of a detached house,
would not be permitted development – the extended part of the house includes more
than one storey and the ground floor part extends by more than three metres from
the rear wall of the house
Similarly, if a detached house has an existing, single storey, ground floor extension
that was not part of the original house and which extended beyond the rear wall by
more than three metres, then it would not be possible to add an additional first floor
extension above this without an application for planning permission – because the
enlarged part of the house would then consist of more than one storey and would
extend beyond a rear wall by more than three metres
In addition, where the extension or enlarged part of the house has more than one
storey, it must be a minimum of seven metres away from the boundary of the land
surrounding any house opposite. For example
(g) the enlarged part of the dwellinghouse would be within 2 metres of the
boundary of the curtilage of the dwellinghouse, and the height of the eaves of
the enlarged part would exceed 3 metres
Where any part of a proposed extension to a house is within two metres of the
boundary of the land surrounding the property, then the maximum height of the
eaves that is allowed for all parts of the proposal is three metres.
Guidance on measurement of height of eaves is covered under section (c) above
(h) the enlarged part of the dwellinghouse would extend beyond a wall
forming a side elevation of the original dwellinghouse, and would –
(iii) have a width greater than half the width of the original
A wall forming a side elevation of a house will be any wall that cannot be identified
as being a front wall or a rear wall. Houses will often have more than two side
elevation walls. For example
Where an extension is beyond any side wall, the restrictions in (h) will apply. Any
extension can only be a single storey, is limited to four metres in height and can only
be half the width of the original house. The width of the original house should be
calculated at its widest point.
Where an extension fills the area between a side elevation and a rear wall, then the
restrictions on extensions beyond rear walls and side walls will apply. The
extension must:
(i) extend no more than three metres beyond the rear wall, or no more than four
metres in the case of a detached house (or until 30 May 2016 no more than
six metres beyond the rear wall, or eight metres for a detached house, except
on article 1(5) land or sites of special scientific interest where the three and
four metre limits remains in place),
In the following example, although the extension is less than half the width of the
original house and extends beyond the rear wall at “A’’ by only three metres (or until
where the three metre limit remains), it extends beyond the rear wall ‘B’ by more
than three metres (or until 30 May 2016 six metres, except on article 1(5) land or
sites of special scientific where the three metre limit remains). It would therefore
not be permitted development and will require an application for planning
extension. Examples could include
In the two examples above, the extensions would need to meet the relevant criteria
for side and rear extensions i.e.:
(i) the extension must extend no more than three metres beyond the rear wall (or
until 30 May 2016 no more than six metres, except on article 1(5) land or sites
of special scientific where the three metre limit remains);
(iii) the width of that part of the extension cannot exceed more half the width of
the house (measured at its widest point).
The following examples, however, would not be permitted development. In each
case, the extension extends beyond a side wall and is more than half the width of the
original house. An application for planning permission would therefore be required
In some situations, it may be that permitted development is undertaken in separate
stages, for example, a side extension may be built first, and then a rear extension
added at a later date. For example
In the example above, if the side extension (A) was built first, it would meet the
requirement for being no more than half of the width of the original house. However,
the later addition of the rear extension (B) would mean that the total width would be
more than half the width of the house. The rear extension would therefore require
The next example would be permitted development. The original side extension (A)
extends beyond a side wall by no more than half the width of the original house and
would be permitted development (subject to meeting the other rules that are relevant
under Class A). If the rear extension (B) is added at a later date, it has no effect on
the width of the side extension (it does not join it). The enlarged part of the house
therefore continues to be less than half the width of the house and therefore
(i) it would consist of or include – the construction or provision of a veranda, balcony or raised
(ii) the installation, alteration or replacement of a microwave
(iii) the installation, alteration or replacement of a chimney, flue or soil
and vent pipe, or
Verandas, balconies and raised platforms are not permitted development and will
require planning permission.
A veranda is usually defined as a gallery, platform, or balcony, usually roofed and
often partly enclosed, extending along the outside of a building at ground level.
A balcony is defined as a platform with a rail, ballustrade or parapet projecting
outside an upper storey of a building. A “Juliet” balcony, where there is no platform
and therefore no external access would normally be permitted development.
A raised platform is any platform with a height greater than 300 millimetres and will
include roof terraces.
Although the items set out in (i), (ii), (iii) and (iv) are not permitted development
under Class A of the rules, some may be permitted development under other
Classes subject to the limitations and conditions set out in those classes:
Class E covers provision of a “building” within the area around the house required for
a purpose incidental to the enjoyment of the house. A “Building” – includes any part
of a building and includes any structure or erection – and would include platforms (for
example garden decking) less than 300mm high
Class G covers the installation, alteration or replacement of a chimney, flue or soil
and vent pipe;
Class B covers enlargement of houses through alterations or additions to the roof
and Class C covers other alterations to the roof of a house.
Where an extension to a house under Class A includes works that would require an
alteration to the existing roof of the house (eg where the roof of the extension joins
the existing roof), the alterations to the existing roof of the house will need to meet
the requirements of Class B or C (as appropriate) in order to be permitted
In the case of a dwellinghouse on article 1(5) land, development is not
permitted by Class A if –
(a) it would consist of or include the cladding of any part of the
exterior of the dwellinghouse with stone, artificial stone, pebble
dash, render, timber, plastic or tiles;
(b) the enlarged part of the dwellinghouse would extend beyond a
wall forming a side elevation of the original dwellinghouse; or
(c) the enlarged part of the dwellinghouse would have more than one
storey and extend beyond the rear wall of the original dwellinghouse
This section of the rules sets out additional restrictions for National Parks, the
Broads, areas of outstanding natural beauty, conservation areas, and land within
World Heritage Sites. In these areas:
• the cladding of any part of a house, whether it be the original house or any
enlargement is not permitted development and requires an application for
• extensions beyond any side wall are not permitted development in these
• an extension from a rear wall is not permitted development if it results in an
enlarged area of the house that has more than one storey.
Development is permitted by Class A subject to the following
(a) the materials used in any exterior work (other than materials used
in the construction of a conservatory) shall be of a similar
appearance to those used in the construction of the exterior of the
existing dwellinghouse
The condition above is intended to ensure that any works to enlarge, alter or improve
a house result in an appearance that minimises visual impact and is sympathetic to
existing development. This means that the materials used should be of similar visual
appearance to those in the existing house, but does not mean that they need to be
the same materials. For example:
• the external walls of an extension should be constructed of materials that
provide a similar visual appearance – for example in terms of colour and style
of brick used – to the materials used in existing house walls
• a pitched roof on an extension should be clad in tiles that give a similar visual
appearance to those used on the existing house roof. Again, colour and style
will be important considerations; flat roofs will not normally have any visual
impact and so the need for materials of similar appearance should not apply
• it may be appropriate to include new PVC double glazed windows in an
extension even if there are no such windows in the existing house. What is
important is that they give a similar visual appearance to those in the existing
house, for example in terms of their overall shape, and the colour and size of
b) any upper-floor window located in a wall or roof slope forming a
side elevation of the dwellinghouse shall be –
opened are more than 1.7 metres above the floor of the room in
which the window is installed
This condition requires upper-floor windows in any part of the side of a house to be
obscure glazed. Glazing to provide privacy is normally rated on a scale of 1-5, with
5 providing the most privacy. To be permitted development, side windows should
be obscure glazed to minimum of level 3. Obscure glazing does not include one-way
Where such a window is on a staircase or landing (ie not in a room) the 1.7 metre
measurement should be made from the stair or point on a landing immediately below
the centre of the window, upwards to the opening part of the window
(c) where the enlarged part of the dwellinghouse has more than one
storey, the roof pitch of the enlarged part shall, so far as practicable, be
the same as the roof pitch of the original dwellinghouse
Planning permission should always be checked
These sunroom extensions come under the same planning rules and regulations as conservatories, therefore with the present conditions you can build up to 3m projection on a semi detached property and up to 4m on a detached property without planning permission(unless you have restrictions).
In some cases you can go beyond the 3m or 4m projection without a full planning application.
Click below for more information(online with word or google drive)
Permitted development for householders Technical Guidance in word
Permitted development for household Technical Guidance in Google drive
If you would like a PDF copy please request by email
admin@ecoconservatorysolutions,co.uk