Planning Permission in Blackburn with Darwen
Unitary Authority in North West · Last updated April 2026
Blackburn with Darwen is a unitary authority in Lancashire, comprising the towns of Blackburn and Darwen along the M65 corridor. With a population of approximately 155,000, the borough has a rich industrial heritage rooted in the cotton textile industry, with many former mill buildings forming a significant part of the townscape. Blackburn Cathedral (Grade II*) and Darwen Tower (Grade II listed, built 1897-98) are among the borough's most notable heritage assets.
Planning is guided by the Blackburn with Darwen Local Plan 2021-2037, adopted on 25 January 2024, which replaced the former Core Strategy (2011) and Local Plan Part 2 (2015). The council does not charge CIL — developer contributions are secured through Section 106 agreements on major developments. The borough has strong housing delivery, with a Housing Delivery Test score of 359% in 2023. Premium determination services (Platinum: 4 weeks, Gold: 6 weeks) are available for householder applications.
The borough has 14 conservation areas, 228 listed buildings, and 2 Article 4 directions. A borough-wide HMO Article 4 direction (August 2023) requires planning permission for HMO conversions across all urban areas. Corporation Park, a Historic England registered park, is currently on the Heritage at Risk Register. The council is part of the Pennine Lancashire sub-region and operates building control jointly with Burnley.
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What can I build in Blackburn with Darwen?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Blackburn with Darwen outside protected zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (14), Article 4 zones (2), listed buildings |
| Rear extension (two storey) | Most of Blackburn with Darwen outside protected zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (14), Article 4 zones (2), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (14), Article 4 zones (2), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (Borough-wide HMO (urban areas), St Peter's Church, Darwen) | Conservation areas (e.g. Edgworth and Turton Bottoms, Chapeltown, Hoddlesden), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Blackburn with Darwen | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Blackburn with Darwen outside protected 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 in Article 4 areas or 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 Blackburn with Darwen (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Blackburn with Darwen's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Blackburn with Darwen
Permitted development rights in Blackburn with Darwen follow national rules but are significantly modified for HMO conversions. An Article 4 direction in effect since August 2023 removes the right to convert dwelling houses (C3) to small HMOs (C4) across all urban areas of the borough — only rural parts are exempt. This replaced an earlier 2013 direction covering seven wards. A separate Article 4 direction at St Peter's Church, Darwen restricts certain alterations. Development within any of the 14 conservation areas requires careful consideration of impact on character and appearance. The council offers free general advice from a duty planner by phone (after 1pm) and a formal pre-application service at £142 for householder enquiries.
What Blackburn with Darwen expects from your project
Blackburn with Darwen has ambitious growth plans. The Blackburn Growth Axis aims to unlock £1 billion of new economic activity, anchored by a £250 million Town Centre Masterplan and a £50 million Cultural Quarter around King George's Hall. A major housing growth area at North East Blackburn provides for 1,250-1,500 homes on 250 acres. The Ellison Fold Way link road in Darwen (£3.5 million) is facilitating new housing and employment sites. The M65 corridor is a key economic axis — the council secured £20 million in Levelling Up funding for junction improvements. The Local Plan provides for approximately 447 dwellings per annum to 2037. The borough's industrial heritage means many former mill buildings require sensitive planning treatment for conversion and reuse.
Local Plan: Blackburn with Darwen Core Strategy 2021
Blackburn with Darwen Borough Council adopted its Core Strategy in January 2015. The plan supports housing and employment regeneration in the former cotton town area, with policies for Blackburn town centre renewal and the East Lancashire regeneration corridor. A Site Allocations DPD was also adopted in 2015.
Emerging / replacement plan
Blackburn with Darwen is preparing a new Local Plan. A Regulation 18 Issues and Options consultation ran in 2022–2023, with a Regulation 19 plan anticipated in 2025.
94.2% approval rate
Blackburn with Darwen approves 94.2% 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 Blackburn with Darwen
14 designated conservation areas
Blackburn with Darwen's 14 conservation areas protect over 2,000 individual properties across the borough. The Blackburn Cathedral conservation area covers the town centre around the Grade II* listed Cathedral Church of St Mary the Virgin. Corporation Park is both a conservation area and a Historic England registered park and garden, though it is currently on the Heritage at Risk Register. Eanam Wharf preserves the canal-side industrial heritage, while Edgworth protects a village in the rural west. The borough has 228 listed buildings including 2 at Grade I and 17 at Grade II*, as well as 6 scheduled ancient monuments. Darwen Tower (Jubilee Tower), built to celebrate Queen Victoria's Diamond Jubilee and the right of public access to the moors, is a Grade II listed local landmark visible across the borough.
Article 4 directions in Blackburn with Darwen
2 Article 4 direction areas
Listed buildings in Blackburn with Darwen
There are 228 listed buildings in Blackburn with Darwen. 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 Blackburn with Darwen's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Blackburn with Darwen received 621 planning applications and decided 497 in the year ending September 2025. The approval rate of 94.2% 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.
Blackburn with Darwen approved 94.2% of planning applications in the year ending September 2025 based on 497 decisions, with exceptional speed performance: 100% of major, minor, and householder applications were decided within statutory or agreed timeframes. The delegation rate of 90.5% is slightly below the national average. The borough's Housing Delivery Test score of 359% (delivering 1,454 homes against a requirement of 405 for 2023) is one of the highest in England, meaning no housing delivery consequences apply. The council received 621 applications during this period.
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 Blackburn with Darwen
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Blackburn with Darwen expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Blackburn with Darwen'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 Blackburn with Darwen
Housing Delivery Test 2023 measurement | Source: MHCLG
Blackburn with Darwen delivered 1,454 homes against a requirement of 405 over the three-year measurement period, giving a Housing Delivery Test score of 359%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Blackburn with Darwen are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Blackburn with Darwen
A Lawful Development Certificate (LDC) is formal confirmation from Blackburn with Darwen 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.
Blackburn with Darwen decided 247 householder applications in the year ending september 2025. Their 8-week performance of 100% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Blackburn with Darwen
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Blackburn with Darwen'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
Blackburn with Darwen 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.
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Blackburn with Darwen.
Pre-application advice in Blackburn with Darwen
Blackburn with Darwen offers a pre-application advice service. The fee for householder pre-app advice is £142 for householder applications. You can typically expect a response within Written reply within 28 days, or within 10 days of any meeting.
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?
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Check your PD rights now →Submit form online; council sends payment link. Platinum (4 weeks) and Gold (6 weeks) enhanced determination services also available for householder and minor applications at additional cost. Free general advice from duty planner by phone after 1pm.
Planning fees and timelines in Blackburn with Darwen
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | Alterations and extensions to a single dwelling including works within the garden |
| Lawful Development Certificate (proposed) | £264 | Confirms whether proposed works can be carried out under permitted development |
| Lawful Development Certificate (existing) | £298 | Certifies that an existing use or development is lawful |
| Listed building consent | £0 | No fee for applications affecting listed buildings — Blackburn with Darwen has 228 listed buildings including 2 Grade I |
| Discharge of conditions | £145 | Per request to discharge conditions attached to a planning permission |
| Non-material amendment | £44 | Minor changes to an approved scheme that do not materially alter the development |
| Prior approval (larger home extension) | £120 | Required for single-storey rear extensions between 4m and 8m (detached) or 3m and 6m (other houses) |
| Full planning permission (new dwelling) | £610 per dwelling | For new build residential development — no CIL in Blackburn with Darwen, but S106 contributions may apply for major sites |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Blackburn with Darwen and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Blackburn with Darwen
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 Blackburn with Darwen is provided by Pennine Lancashire Building Control. Joint building control partnership between Blackburn with Darwen and Burnley Borough Council. Dangerous buildings emergency: 01254 505022 (office hours) or 07970 841192 (out of hours). You can also use a private approved inspector instead of the council's service.
Building control contact
Blackburn with Darwen planning department
Your building project checklist for Blackburn with Darwen
- Check if your property is in a conservation area — Blackburn with Darwen has 14 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Blackburn with Darwen has 2 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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