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Class N: Hard surfaces for schools, colleges, universities or hospitals
If the premises are a school, college, university or hospital, Class N may allow a hard surface or hard standing to be created or replaced without a full planning application, subject to the limits and conditions below.
The 50 square metre limit is cumulative. The total ground covered by hard surfaces within the curtilage, excluding surfaces already existing on 6th April 2010, must not exceed 50 square metres. Class N is not available where the works would mean that land used as a playing field at any time in the previous 5 years, and remaining in that use, could no longer be used as a playing field. It is also excluded within the curtilage of a listed building.
Where there is a risk of groundwater contamination, the hard surface must not be porous. In all other cases it must either be porous, or run-off must be directed to a permeable or porous area or surface within the curtilage. Class N has no prior approval procedure.
For other hard surfaces: If you have a residential property, please see Class F of Part 1; for industrial and warehouses see Class J of this part; for commercial and business see Class E of this part.
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Permitted development can avoid a full planning application, but only if the right applies and every relevant limit and condition is met. Planning Geek can check the planning history, Article 4 directions and other restrictions, and help with a lawful development certificate or prior approval where needed.
Hard surface legislation for schools, colleges, universities or hospitals
Class N – hard surfaces for schools, colleges, universities or hospitals
Permitted development
N. Development consisting of—
(a) the provision of a hard surface within the curtilage of any school, college, university or hospital to be used for the purposes of that school, college, university or hospital; or
(b) the replacement in whole or in part of such a surface.
Development not permitted
N.1 Development is not permitted by Class N if—
(a) the cumulative area of ground covered by a hard surface within the curtilage of the site (other than hard surfaces already existing on 6th April 2010) would exceed 50 square metres;
(b) as a result of the development, any land used as a playing field at any time in the 5 years before the development commenced and remaining in this use could no longer be so used; or
(c) the development would be within the curtilage of a listed building.
Conditions
N.2 Development is permitted by Class N subject to the following conditions—
(a) where there is a risk of groundwater contamination, the hard surface is not made of porous materials; and
(b) in all other cases, either—
(i) the hard surface is made of porous materials, or
(ii) provision is made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the institution.
Current legislation: Part 7 of Schedule 2 on legislation.gov.uk
Hard surface Page Updated: 23rd September 2026