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Understanding permitted development rights

When you can change your business premises or convert buildings without applying for full planning permission. Covers Class E flexibility, prior approval, and common permitted development opportunities.

Guide summary

Check if you can change your business premises or convert buildings without full planning permission. Use permitted development (PD) rights to save time and money, but you must check for restrictions like Article 4 directions and may need prior approval from your local council.

  • Check your premises' current use class to see which PD rights apply
  • Most Class E uses (shops, offices, gyms) can switch freely without permission
  • Get prior approval from your council for changes to homes or from farms
  • Council must decide within 56 days or approval is automatically granted
  • Class E to residential (Class MA) needs prior approval and 2 years of use
  • Agricultural buildings can become up to 5 homes (max 465 sq m total)
  • Article 4 directions can remove PD rights in your area – check with council
  • PD rights do not apply in conservation areas or to listed buildings
  • Apply for a lawful development certificate if you want certainty
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Related guides in Premises & Operations

Permitted development (PD) rights let you make certain changes to buildings and land without applying for full planning permission. Understanding these rights can save you months of delay and thousands of pounds in application fees.

This guide explains the main PD rights relevant to businesses, when prior approval is needed, and situations where PD rights may not apply.

Key permitted development rights

Class E: the most useful right for businesses

The Class E use class is one of the most significant changes for businesses in recent years. If your premises fall within Class E, you can change between any of these uses without planning permission:

  • Shop (former A1)
  • Financial and professional services (former A2)
  • Restaurant or cafe (former A3)
  • Office, research, or light industrial (former B1)
  • Clinic or health centre (former D1(a))
  • Creche, day nursery, or day centre (former D1(b))
  • Indoor sport, recreation, or fitness (former D2(e))

This means a shop can become an office, a restaurant can become a gym, or a clinic can become a creche - all without planning permission.

What Class E does NOT include

Some uses that you might expect to be included are not part of Class E:

  • Pubs and drinking establishments - sui generis (outside any use class)
  • Hot food takeaways - sui generis
  • Cinemas and concert halls - sui generis
  • Nightclubs - sui generis

Changes involving sui generis uses always need planning permission.

Prior approval: the lighter-touch process

Some PD rights require prior approval from the local planning authority. This is quicker and cheaper than a full planning application, but you must submit an application and wait for a decision.

How prior approval works

  1. Submit a prior approval application to your LPA
  2. Pay the relevant fee (lower than full planning application fees)
  3. The LPA assesses only the specific impacts listed for that PD right
  4. Decision within 56 days, or approval is deemed granted

Common prior approval conversions

FromToClassConditions
Class E (commercial)ResidentialMAUp to 1,500 sq m, in use for 2+ years
Agricultural buildingsResidentialQUp to 5 dwellings, max 465 sq m total
Storage/distributionResidentialPAUp to 500 sq m, in use for 3+ years

When PD rights do not apply

Several situations restrict or remove PD rights entirely:

  • Article 4 directions: Your local planning authority may have removed specific PD rights in certain areas. Check your LPA's website or contact the planning department.
  • Conservation areas: Some PD rights are reduced, particularly for external alterations.
  • Listed buildings: PD rights do not override the need for listed building consent. Any works affecting the special character of a listed building still require consent.
  • National Parks and AONBs: Reduced PD rights for some categories of development.
  • Conditions on existing permissions: Your current planning permission may restrict PD rights through conditions.

How to check your PD rights

  1. 1

    Identify your current use class

    Check your planning history with the LPA to confirm your premises' current lawful use class. This determines which PD rights apply.

  2. 2

    Check for Article 4 directions

    Contact your LPA planning department or check their website for any Article 4 directions that remove PD rights in your area.

  3. 3

    Review the GPDO schedules

    The General Permitted Development Order lists all PD rights. Schedule 2 covers the main development types. Check which Parts apply to your situation.

  4. 4

    Consider a lawful development certificate

    If you want certainty, apply for a Certificate of Lawful Development (Proposed). This confirms whether your planned works are PD. Fee is currently half the full application fee.