Planning Permission vs Permitted Development – What’s the Risk in Nottinghamshire?

If you’re planning an extension, loft conversion or garden building in Nottingham, Rushcliffe Borough Council, Newark and Sherwood District Council, or elsewhere in Nottinghamshire, one early decision carries more risk than most homeowners expect:

Permitted Development or Planning Permission?

Both are legitimate routes. Both are tightly defined. One is far less forgiving if you get it wrong.

What Is Permitted Development?

Permitted Development (PD) allows certain works to be carried out without applying for full planning permission, provided strict national criteria are met.

Common PD works include:

• Rear extensions (within depth and height limits)

• Loft conversions (subject to volume caps)

• Outbuildings and garden rooms

• Minor roof and window alterations

The risk lies in assuming PD is flexible. It isn’t.

The Core Risk of Permitted Development

Permitted Development is binary.

Either:

• it complies fully, or

• it is unauthorised development.

  
  

There is no discretion, no negotiation, and no safety net if a detail is missed.

Typical failure points include:

• Incorrect height measurements

• Misunderstanding the “original dwellinghouse”

• Side extensions visible from the highway

• Outbuildings exceeding “incidental use”

• Roof volume limits exceeded

  
  

Nottingham, Rushcliffe & Newark & Sherwood: Local Risks

Article 4 Directions

Parts of Nottingham, Rushcliffe villages and Newark & Sherwood settlements are subject to Article 4 Directions.

These remove Permitted Development rights altogether and commonly apply in:

• Conservation Areas

• Village centres

• Character-sensitive residential streets

If Article 4 applies, planning permission is required regardless of scale.

This is particularly common in Rushcliffe and Newark & Sherwood, where settlement character is closely protected.

Conservation Areas

Conservation Areas across Nottingham, West Bridgford, Southwell and surrounding villages often restrict or significantly limit PD rights, even where they are not fully removed.

Common issues include:

• Side extensions

• Roof alterations

• External materials

• Development visible from public viewpoints

Enforcement is frequently complaint-led, and rarely sympathetic.

Lawful Development Certificates: The Sensible Insurance Policy

Permitted Development does not require approval, but you should always obtain a Lawful Development Certificate (LDC).

Without one:

• Sales can be delayed or fall through

• Mortgage lenders may object

• Buyers’ solicitors will raise queries

• Retrospective applications may be needed

An LDC confirms legality, not design quality which is exactly why it matters.

When Planning Permission Is the Safer Option

Across Nottinghamshire, planning permission is often lower risk where:

• Development is close to PD limits

• Neighbours are affected

• The property lies within Rushcliffe or Newark & Sherwood villages

• The site is listed or within a Conservation Area

• Long-term resale value matters

It provides certainty, clarity and legal protection.

The Quiet Risk: Design Quality

Designing strictly to PD limits often leads to:

• Awkward proportions

• Poor daylight

• Compromised layouts

• Extensions that comply technically but underperform spatially

Planning-led design generally produces better architectural outcomes.

Planning Permission vs Permitted Development: A Simple Rule

• Unconstrained house, generous plot → PD may work

• Nottingham city, Rushcliffe villages, Newark & Sherwood → check early

• Article 4 or listed buildings → planning permission required

• Long-term investment → certainty beats speed

The real risk isn’t applying for planning permission, it’s assuming you didn’t need to.

How MO Architects Can Help

MO Architects regularly advises homeowners across Nottingham, Rushcliffe and Newark & Sherwood on whether projects fall within Permitted Development, whether planning permission is required, and how to take the lowest-risk route forward.

Early advice can:

• Confirm whether PD rights apply

• Identify Article 4 or Conservation Area constraints

• Secure Lawful Development Certificates

• Avoid enforcement, delays and redesigns later on

A short conversation at the start is usually far cheaper than fixing a problem after construction has begun. Call us on 0115 736 5350 for a friendly chat.