Planning Permission vs Permitted Development: What's the Difference?
Permitted Development is not the same as planning permission. PD is an automatic right to build within set limits. Planning permission is an application to the council for approval. Many homeowners confuse the two — this guide makes the difference clear.
The details
Permitted Development
PD rights are automatic — they exist by law and do not require an application to the council. You can build under PD as long as every condition is met. However, a Certificate of Lawfulness provides proof that PD applies, priced after a free project review. PD is free, fast, and straightforward — but only works within strict limits.
Planning permission
A planning application asks the council to approve your proposal. The council charges an application fee, set nationally and revised each year — the Planning Portal lists the current fees — plus professional fees which vary depending on who you use. It takes 6–10 weeks. The council can approve, refuse, or request amendments. You need planning when PD conditions are not met.
| Factor | Permitted Development | Planning Permission |
|---|---|---|
| Application needed? | No (but Certificate of Lawfulness recommended) | Yes |
| Cost | £0 (certificate priced after review, if you want one) | Council fee plus professional fees, quoted after review |
| Timeline | Immediate (8 weeks for certificate) | 6–10 weeks minimum |
| Council approval? | Not required | Required |
| Conditions | Strict size/height/boundary limits | Council discretion |
| Risk of refusal | N/A (you either qualify or you don't) | Yes (council can refuse) |
Our verdict
If your project fits within PD limits, use PD — it is cheaper, faster, and certain. If it does not, a planning application is the only route. We assess your project and recommend the right path before you spend anything.
Common questions
Frequently asked questions
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