Planning permission is the question we get asked before almost every extension conversation even starts. Homeowners are often more worried about the council than the build itself, and honestly, a lot of that worry comes from misinformation rather than the rules themselves. Here is a plain-English breakdown of what actually applies.
Permitted Development: What You Can Build Without Applying
Many single-storey rear extensions fall under permitted development rights, meaning you can build without a full planning application, provided you stay within set limits:
- Single-storey rear extensions can extend up to 6m from the original rear wall on an attached house, or 8m on a detached house (under the extended permitted development scheme)
- Maximum height of 4m for a single-storey extension
- Materials should be similar in appearance to the existing house
- No more than half the garden can be covered by extensions and outbuildings combined
If you are extending beyond these limits, or building a two-storey extension, you will need a full planning application to Leicester City Council, Harborough District Council, Rutland County Council or whichever authority covers your property.
What Triggers a Full Application
- Two-storey extensions
- Extensions that exceed permitted development size limits
- Anything visible from the road on the front or side of the property
- Listed buildings and properties in conservation areas, such as many of the villages around Rutland and South Leicestershire
- Loft dormers on the front roof slope
- Any change of use, such as converting an outbuilding into an annexe
Lawful Development Certificates
Even where a project falls under permitted development, we recommend applying for a Lawful Development Certificate. It costs a fraction of a full planning application and gives you a legal document confirming the work was compliant. This matters most when you come to sell the house, as solicitors and buyers will ask for proof that any extension was either permitted or approved.
Building Regulations Are Separate From Planning
This catches people out constantly: planning permission and building regulations are two different processes. You can have full planning permission and still fail to meet building regulations if the structural work, insulation, fire safety or drainage does not comply. Every extension we build goes through building control regardless of the planning route, with inspections at foundation, damp-proof course, and completion stage.
How We Help
We manage the planning process as part of the job, not as an extra service you have to arrange separately. That means:
- An honest assessment of whether your project needs planning permission or falls under permitted development
- Preparation and submission of applications where needed
- Direct liaison with the local planning department
- Coordination with building control throughout the build, something reflected in our LABC award for the East Midlands
Thinking about an extension in Leicester, Rutland or the wider East Midlands? Get in touch and we will tell you straight away what the planning position looks like for your property.