Planning Permission in Bath and North East Somerset
Unitary Authority in South West · Last updated April 2026
Bath and North East Somerset (BANES) is centred on the City of Bath — a UNESCO World Heritage Site renowned for its Georgian architecture, Roman Baths, and honey-coloured Bath stone crescents. The wider authority area extends from Bath through the Cotswolds AONB, the Mendip Hills, and the Chew Valley to the fringes of Bristol. Keynsham and Midsomer Norton serve as the main towns outside Bath.
With 35 conservation areas, Green Belt, the Cotswolds AONB, and an extraordinary 3,731 listed buildings — one of the highest counts of any authority in England — BANES has an exceptionally rich heritage environment. The council approved 94.5% of applications in the year ending September 2025.
This guide covers permitted development rights, planning fees, and the application process for homeowners across BANES — from Georgian terraces in Bath to countryside properties and Green Belt homes.
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What can I build in Bath and North East Somerset?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Only outside conservation areas and Article 4 zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (35), listed buildings |
| Rear extension (two storey) | Only outside conservation areas and Article 4 zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (35), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (35), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners or Green Belt fringe areas | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Bath and North East Somerset | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Only outside conservation areas and Article 4 zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings, Green Belt |
| Porch | Most properties if within 3m² and 3m height | Properties near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Bath and North East Somerset (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Bath and North East Somerset's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Bath and North East Somerset
BANES's planning context is dominated by Bath's World Heritage Site status, the Green Belt (protecting the setting of Bath and preventing coalescence with Bristol), and the Cotswolds AONB. The 35 conservation areas cover much of central Bath and surrounding settlements. Green Belt properties must ensure extensions are not disproportionate. AONB properties have reduced PD limits. In Bath itself, virtually any visible external alteration in the conservation area may require planning permission. Despite these extensive constraints, the 94.5% approval rate shows a constructive approach.
What Bath and North East Somerset expects from your project
Local design guidance
Bath Design Guide (SPG)
Local Plan: Bath and North East Somerset Core Strategy
The Core Strategy was adopted in July 2014 and is supplemented by the Placemaking Plan (adopted July 2017), which together form the Local Plan for Bath and North East Somerset. Bath is a UNESCO World Heritage Site with extensive conservation designations.
Emerging / replacement plan
Bath and North East Somerset is undertaking a Local Plan Partial Update on housing policies. A Regulation 19 consultation ran in 2024, with submission to the Planning Inspectorate expected in 2025.
35 conservation areas
Bath and North East Somerset has a high number of conservation areas. Check whether your property falls within one before starting any work — conservation area status significantly restricts what you can do without planning permission.
94.5% approval rate
Bath and North East Somerset approves 94.5% of planning applications, above the national average of 86.9%. Well-designed residential applications in this area tend to have a good chance of success.
Conservation areas in Bath and North East Somerset
35 designated conservation areas
Bath's World Heritage Site encompasses the entire Georgian city centre — the Royal Crescent, the Circus, Pulteney Bridge, and surrounding streets of honey-coloured Bath stone. The 35 conservation areas extend beyond the WHS to include Keynsham, Midsomer Norton, and numerous villages. With 3,731 listed buildings — one of the highest counts of any authority — the heritage landscape is extraordinary. The council applies rigorous heritage assessment to all proposals within the WHS and conservation areas.
Article 4 directions in Bath and North East Somerset
10 Article 4 direction areas
Listed buildings in Bath and North East Somerset
There are 3,731 listed buildings in Bath and North East Somerset. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Bath and North East Somerset's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Bath and North East Somerset received 1,968 planning applications and decided 1,903 in the year ending September 2025. The approval rate of 94.5% is above the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
BANES processed planning decisions with a 94.5% approval rate in the year ending September 2025. This impressive rate, despite the World Heritage Site, 3,731 listed buildings, Green Belt, and AONB, demonstrates that the council works constructively with well-prepared applications. The key is using appropriate materials and respecting the outstanding heritage context.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in Bath and North East Somerset
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Bath and North East Somerset expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Bath and North East Somerset's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in Bath and North East Somerset
Housing Delivery Test 2023 measurement | Source: MHCLG
Bath and North East Somerset delivered 2,018 homes against a requirement of 1,830 over the three-year measurement period, giving a Housing Delivery Test score of 110%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Bath and North East Somerset are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Bath and North East Somerset
A Lawful Development Certificate (LDC) is formal confirmation from Bath and North East Somerset that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Bath and North East Somerset decided 843 householder applications in the year ending september 2025. Their 8-week performance of 87.5% is below the national average of 93%, so LDC applications may take longer than the 8-week target. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Bath and North East Somerset
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Bath and North East Somerset's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Bath and North East Somerset must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
Check your permitted development rights
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Bath and North East Somerset.
Pre-application advice in Bath and North East Somerset
Bath and North East Somerset offers a pre-application advice service. The fee for householder pre-app advice is From £150 for householder proposals.
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
Think your project might be permitted development?
Check in 2 minutes with our free tool — no sign-up needed.
Check your PD rights now →BANES offers pre-application advice. For properties in the World Heritage Site, pre-app advice is strongly recommended.
View Bath and North East Somerset's pre-application advice page →
Planning fees and timelines in Bath and North East Somerset
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning application | £528 | 8 weeks |
| Full planning permission | £610 per dwelling | 8-13 weeks |
| Lawful Development Certificate (proposed) | £264 | 6-8 weeks |
| Lawful Development Certificate (existing) | £298 | 6-8 weeks |
| Listed building consent | Free | 8 weeks |
| Prior approval | £120 | 56 days |
| Discharge of conditions | £145 per request | 8 weeks |
| Non-material amendment | £44 | 28 days |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Bath and North East Somerset and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Bath and North East Somerset
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Bath and North East Somerset is provided by Bath & North East Somerset Council. You can also use a private approved inspector instead of the council's service.
Building control contact
Bath and North East Somerset planning department
Your building project checklist for Bath and North East Somerset
- Check if your property is in a conservation area — Bath and North East Somerset has 35 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Bath and North East Somerset has 10 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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