Permitted Development Extension Bill: What Could Change in 2026
A private member's bill in the House of Lords and a separate government consultation both propose expanding what homeowners can build without planning permission. Neither has become law yet. Here is what has been proposed, where things stand, and what it means for your extension project right now.
Quick Answer
No changes to PD rules have taken effect yet. The Permitted Development Rights (Extension) Bill is a Lords private member's bill with low odds of becoming law in its current form. A separate government consultation proposed removing the 50% curtilage rule, increasing extension depths, and relaxing loft conversion limits. The consultation closed in April 2024 with no government response published as of February 2026. Current PD rules still apply: 3m/4m standard depths, 6m/8m under prior approval.
3m (6m prior approval)
Current PD depth (terraced)
4m (8m prior approval)
Current PD depth (detached)
Lords committee
Bill status
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Free Property CheckCurrent Permitted Development Rules (Still in Force)
Before looking at what might change, it is worth being clear about what the rules actually are today. These are the limits that apply right now and will continue to apply unless and until legislation changes them.
| Rule | Current limit |
|---|---|
| Single-storey rear depth (terraced/semi) | 3m (PD) or 6m (prior approval) |
| Single-storey rear depth (detached) | 4m (PD) or 8m (prior approval) |
| Two-storey rear depth | 3m maximum |
| Maximum height (single-storey) | 4m (3m eaves within 2m of boundary) |
| Garden coverage | No more than 50% of curtilage |
| Loft conversion volume | 40m³ (terraced) or 50m³ (detached/semi) |
| Ridge height | Cannot exceed existing ridge height |
These rules are set out in the General Permitted Development Order (GPDO), specifically Schedule 2, Part 1, Classes A through E. They have been broadly stable since 2015, with the main change being the permanent extension of the Neighbour Consultation Scheme in 2019, which made the larger 6m/8m depths available on an ongoing basis rather than as a temporary measure.
The Permitted Development Rights (Extension) Bill
This private member's bill was introduced in the House of Lords by Lord Lucas (Conservative) on 9 September 2024. It had its second reading debate on 7 February 2025 and was committed to a Committee of the Whole House. As of February 2026, it has not progressed further.
What the bill proposes
The bill is ambitious in scope. It would make the following changes to permitted development rights for houses:
Roof height increase
Homeowners would be able to raise the eaves and ridge height of their property by up to 1 metre without planning permission. This would allow larger loft conversions and more usable headroom in converted roof spaces. Roof shapes could also be altered to hip, gable, or mansard designs under PD.
Loft conversions and dormers
The bill proposes allowing full-height dormers on the main roof slope, provided they are set back at least 20cm from eaves and ridge lines. This goes significantly beyond the current rules, which restrict roof additions to the volume limits above and prohibit dormers that extend above the existing ridge line.
Rear extensions
Detached houses would be allowed rear extensions up to 8m deep and other houses up to 6m deep under standard PD (without prior approval). Height limits of 3m at the eaves and 4m overall would apply.
Side extensions
Full-height side extensions would be permitted if they do not extend more than 4m from the original structure, occupy no more than 25% of the surrounding land, and maintain a 3m rear boundary buffer (unless the neighbour consents).
Adding floors to bungalows
Bungalows would be allowed to add an additional floor under PD, provided the new floor area is less than 200m² (unless forming a separate dwelling). This would effectively turn single-storey homes into two-storey homes without planning permission.
Sustainability features
Solar panels, air-source heat pumps, and electric vehicle charging points would gain explicit permitted development status with minimal restrictions outside conservation areas and listed buildings.
How likely is the bill to become law?
Realistically: very unlikely in its current form. This is a private member's bill, not a government bill. Lords PMBs rarely become law because they need time in the House of Commons, which is controlled by the government's legislative schedule. Unless the government adopts the bill or incorporates its proposals into its own legislation, it will run out of parliamentary time.
That said, the bill serves an important purpose: it puts these proposals into the parliamentary record and signals cross-party interest in PD reform. The government may choose to implement some of these ideas through secondary legislation (amendments to the GPDO), which does not require a full Act of Parliament.
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The Government Consultation on PD Changes
Separately from Lord Lucas's bill, the previous government ran a formal consultation on changes to permitted development rights between February and April 2024. This is arguably more significant because the government can implement these changes through amendments to the GPDO without needing an Act of Parliament.
What the consultation proposed
Removing the 50% curtilage rule
The consultation proposed removing the rule that extensions and outbuildings cannot cover more than 50% of the curtilage (the land around the original house). This is one of the most common reasons extensions fail PD compliance, particularly on smaller plots where the house already has an outbuilding, shed, or previous extension.
Increasing standard extension depths
Single-storey rear extensions on detached homes would increase from 4m to 5m. On terraced and semi-detached homes, from 3m to 4m. Two-storey rear extensions would increase from 3m to 4m. The consultation also proposed allowing L-shaped wrap-around extensions across both rear and side elevations under PD.
Removing loft conversion volume limits
The existing 40m³ (terraced) and 50m³ (detached/semi) volume caps would be removed entirely. The ridge height could increase by up to 30cm. Where a loft extension is not visible from the street, the current 20cm set-back from the eaves would no longer be required.
Loft conversions for flats
Currently, loft conversion PD rights apply only to houses. The consultation proposed extending these rights to top-floor flats, which would be a significant change for purpose-built flat conversions.
Where does the consultation stand?
No government response has been published. The consultation closed on 9 April 2024 and received just under 1,000 responses. A change of government followed in July 2024. As of February 2026, the new government has not published a response or confirmed which proposals (if any) it intends to implement. This does not mean the proposals are dead, but it does mean there is no timeline for any changes.
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Check now — it's freeThe Planning and Infrastructure Act 2025
The Planning and Infrastructure Bill received Royal Assent on 18 December 2025 and is now an Act of Parliament. This is a major piece of government legislation, but it is primarily about large-scale infrastructure projects, planning committees, development corporations, and environmental outcomes rather than householder PD rights.
The Act does not directly change what homeowners can build under permitted development. However, it grants the government broader powers to reform the planning system through secondary legislation. This means future changes to the GPDO (including any PD expansion for householders) could be introduced more quickly once the government decides to act.
In short: the Act creates the machinery for future PD changes, but it does not implement any specific changes to householder extension rights.
The Neighbour Consultation Scheme: Already Permanent
One area of confusion worth clearing up: the Neighbour Consultation Scheme (also called the larger home extension scheme or prior approval for larger extensions) was originally introduced as a temporary measure in 2013. It was extended several times before being made permanent on 30 May 2019.
This scheme allows single-storey rear extensions up to 6m deep for terraced and semi-detached houses, and 8m for detached houses, subject to a neighbour notification process. It is not at risk of expiring. It is a permanent part of the GPDO and will remain in force regardless of what happens with the bills discussed above.
How prior approval works
Conservation Areas and Article 4 Directions
Even if PD rights are expanded in the future, properties in conservation areas, listed buildings, and properties subject to Article 4 directions are very unlikely to benefit. Both the bill and the government consultation explicitly exclude conservation areas and listed buildings from the proposed expansions.
What this means for London
London has a high concentration of conservation areas and Article 4 directions compared to the rest of England. Many central and inner London boroughs have extensive Article 4 coverage that removes or restricts PD rights for householders. This affects boroughs including (but not limited to):
- Kensington & Chelsea: Extensive Article 4 directions, particularly for basement developments and changes to building facades
- Camden: Large conservation areas covering much of the borough, with Article 4 directions in several areas
- Islington: High proportion of conservation area coverage
- Hammersmith & Fulham: Borough-wide Article 4 direction for basement developments
- Westminster: Almost entirely within conservation areas
If your property is in a conservation area or subject to an Article 4 direction, any PD expansion is unlikely to apply to you. You will still need full planning permission for most extension work. This is not expected to change under any of the current proposals.
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What Has Not Changed (as of February 2026)
There is a lot of speculation online about PD changes, so it is worth being explicit about what has not happened:
The 50% curtilage rule has not been removed
Extensions and outbuildings still cannot cover more than 50% of the curtilage of the original house. The consultation proposed removing this, but no change has been made.
Extension depths have not increased
The standard PD limits remain 3m for terraced/semi-detached and 4m for detached houses. The prior approval scheme limits remain 6m and 8m respectively. These have not changed.
Loft conversion volume caps are still in place
The 40m³ and 50m³ volume limits for roof additions remain. You cannot raise the ridge height of your property under current PD rules. Dormers visible from the front of the house still require planning permission.
Wrap-around extensions still need planning permission
L-shaped extensions that wrap around both the rear and side of a house are not covered by PD. The consultation proposed adding this, but it has not been implemented.
Adding floors to bungalows is not permitted development
Despite the bill's proposal, adding a full second storey to a bungalow still requires planning permission.
What Should You Do Now?
If you are planning an extension in London, here is practical advice on how to approach the uncertainty around PD changes.
Design to current rules
Your architect should design your extension to comply with the rules that are in force today. Do not design to proposed rules that may never come into effect. If the rules change later and you want to take advantage, you can revise the design at that point.
Do not wait
There is no confirmed timeline for any PD expansion. Waiting for rules that may or may not change in 2026, 2027, or beyond means losing months or years of improved living space. Construction costs also tend to rise over time, so delaying usually costs more than it saves.
Check your specific constraints first
If your property is in a conservation area, is listed, or has an Article 4 direction, none of the proposed PD changes would help you anyway. You need full planning permission and should plan accordingly. Many London properties fall into this category.
Consider prior approval for larger extensions
If you want a bigger extension than standard PD allows, the prior approval route already lets you build up to 6m (terraced/semi) or 8m (detached). This is a relatively quick and affordable process (around 6 weeks, approximately £120 fee) and is available now.
Use full planning permission where needed
For two-storey extensions, wrap-around extensions, or anything beyond prior approval limits, full planning permission is the route. A well-designed scheme with proper architect involvement has a high approval rate. Planning permission adds 8–10 weeks to the timeline but is well-understood and predictable.
Summary
There is genuine political interest in expanding permitted development rights for homeowners. Both a Lords private member's bill and a government consultation have proposed significant changes, including removing the 50% curtilage rule, increasing extension depths, relaxing loft conversion limits, and allowing floors to be added to bungalows.
However, none of these proposals have become law. The bill faces the usual barriers of a private member's bill, and the government has not published a response to its own consultation. The Planning and Infrastructure Act 2025 creates a framework for future reform but does not implement specific householder PD changes.
The practical advice is straightforward: design and build your extension under the current rules. If the rules change in the future, that is a bonus. But do not put your project on hold waiting for changes that have no confirmed timeline.
Frequently Asked Questions
Has the Permitted Development Extension Bill become law?
No. The Permitted Development Rights (Extension) Bill is a private member's bill introduced by Lord Lucas in the House of Lords in September 2024. It passed its second reading in February 2025 and was committed to a Committee of the Whole House. As of February 2026 it has not progressed further. Private member's bills in the Lords very rarely become law unless the government adopts them.
Has the 50% curtilage rule been removed?
No. The rule that extensions and outbuildings cannot cover more than 50% of the curtilage of the original house is still in force. The government ran a consultation in early 2024 proposing its removal, but no response has been published and no changes have been made to the GPDO.
Can I build a bigger extension without planning permission in 2026?
The permitted development depth limits have not changed. Standard PD allows 3m for terraced and semi-detached houses and 4m for detached houses. The prior approval (Neighbour Consultation Scheme) allows 6m and 8m respectively. These limits are the same as they have been since 2019. No new legislation has expanded them.
What is the difference between the PD Extension Bill and the government consultation?
The PD Extension Bill is a private member's bill introduced by Lord Lucas in the House of Lords. It proposes changes through primary legislation. The government consultation (February to April 2024) proposed similar but not identical changes through amendments to the GPDO (secondary legislation). The consultation route is generally faster to implement if the government decides to act, because it does not require a full Act of Parliament.
Will PD changes affect conservation areas?
Almost certainly not. Both the bill and the government consultation explicitly exclude conservation areas, listed buildings, and areas subject to Article 4 directions from the proposed PD expansions. If your property is in a conservation area, you will continue to need full planning permission for most extension work regardless of any future PD changes.
Should I wait for PD rules to change before starting my extension?
No. There is no confirmed timeline for any PD expansion. The government has not published a response to its 2024 consultation, and the private member's bill has stalled. Waiting means losing months or years of improved living space, and construction costs tend to rise over time. Design to the current rules. If rules change later, you can adjust.
What did the Planning and Infrastructure Act 2025 change for homeowners?
The Planning and Infrastructure Act 2025 is primarily about large-scale infrastructure and planning system reform. It does not directly change permitted development rights for homeowners. However, it gives the government broader powers to reform the planning system through secondary legislation, which could make future PD changes quicker to implement.
Is the Neighbour Consultation Scheme still available?
Yes. The Neighbour Consultation Scheme (prior approval for larger rear extensions) was made permanent on 30 May 2019. It allows single-storey rear extensions up to 6m for terraced and semi-detached houses and 8m for detached houses, subject to a neighbour notification process. The fee is approximately £120 and the process takes around 6 weeks.
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