Permitted Development vs Planning Permission
Understanding the difference could save you months of waiting — and thousands of pounds. Here’s what you need to know before you start.
One of the first questions we get asked when a homeowner is considering an extension or alteration is: do I need planning permission? The answer depends on a number of factors — and getting it right at the outset makes a significant difference to your timeline, your costs, and your stress levels.
What is Permitted Development?
Permitted Development (PD) rights are a set of rules that allow certain types of works to be carried out on your home without needing to apply for full planning permission. They’re granted automatically by the government, subject to specific size, position, and design criteria. If your project falls within these limits, you can build without the uncertainty of a planning application.
Common works that can fall within Permitted Development include single-storey rear extensions, loft conversions with certain types of dormer, garage conversions, and some outbuildings.
What is planning permission?
Planning permission is a formal approval from your local planning authority — in Solihull, that’s Solihull Metropolitan Borough Council; in Birmingham, it’s Birmingham City Council. It’s required when your project falls outside Permitted Development limits, or when PD rights have been removed from your property.
A standard householder application typically takes eight weeks to determine, though this can be longer for more complex proposals or where the local authority is under pressure.
When are Permitted Development rights removed?
PD rights can be removed or restricted in a number of situations: if your property is in a Conservation Area, an Article 4 Direction may remove some or all PD rights. Listed buildings have no PD rights at all. Some new-build estates have PD rights removed as a condition of their original planning permission. If you’re unsure, we can check this for you quickly.
What is a Lawful Development Certificate?
Even if your project falls within Permitted Development, it’s often worth applying for a Lawful Development Certificate (LDC). This is a formal written confirmation from the local authority that your proposed works are lawful. It isn’t legally required to build — but it protects you when you come to sell your home, provides certainty for your mortgage lender, and gives you a clear record that the works were properly considered.
We routinely apply for LDCs on behalf of clients in Solihull and Birmingham, and we’d always recommend doing so for any works carried out under PD.
Which route is right for your project?
The right route depends on the specifics of your property and your proposals. As part of our initial consultation, we’ll assess your PD position, advise on the most appropriate planning route, and give you a realistic view of likely timescales and outcomes before you commit to anything.
If you’re considering an extension or alteration to your home in Solihull, Birmingham, or the wider West Midlands, get in touch — we’re happy to talk through the options with no obligation.