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How to build a home extension  without Planning Permission using your PD rights - Oct. 1st 2008



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Permitted Development - October 1st 2008

Latest news - 9th August 2017 - After 9 years since the 2008 PD changes took place, one would have thought that there could not be any new or additional complications to the interpretation of this awful piece of poorly crafted legislation. 

You guessed it - The Planners are still finding new ways to be obstructive with the exploitation of technicalities that allows them to refuse a normal homeowner their PD rights to extend their homes. 

The sad thing is, I don't even see it ever stopping - read our latest updated articles that demonstrates just some of the examples we have encountered over the last few years - The Planners dirty tricks list!

Latest news - 20th May 2013 - Read our summary / opinions of the latest Permitted Development 2013 changes and how they relate to the old Permitted development rules.

Latest news - 9th May 2013 - The changes to the permitted development rules have now been approved, endorsed and about to come into force on the 30th May 2013.

The Government has done it.  Pickles appears to have got his way - I never thought he would.  The Permitted Development rights or rules has now been changed from the 1st October 2008 version by means of a temporary amendment document.

Down load the latest PD amendment document here.

This means that you now have to amend the original 2008 PD version of the wording with this new published amendment document.  Its the most clumsy & awkward way to have done it as you now need to read two sets of legislation & combine them as one.  You may want to simply amend the main 2008 document by hand yourself by editing in biro pen what the amendment changes are.  The PD amendment refers exactly to what sections or sentences are to be changed within the main 2008 PD document.

NOTE:- Therefore much of the 'historic' information on this web site is now 'temporailly' out of date or incorrect so tread very wearily.

The previous consultation document (click to view pdf) setting out its proposals to temporarily relax ‘permitted development rights’ for extensions to homes and business premises for three years has now largely been implemented as the original wish list. This does not relate to any approval under the Building Regulations. 

The new amendment document proposes that in “non-protected” areas, single-storey rear extensions with a depth beyond the rear wall of eight metres should be allowed under permitted development rights for a detached house and six metres for any other type of house, subject to some other limitations. Protected areas include Conservation Areas and Areas of Outstanding Beauty but in the consultation Green Belt is defined as “non-protected”.  

The 2013 PD amendment document also proposes temporary increases in building allowances affecting shops, offices, professional/ financial services and industrial premises and a temporary relaxation of some ‘prior approval’ requirements for the installation of broadband infrastructure.

So, will these new set of 2013 permitted development changes free up the planning system for domestic homeowners?? Just more badly worded legislation causing confusion & allowing poor quality design that will impact massively onto many neighbours.

Another opportunity missed that will simply create more planning confusion, extra work for all involved and poor quality extension design with massif potential adverse neighbour impacts.  read more...


Welcome to the Permitted Development web site. Since October 1st 2008 new Planning Legislation is in place that allows the home owner certain rights and development benefits that they can implement WITHOUT the need to obtain formal Planning Permission.

This site seeks to explore and discuss these 'PD' rights to determine what the benefits, issues and pitfalls may be. 

Permitted development angerThere is a lot of confusion at the moment with regard to the new Permitted Development rights legislation of the latest revision to the 'Town and Country Planning (general permitted development Order) (Amendment) (No. 2) (England) Order 2008' being its full title.

Not only was the legislation rushed at the last moment, it is very poorly phrased and worded that will set the path for the English Lawyers and Legal System to make huge fees over the coming months possibly years until the Law courts have set various precedents for Case Law.

The appeals to the Planning Inspectorate on declined Certificate of Lawful Development applications is now nearly at 350 most of which have been scheduled, categorised and commented on within this web site FOR YOUR OWN RESEARCH.


Primarily for any homeowner wishing to extend a dwelling utilising the sites permitted development rights or allowances. This may also include prospective homeowners for a property or other developers.

For homeowners falling foul of the Planning system having built something which they thought was permitted development to now be informed by the Council that it is not a PD structure and requires retrospective Planning Consent or its removal.

Our aim is to provide you with information and opinions relevant to your particular type of residential development to help you battle through the poorly phrased wording of the latest GPDO for Permitted Development from solar panels to large home extensions.

ask us a permitted development questionUSE OUR QUICK-FIX APPROACH - The information on this web site is extensive and is continually being updated. You may find it difficult to locate the information you require or simply do not have the time.

If so, you may 'ask us a PD question' direct which will save you a lot of research time and we have set up a option for you to do this for a small fee (click here).

free permitted development advicePlease explore the contents of this web site and download any documents that you may consider useful.  There are no restricted areas. Everything on this web site is free to use. It is only our 'ask us a question service' for a quicker resolution to your PD query that demands a small fee.

We have tried to be a central resource for most aspects of permitted development building works to existing residential dwellings so that you can exploit the planning permission that you may already have.

Many Planning Authorities are 'non-proactive' or actively obstructive in helping you achieve an extension to your home through the permitted development route and refuse or fail to advise you on the tactics required. Many consider this release of planning control abhorrent. However, they too are struggling with this latest P.D. legislation so it is not all a one way street.

Download documents and diagrams of useful

Permitted Development information

Free download of permitted development information

Why were the Permitted Development Rights revised?

Central Government for a long time has tried to unlock the Local Planning System which is predominantly made up of 'Householder' Planning applications for domestic extensions, conversions or ancillary garden buildings. Many of these planning applications find there way to the Planning Inspectorate for the Appeal when an Application has been refused by the Local Council. This causes delays, costs. Certain academics at their 'White Hall Towers' have decided that many of these 'low level' planning applications cause unnecessary delays to the Planning System which subsequently holds up a lot of the more 'grander' high profile planning schemes. So something had to be done.

So how does this affect me?

Planning Permission is perhaps one of the most subjective and wide ranging set of issues there is for a Local Authority to consider. This leads to a variety of opinions, inconsistent assessment of relevant Planning Policy and third party interventions all seeking to have their say on what you (the home owner) want to build.

Many of you may have already been 'through the mill' experiencing these issues only to be denied formal Planning Consent - perhaps even at appeal.

Therefore, assessing what you are legally able to build on your property without formal Planning Approval is perhaps an option you are now having to consider.

However, this process is not without its hurdles and obstacles and the new PD legislation has certainly 'upset the apple cart' for a certain number of people which are mainly the Planners and disgruntled neighbours. Summary of changes to the Permitted Development

QUOTE: "Bureaucracy defends the status quo long past the time when the quo has lost its status".

The previous Permitted Development legislation had remained pretty much in tact for the last 20 years with only minor wording revisions - The main context and assessment criteria remaining pretty much the same.

This new phrasing of the Permitted development rights that began on October 1st 2008 really is a fresh approach in most instances with a whole new assessment criteria of what you can build without Planning Permission that is generally better for the home owner wishing to develop or extend than the previous set of criteria and limitations that had a lot of Case Law as back up for clarification of certain dubious elements of the wording.

This new set of wording for the Permitted Development criteria wipes away an awful lot of previous Case Law precedents that will now be re-challenged in the Courts all over again over the next few months if not years.

Having dealt with such Planning matters for over 25 years now I can guarantee that the current wording will be revised very shortly to cater for the 'White Hall cock ups' when the Courts and Appeal systems have once again been overloaded or some 'obtuse' MP in the Shires or Home Counties has his aspect interfered with or garden overshadowed by a neighbour erecting an extension or garden building in a totally unneighbourly way without the need for obtaining Planning Permission first.

permitted development observationOBSERVATION: Looking at what you can build without formal Planning Permission is not just for the 'disillusioned home owner' who has just been refused Planning Permission now seeking to locate a 'second best' position for their building requirements.

It is more usual that those people wanting to maximise their development potential for a site should perhaps first consider what they can erect without formal Planning Permission and to then develop a 'two prong' design solution that seeks to obtain planning consent for one scheme but then implements the PD scheme after successfully obtaining Planning Permission for the other scheme. If you do this in the opposite manner the Planners will likely 'means test' you for what you have already achieved on the site and then consider the 'accumulative effect' of the total scheme with what you are applying for at Planning and a refusal will likely be the result.







 Latest permitted development changes PD May 2013 summary
 What are permitted development rights
 How to use this web site
 DCLG Technical Guidance
 Home Owner Advice Note
 The Ambiguities of the PD Legislation
 New houses and PD
 The 28 day rule for planning permitted development
 Examples of PD photos
 Appeal Decisions
 Permitted Development Porches
 Detached garden rooms under PD
 GPDO Appeal category index
 Ask us a question
 Planning Permission Information
 Commercial permitted development rights
 Use classes for commercial planning
 Interview with the owner
 Summary of Permitted Development Changes October 2008
 Certificate of Lawful Development
 Council dirty tricks
 Definitions of the permitted development wording
 Downloads of Permitted Development information
 Glossary of Planning Terms
 Report a Broken Link