Planning Permission in Bolsover
Non-Metropolitan District in East Midlands · Last updated April 2026
Bolsover District Council manages planning across a former coalfield area in northeast Derbyshire that combines significant industrial heritage with outstanding country houses. The district has 27 conservation areas, 189 listed buildings including 7 at Grade I, and extensive Green Belt land. Bolsover Castle and Hardwick Hall — both managed by English Heritage and the National Trust respectively — are among the finest Elizabethan buildings in England, alongside the ruined Sutton Scarsdale Hall and Barlborough Hall.
The district is experiencing substantial regeneration driven by its strategic location near the M1 motorway. Clowne Garden Village received outline planning permission in August 2025 for up to 1,800 homes alongside employment land and community facilities. The Horizon 29 scheme on the former Coalite chemical works near Junction 29A of the M1 is delivering mixed employment and residential development. A £15 million regeneration fund is supporting town centre improvements in Bolsover and Shirebrook, including a new Green Skills and Retrofit Training Centre.
The council's Housing Delivery Test result of 260% demonstrates exceptional housing delivery — one of the highest rates in England — meaning no planning consequences apply. The Local Plan adopted in March 2020 provides the policy framework, with a first review completed in February 2025. Bolsover does not charge CIL, using Section 106 agreements for infrastructure contributions. Pre-application advice is free for householder enquiries, and building control is provided through the Derbyshire Building Control Partnership (DBCP).
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What can I build in Bolsover?
| 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 (27), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (27), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (27), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners | Conservation areas (e.g. Pleasley Park and Vale, Stony Houghton, Palterton), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Bolsover outside conservation areas | 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 Bolsover (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Bolsover's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Bolsover
Permitted development rights in Bolsover follow the national General Permitted Development Order 2015 (as amended). The district has no Article 4 directions, so standard PD rights apply throughout. However, properties within the 27 conservation areas face additional restrictions on cladding, dormers, satellite dishes, and demolition. Properties within the Green Belt face constraints on extensions and new buildings. The district's heritage assets — including the settings of Bolsover Castle and Hardwick Hall — mean that development affecting listed buildings or their settings requires careful assessment. Always check your property's restrictions on the online planning register before assuming PD applies.
What Bolsover expects from your project
The Bolsover Local Plan (adopted March 2020) sets design policies requiring development to respect local character and context. The district's varied character — from stone-built hilltop settlements to former colliery villages of red brick — demands context-sensitive design responses. The exceptional Housing Delivery Test result of 260% and 8.35-year housing land supply mean the council is in a strong position to apply design policies without the pressure of a tilted planning balance. No CIL is charged, but Section 106 contributions are sought for affordable housing, education, open space, and highways. The Clowne Garden Village scheme (1,800 homes) will need to establish new design benchmarks, while the £15 million regeneration fund is improving the quality of public realm in Bolsover and Shirebrook town centres.
Local Plan: Bolsover District Local Plan 2011–2033
Bolsover District adopted its Local Plan in October 2020. The former mining district in north Derbyshire is centred on Chesterfield's southern hinterland at Bolsover, Shirebrook and South Normanton. The plan supports economic diversification of the former coalfield communities with significant employment allocations at Markham Vale and Shirebrook.
Emerging / replacement plan
Bolsover is monitoring the Local Plan and will undertake a review at the appropriate stage of the plan period, working within the Derby, Derbyshire, Nottingham and Nottinghamshire strategic planning context.
27 conservation areas
Bolsover 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.
93.9% approval rate
Bolsover approves 93.9% 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 Bolsover
27 designated conservation areas
Bolsover's 27 conservation areas protect a diverse range of historic environments — from the dramatic hilltop setting of Bolsover Castle town to the former industrial villages of Creswell, Whitwell, and Pleasley. The district's 7 Grade I listed buildings include some of England's finest Elizabethan architecture: Hardwick Hall ('more glass than wall'), Hardwick Old Hall, Bolsover Castle's Little Castle, Barlborough Hall, and the ruined Sutton Scarsdale Hall. The medieval churches of Ault Hucknall (St John the Baptist) and Whitwell (St Lawrence) complete the Grade I collection. Planning applications within conservation areas must demonstrate how proposals preserve or enhance character and appearance, and the council requires heritage impact assessments for development affecting designated heritage assets.
Article 4 directions in Bolsover
Article 4 direction data for Bolsover has not yet been published to the national planning data platform. This does not mean there are no Article 4 directions in this area. Contact Bolsover's planning department directly or use our free PD checker to check whether your property is affected.
Listed buildings in Bolsover
There are 189 listed buildings in Bolsover. 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 Bolsover's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Bolsover received 299 planning applications and decided 313 in the year ending September 2025. The approval rate of 93.9% 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.
Bolsover processes around 299 planning applications annually — reflecting its relatively small population — with an overall approval rate of 93.9%. Performance against government targets is exceptional: 100% of both major and householder applications are determined within target timeframes. The council's Housing Delivery Test result of 260% is one of the highest in England, reflecting 1,495 homes delivered against a requirement of 574 over the three-year measurement period. The 8.35-year housing land supply is well above the five-year threshold, providing a robust plan-led framework for decision-making. The Tibshelf Neighbourhood Plan (made 2023) forms part of the development plan.
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 Bolsover
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Bolsover expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Bolsover'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 Bolsover
Housing Delivery Test 2023 measurement | Source: MHCLG
Bolsover delivered 1,495 homes against a requirement of 574 over the three-year measurement period, giving a Housing Delivery Test score of 260%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Bolsover are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Bolsover
A Lawful Development Certificate (LDC) is formal confirmation from Bolsover 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.
Bolsover decided 137 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 Bolsover
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Bolsover'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
Bolsover 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 Bolsover.
Pre-application advice in Bolsover
Free pre-application advice — Bolsover is one of the few councils to offer householder pre-app advice at no charge. Take advantage of this before submitting your planning application. You can typically expect a response within Response times set by development category.
Pre-app advice is especially if your project is borderline, your property is in a conservation area, or your home is a listed building.
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Check your PD rights now →Planning fees and timelines in Bolsover
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder extension | £528 | 8-week target |
| Loft conversion (PD check) | £274 (LDC) | Confirm if PD applies |
| Change of use | £610 | 8-week target |
| New dwelling | £610 per unit | Up to 50 units; 13-week if major |
| Listed building consent | £0 | Required for any works to listed buildings |
| Prior approval | £120 | Larger home extensions |
| Discharge of conditions | £145 | Per request, per condition |
| Non-material amendment | £44 | Minor changes to approved plans |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Bolsover and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Bolsover
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 Bolsover is provided by Derbyshire Building Control Partnership (DBCP). You can also use a private approved inspector instead of the council's service.
Bolsover planning department
Your building project checklist for Bolsover
- Check if your property is in a conservation area — Bolsover has 27 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Check your address for any restrictions.
- 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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