Permitted Development vs Planning Permission: What's the Difference?

Last updated: June 2026 · Verified against current government planning rules and North London council records.

What is the difference between permitted development and planning permission?

Quick answer: Permitted development is a standing national permission that lets you build certain things without applying to the council, as long as you stay within set limits. Planning permission is a formal application the council assesses and decides, needed when your project exceeds those limits or sits in a restricted area. One is automatic; the other is judged.

This is the distinction that underpins every extension, loft and garden room decision — and it is widely misunderstood. Homeowners across North London either assume they need planning permission for everything (and waste money applying) or assume they need nothing (and build unlawfully). The truth sits in between: a large body of work is pre-approved under permitted development, and only what exceeds those limits, or sits in a protected area, needs a planning application. Here is how the two systems actually differ.

How do permitted development and planning permission compare?

The table sets the two routes side by side on the points that matter to a homeowner.

Aspect	Permitted development	Planning permission
What it is	Automatic national permission within set limits	A formal application the council decides
Application needed	No application; optional Lawful Development Certificate	Yes — full householder application
Council fee (2026)	£274 for an optional Lawful Development Certificate	£548, plus £91.02 Planning Portal charge unless paid to council direct
Neighbour consultation	None (except larger-home prior approval)	Yes — neighbours notified and may object
Decision time	None to build; certificate confirmed in weeks	8-week determination target
Outcome certainty	High if within limits	Discretionary — can be refused

The defining contrast is certainty: if your scheme genuinely fits the permitted development limits, you have permission already. A planning application, by contrast, is a judgement the council can refuse.

What does permitted development let you do?

Permitted development covers a substantial menu of household works without any application: single-storey rear extensions up to 3m (attached) or 4m (detached), most loft conversions within the 40m³ or 50m³ volume limits, garden rooms under the height and coverage rules, and garage conversions where no parking condition applies. Each comes with precise conditions — depth, height, materials, position relative to the principal elevation — and you must meet all of them. The trade-off for this freedom is that there is no flexibility: exceed a single limit by a fraction and the whole project falls outside permitted development. It is a binary, rules-based system, not a negotiation.

When do you need planning permission instead?

You need a planning application whenever your project exceeds the permitted development limits — a deeper or taller extension, a two-storey addition, a side extension over half the house width, a mansard loft, a sleeping garden room — or whenever your permitted development rights have been removed. Rights are removed in conservation areas, under Article 4 directions, on flats and maisonettes, and for listed buildings (which also need listed building consent). Around a quarter of North London streets carry a conservation or Article 4 restriction, so a project that is permitted development on one road can require full permission on the next. The council then weighs the impact on neighbours, the street scene and local policy before deciding.

What are the fees and how do I avoid overpaying?

The numbers matter. A full householder planning application costs £548 since April 2026. If you apply through the Planning Portal it adds a £91.02 service charge — which you can avoid entirely by submitting and paying directly to your local council instead. A Lawful Development Certificate confirming that work is permitted development costs £274, a worthwhile spend for the written certainty it gives buyers. The larger-home prior approval route for deeper rear extensions costs £249. None of these cover building regulations, which every habitable build needs separately at £500–£1,500 for building control. Knowing which route applies before you pay anything is the simplest way to avoid wasting fees.

Frequently asked questions

Is permitted development the same as not needing any approval?

No. Permitted development means you do not need planning permission, but you almost always still need building regulations approval, which is a separate technical sign-off covering safety, structure and insulation. Many homeowners conflate the two and skip building control, which is a serious mistake.

Can the council take away permitted development rights?

Yes, through an Article 4 direction, which withdraws specified permitted development rights for a defined area, or through a planning condition on a previous permission. Conservation area designation also restricts rights. This is why you must check your specific address rather than relying on the national rules alone.

Should I apply for a Lawful Development Certificate if I do not have to?

It is wise. Although optional, a Lawful Development Certificate at £274 gives you the council's written confirmation that your project is lawful without planning permission, which protects you against enforcement and reassures buyers' solicitors when you sell. The modest fee buys lasting certainty.

Which is faster, permitted development or planning permission?

Permitted development, comfortably. With no decision to wait for, you can build as soon as you are ready, and a Lawful Development Certificate is confirmed in a few weeks. A full planning application carries an 8-week determination target and can be refused or returned for amendments.

Getting the route right first saves both fees and time. Our guide to extension planning fees breaks down every cost in detail, or book a free site visit and we will tell you exactly which route your project needs — The Extension Company, Cockfosters, 020 3051 9430.