Permitted Development in Wales
Permitted Development (PD) rights allow homeowners to carry out certain improvements without applying for planning permission. Wales has its own PD regulations, set by the Welsh Government, which differ slightly from England.
Common improvements that are usually Permitted Development in Wales:
- Single-storey rear extensions up to 4m (detached) or 3m (attached) from the rear wall
- Loft conversions that do not alter the roofline height or shape (Velux type)
- Adding solar panels to a roof (not listed building)
- Replacing windows and doors like-for-like in terms of style and materials (most cases)
- Garden outbuildings under 2.5m height in most positions
- Porches under 3mยฒ floor area
PD rights do not apply if:
- The property is in an Article 4 Direction area (many conservation areas)
- The property is a listed building
- Previous PD has already been used to extend the property maximally
Always check before starting work โ A Certificate of Lawful Development (CLD) application to your local planning authority (LPA) is the safest way to confirm PD status. It costs ยฃ103 in Wales and gives legal certainty.
When planning permission is needed
Always required:
- Two-storey extensions
- Extensions to the front of the property
- Any works to a listed building (listed building consent, separate from planning)
- Change of use (e.g., converting a commercial building to residential)
- Extensions in National Parks (Snowdonia/Eryri, Brecon Beacons/Bannau Brycheiniog, Pembrokeshire Coast)
Usually required:
- Rear extensions larger than PD limits
- Side extensions on semi-detached or terraced properties
- Mansard or dormer loft conversions that alter the roofline
- Extensions in conservation areas where PD is restricted
Planning timescales in Wales:
- Standard applications: 8 weeks decision target
- Complex or major applications: 13 weeks
- Appeal process (if refused): 6โ12 months
How to apply in Wales
Planning applications in Wales are submitted through the Planning Portal (planningportal.gov.wales) or directly to the local planning authority.
The application process:
- Prepare drawings (architect drawings recommended, not always required for simple works)
- Submit via Planning Portal with fee payment
- Neighbour notification period (21 days)
- Determination by local planning authority
- Decision issued โ approval with conditions, refusal, or non-determination
Application fees in Wales (2026):
- Householder application (extensions, alterations): ยฃ258
- Certificate of Lawful Development (PD): ยฃ103
Pre-application advice: Most Welsh LPAs offer paid pre-application advice to discuss proposals before formal submission. Costs vary: ยฃ50โ500 depending on LPA and project complexity. Cardiff Council, Swansea Council, and Newport City Council all offer pre-application services.
Building regulations (separate from planning)
Planning permission and Building Regulations are separate systems:
- Planning permission controls the appearance and use of land and buildings
- Building Regulations control how construction work is carried out (structural, insulation, drainage, fire safety)
Most structural work requires Building Regulations approval even if no planning permission is needed. This includes:
- Any structural extension or alteration
- Loft conversions (always)
- Electrical work (Part P)
- Plumbing and drainage works
- Insulation and heating changes
Building Regulations fees in Wales (indicative):
- Standard householder project: ยฃ500โ1,200
- More complex project: ยฃ1,000โ2,500
Your builder or architect will advise on and typically manage both planning permission and Building Regulations applications. Always ensure Building Regulations sign-off (final certificate) is obtained at project completion โ it is required for property sale.