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Planning Permission Guide UK 2026
Do you need planning permission for your home improvement project? This guide covers Permitted Development rights, when you need to apply, costs, timescales and exceptions for every common project type.
Last updated: 6 May 2026
Quick Reference
✓ Single storey extension (up to 4/8m): Usually No
✗ Double storey extension: Usually Yes
✓ Loft conversion (under 40/50m³): Usually No
✓ Garden room / outbuilding: Usually No
✓ Solar panels: Usually No
✓ Fencing under 2m: Usually No
Single Storey Rear Extension
Usually No (Permitted Development)Rules: Up to 4m from the rear wall (semi/terraced) or 8m (detached) under prior notification. Must not exceed 4m in height. Must not cover more than half the garden area. Side extensions limited to half the width of the original house.
Exceptions: Listed buildings, flats, conservation areas, AONBs. If PD rights have been removed by the local authority. If you have already extended under PD.
Double Storey Extension
Usually YesRules: Double storey extensions almost always require planning permission. Must not extend more than 3m from the rear wall. Must be at least 7m from the rear boundary. Must not be within 2m of any boundary if taller than 2.5m.
Exceptions: Very few exceptions. Always apply for planning permission for double storey extensions.
Loft Conversion
Usually No (Permitted Development)Rules: Permitted if volume added is under 40m³ (terraced) or 50m³ (detached/semi). Dormers must not face a highway. Materials must be similar to existing. No balconies or verandas. Must not raise the ridge height.
Exceptions: Mansard conversions usually need permission. Flats always need permission. Conservation areas, listed buildings and AONBs have restrictions. Building Regulations approval is always required.
Outbuildings (Garden Rooms, Sheds)
Usually No (Permitted Development)Rules: Must be single storey with max 2.5m eaves height. Max 4m height (dual pitch) or 3m (flat roof). Must not cover more than 50% of the garden. Must not be forward of the principal elevation. If within 2m of a boundary, max height is 2.5m.
Exceptions: Cannot be used as primary living accommodation. Must be ancillary to the main house. Listed buildings and conservation areas may require permission. Planning needed if used commercially.
Conservatory / Orangery
Usually No (Permitted Development)Rules: Same rules as single storey extensions. Must not exceed 4m height. Must not cover more than 50% of the garden. If over half the floor area is glazed roof, Building Regulations may differ.
Exceptions: Listed buildings, conservation areas. If PD rights have been removed. Large conservatories exceeding PD limits.
Driveway / Hardstanding
Usually No (if permeable)Rules: Permeable surfaces (gravel, permeable block paving, resin-bound) do not need permission regardless of size. Impermeable surfaces (concrete, tarmac) over 5m² at the front of the property need permission unless water drains to a permeable area within the boundary.
Exceptions: Some conservation areas restrict front garden changes. Check local authority for area-specific rules.
Fencing / Walls / Gates
Usually No (Permitted Development)Rules: Fences, walls and gates up to 2m height do not need permission. If adjacent to a highway used by vehicles: max 1m height. Replacing existing fencing generally does not need permission.
Exceptions: Listed buildings. Some conservation areas restrict fence types. Planning permission needed if over 2m.
Solar Panels
Usually No (Permitted Development)Rules: Roof-mounted panels that do not protrude more than 200mm from the roof plane are permitted. Must not be higher than the highest part of the roof (excluding the chimney). Ground-mounted panels are permitted if under 4m height and under 9m² area.
Exceptions: Listed buildings, conservation areas (may need permission for roof-mounted panels on the principal elevation). Flat roofs: panels must be within 1m of the edge and under 1m above the roof surface.
Planning Permission Costs 2026
| Application Type | Fee (England) |
|---|---|
| Householder application | £206 |
| Certificate of Lawful Development | £103 |
| Listed building consent | Free |
| Building Regulations application | £300–£900 |
| Party Wall surveyor (if needed) | £700–£1,500 |
Planning Permission FAQ
Do I need planning permission for an extension?
Single storey rear extensions up to 4m (semi/terraced) or 8m (detached) generally fall under Permitted Development and do not need planning permission. Double storey extensions almost always require planning permission. All extensions need Building Regulations approval.
How much does planning permission cost?
A householder planning application in England costs £206 (2026). Listed building consent is free. Certificate of Lawful Development (to confirm PD rights) costs £103. Fees are different in Wales, Scotland and Northern Ireland.
How long does planning permission take?
Standard householder applications take 8 weeks for a decision. Major applications take 13 weeks. You can track your application online through your local authority's planning portal. Pre-application advice is available for complex projects.
What is Permitted Development?
Permitted Development (PD) rights allow certain home improvements without needing formal planning permission, provided you meet specific size, height and position limits. Your local authority can confirm whether your project qualifies. A Certificate of Lawful Development (£103) provides written confirmation.
Can I build without planning permission?
Yes, if your project falls within Permitted Development rights. However, you must still comply with Building Regulations for structural, fire safety and energy efficiency standards. Getting a Certificate of Lawful Development is recommended for major projects as proof for future buyers.
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