Planning Permission in Brighton and Hove
Unitary Authority in South East · Last updated April 2026
Brighton and Hove is a vibrant seaside city on the Sussex coast with a rich architectural heritage spanning Regency terraces, Victorian seafront development, and distinctive 20th-century modernism. The city contains 34 conservation areas and nearly 1,200 listed buildings, including the iconic Royal Pavilion and the sweeping Regency crescents of Kemp Town and Brunswick.
The South Downs National Park abuts the city's northern boundary, creating important landscape constraints. As a densely built-up city, many planning applications involve conversions, extensions to Victorian terraces, and basement developments. The city's strong housing demand puts pressure on residential development across all neighbourhoods.
Brighton and Hove approved 88.6% of planning applications in the year ending September 2025, processing 1,565 decisions from 1,679 applications received. Housing delivery at 84% triggers a 20% buffer on land supply calculations.
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What can I build in Brighton and Hove?
| 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 | Conservation areas (34), listed buildings |
| Rear extension (two storey) | Only outside conservation areas and Article 4 zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (34), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (34), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Brighton and Hove | 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 |
| 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 Brighton and Hove (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Brighton and Hove's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Brighton and Hove
Brighton and Hove's permitted development framework is shaped by 34 conservation areas covering much of the city's historic core, seafront, and Victorian residential neighbourhoods. While no Article 4 directions are in force, the density of conservation areas means a large proportion of the city's housing stock has restricted PD rights. The South Downs National Park boundary to the north adds landscape constraints. Terraced and semi-detached Victorian properties, which dominate the housing stock, have inherently more limited PD rights than detached houses.
What Brighton and Hove expects from your project
Local design guidance
SPD08: Sustainable Building Design
Local Plan: Brighton & Hove City Plan Part One
City Plan Part One was adopted in March 2016, followed by City Plan Part Two (adopted October 2022). Together these form the comprehensive local plan for Brighton & Hove, one of the most constrained cities in England due to the South Downs National Park and the sea on its borders.
Emerging / replacement plan
Brighton & Hove is undertaking a City Plan Review in response to the new NPPF and significant housing pressures. Issues and Options consultation ran in 2024.
34 conservation areas
Brighton and Hove 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.
Conservation areas in Brighton and Hove
34 designated conservation areas
Brighton and Hove's 34 conservation areas protect some of England's finest Regency and Victorian architecture. The seafront conservation areas cover the iconic Royal Pavilion estate, Kemp Town, and Brunswick terraces. Inland conservation areas protect Victorian villa suburbs and the distinctive character of neighbourhoods like Hanover, Round Hill, and Preston Park. The council rigorously protects architectural details including ironwork balconies, bow windows, and decorative stucco.
Article 4 directions in Brighton and Hove
1 Article 4 direction area
Listed buildings in Brighton and Hove
There are 1,191 listed buildings in Brighton and Hove. 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 Brighton and Hove's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Brighton and Hove received 1,679 planning applications and decided 1,565 in the year ending September 2025. The approval rate of 88.6% 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.
Brighton and Hove approved 88.6% of applications in the year ending September 2025 with a 95.5% delegation rate. Major applications were decided on time in 96.3% of cases, with householder applications at 96.5%. The council processed 1,565 decisions from 1,679 applications, including 661 householder decisions. Housing delivery at 84% triggers a 20% buffer on housing land supply calculations.
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 Brighton and Hove
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Brighton and Hove expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Brighton and Hove'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 Brighton and Hove
Housing Delivery Test 2023 measurement | Source: MHCLG
Brighton and Hove delivered 3,857 homes against a requirement of 4,611 over the three-year measurement period, giving a Housing Delivery Test score of 84%. This is below the 85% threshold, which means Brighton and Hove must apply a 20% buffer when calculating its five-year housing land supply. This makes it harder for the council to demonstrate it has enough land allocated for housing, and if it cannot, planning policy carries less weight and the balance shifts in favour of granting permission. For homeowners, this can mean a more favourable climate for planning applications that involve new dwellings, such as building in your garden or converting outbuildings.
Lawful Development Certificates in Brighton and Hove
A Lawful Development Certificate (LDC) is formal confirmation from Brighton and Hove 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.
Brighton and Hove decided 661 householder applications in the year ending september 2025. Their 8-week performance of 96.5% 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 Brighton and Hove
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Brighton and Hove'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
Brighton and Hove 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 Brighton and Hove.
Pre-application advice in Brighton and Hove
Brighton and Hove offers a pre-application advice service. The fee for householder pre-app advice is From £75 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?
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Check your PD rights now →Pre-application advice for householder and commercial developments within the Brighton & Hove city area.
Planning fees and timelines in Brighton and Hove
| 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 Brighton and Hove and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Brighton and Hove
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 Brighton and Hove is provided by Brighton & Hove Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
Brighton and Hove planning department
Your building project checklist for Brighton and Hove
- Check if your property is in a conservation area — Brighton and Hove has 34 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Brighton and Hove has 1 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.
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