Driveway planning permission: when you need it

The rule is about where rainwater goes, not the material on its own. A permeable surface, such as permeable block paving or a properly built resin bound drive on a suitable base, lets water soak through. A solid surface can also be acceptable if it falls towards a permeable area within the property.

What is not allowed without permission is a large impermeable area that sheds water onto the road or pavement. That runoff adds to surface flooding, which is why the rule exists.

SuDS stands for sustainable drainage systems. A SuDS driveway manages rain on site instead of sending it into drains. Permeable block paving uses wider joints and an open-graded sub-base that stores water and releases it into the ground slowly.

Resin bound surfaces are porous, but the whole build has to be permeable for the drive to count as such. A resin layer over solid concrete will not drain. Our resin driveway guide on permeability and SuDS covers this in detail.

You can usually build a driveway without planning permission if it is permeable, drains to a permeable area within your boundary, is in a rear garden, or covers five square metres or less of front garden.

Rear gardens and side areas are generally less restricted, although levels must not be raised significantly. If in doubt, describe your plans to your local planning authority before committing.

Standard tarmac is impermeable. On a front garden over five square metres it needs planning permission unless the water drains to a permeable area within the property. Porous asphalt is a different product and is built to drain.

The same applies to plain concrete and most solid slabs. Material choice and drainage design should be settled together at the planning stage.

A dropped kerb is a highways matter, not part of the driveway rule. In Essex it is applied for through the county council as highway authority, and some roads also need planning permission for new access.

If your home is listed, in a conservation area or covered by an Article 4 direction, normal permitted development may not apply to frontage changes. Check with the local planning authority before work starts.

At the free site visit we look at levels, where water goes now and which surfaces suit the plot. The quote then sets out the build, including drainage.

Where a permeable surface is not practical, we can plan falls towards a lawn, border or soakaway within your boundary instead. If your plans also include a dropped kerb, a front wall coming down or a change of level near the house, mention them early. Settling these points before the design is fixed keeps the project straightforward and avoids changes once digging has started.