Answers · UK 2025/26
What are permitted development rights and what can I build without planning permission in 2026?
Permitted development rights (PDR) let you carry out certain building works in England without a full planning application, within fixed size, height and siting limits set in the General Permitted Development Order. Common examples include modest rear extensions, loft conversions, outbuildings and some change of use. Limits are tighter in conservation areas, on listed buildings and for flats, where rights are often removed.
Full answer
Permitted development rights are a national grant of planning permission, set out in the Town and Country Planning (General Permitted Development) Order, that allow specified works without a full application to the local planning authority. They are a planning concept, not a tax one, so there are no rate-card figures - the controls are dimensional and conditional rather than monetary. What is typically allowed for houses in England includes single-storey rear extensions within depth and height limits, loft conversions within volume allowances, outbuildings, porches, and certain solar and heat-pump installations. Larger single-storey rear extensions use a 'prior approval' (neighbour consultation) process rather than full planning. There are also rights covering change of use, such as some commercial-to-residential conversions, again usually subject to prior approval on matters like flooding, contamination and natural light. Crucially, PDR are limited or removed in several situations: flats and maisonettes generally do not enjoy householder PDR; designated land (conservation areas, National Parks, Areas of Outstanding Natural Beauty, World Heritage Sites) has reduced rights; listed buildings need listed building consent regardless; and an Article 4 Direction can withdraw specific rights street by street. Building Regulations approval is separate and almost always still required. Because the precise limits change periodically and vary by works type, do not rely on remembered dimensions. The safe route is a Lawful Development Certificate from your council, which formally confirms that a proposal is permitted development - useful evidence when you later sell. For the financial side of a project, note that extending or converting can affect Stamp Duty on purchase, Council Tax banding after major works, and potentially Capital Gains Tax if part of the property is let or used for business. Check the current GPDO and your local Article 4 position on gov.uk, then use the stamp duty and council tax calculators to model the cost impact of any move or improvement.
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This answer is informational only and does not constitute financial, tax or legal advice. Figures are for the 2025/26 UK tax year. See our methodology and sources.