The Permitted Development Rights (Extension) Bill: A New Opportunity for Homeowners
In 2025, the UK government is advancing legislation that could significantly reshape how homeowners approach property improvements. The Permitted Development Rights (Extension) Bill [HL], currently under consideration in Parliament, proposes a series of reforms designed to simplify and expand the scope of home development projects that can be undertaken without full planning permission.
What Are Permitted Development Rights?
Permitted Development Rights (PDRs) are a set of planning rules that allow homeowners to carry out certain types of building work—such as extensions, loft conversions, and energy upgrades—without the need to submit a formal planning application. These rights are currently governed by secondary legislation, but the new bill seeks to embed them into primary law, providing greater legal certainty and consistency across the country.
Key Proposals in the Bill
The bill introduces several new rights and clarifications, including:
Roof Modifications: Homeowners would be permitted to raise the eaves and ridge height of their property by up to 1 metre, and alter roof shapes to hip, gable, or mansard designs.
Side and Rear Extensions: Full-height extensions would be allowed, provided they:
Do not extend more than 4 metres from the original structure (as of 1 January 1974 or the date of construction)
Occupy no more than 25% of the surrounding land
Maintain a 3-metre buffer from the rear boundary, unless neighbouring consent is obtained
Larger Rear Extensions: Detached homes could extend up to 8 metres, and semi-detached or terraced homes up to 6 metres, with height limits of 3 metres at the eaves and 4 metres overall
Party Wall Adjustments: Party walls could be raised by up to 0.15 metres, even if the homeowner is not the sole owner
Additional Storeys: Bungalows could add a floor (under 200m² unless forming a separate dwelling), and buildings in town centres could be increased to four storeys
Sustainable Upgrades: The bill explicitly permits the installation of:
Air-source heat pumps
Solar panels (up to 0.15m above the roof surface)
Electric vehicle charging points
Legislative Status
As of June 2025, the bill has passed several stages in the House of Lords and is expected to be debated in the House of Commons later this year. If enacted, it could come into force by the end of 2025.
Implications for Homeowners and the Housing Sector
The proposed legislation offers several potential benefits:
Reduced Bureaucracy: Homeowners could undertake common improvements without navigating complex planning procedures.
Cost Savings: Avoiding planning application fees and associated consultancy costs could make home improvements more accessible.
Faster Project Timelines: Streamlined approvals would enable quicker execution of renovation projects.
For the broader housing sector, the bill aligns with ongoing efforts to modernise planning policy, promote housing supply, and make better use of existing residential stock
Regulatory Safeguards and Limitations
Despite the proposed expansion, the bill maintains important checks and balances:
Prior Approval Mechanisms: Certain developments would still require prior approval from local planning authorities, particularly where there may be impacts on neighbours or the environment.
Geographic Restrictions: PDRs would remain limited in designated areas such as conservation zones, national parks, and Areas of Outstanding Natural Beauty.
Heritage Protections: Listed buildings and heritage assets would continue to be subject to stricter controls.
These provisions ensure that the bill balances development flexibility with the need to protect community interests and the built environment
| Category | Current PD Rights (England) | 2025 PD Rights Extension Bill |
|---|---|---|
| Rear Extensions | - Up to 3m (terraced/semi) or 4m (detached) without planning - Larger extensions (6m/8m) require approval |
- Max 3m eaves height for all - Max 8m height overall - Larger extensions allowed, within limits |
| Side Extensions | - Single-storey only - Max half the width of the original house |
- Full-height side extensions allowed - Must not extend more than 4m from original house side wall - Must not exceed 25% of garden area |
| Roof Modifications | - Loft conversions allowed with dormers - No major shape changes |
- Full-height dormers allowed on main roof slope as long as they are set back at least 20cm from eaves and ridge line |
| Vertical Extensions | - Two additional storeys allowed on some buildings (Class AA) | - Buildings can add a floor (max 200mm unless separate dwelling) - Buildings in town centres can go up to 4 storeys |
| Sustainability Features | - Solar panels and EV chargers allowed with limits | - All properties: • Solar panels: no height limit except for listed buildings or conservation areas. • Heat pumps: no restrictions. • EV charging points: no restrictions. |
| Legal Framework | Based on secondary legislation (GPDO) | New primary legislation for clarity and consistency |