Planning Permission in Bromley
London Borough in London · Last updated April 2026
Bromley is the largest London borough by area, stretching from Beckenham and Penge in the north to the rural Kent villages of Downe and Cudham in the south. Around 52% of the borough is Green Belt, and the southern fringe falls within the Kent Downs National Landscape (AONB). If you're planning building work in Bromley, this guide covers permitted development rights, application fees, and the local rules you need to know.
Bromley has 69 conservation areas — one of the highest counts in London — plus 13 Areas of Special Residential Character (ASRCs) and extensive Green Belt. The council also has Article 4 directions covering HMOs (borough-wide), upwards extensions, and roof alterations in specific areas. All of these affect what you can build under permitted development.
Whether you're looking at a rear extension, loft conversion, or garden outbuilding, the rules depend on your property's location — particularly whether you're in a conservation area, Green Belt, AONB, or ASRC. Read on for the full details.
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What can I build in Bromley?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Single-storey rear extension (up to 4m / 8m with prior approval) | Yes, if outside conservation area and Green Belt | Prior approval if 4–8m (detached) or 4–6m (other) | If in conservation area, Green Belt, or AONB |
| Two-storey rear extension (up to 3m deep) | Yes, outside conservation areas | Check distance to boundary ≥7m | If in conservation area or Green Belt |
| Side extension (up to half width of original house) | Yes, if single storey outside restricted areas | Matching materials required | If two storey, or in conservation area |
| Loft conversion with rear dormer | Yes, outside conservation areas (within 40/50m³) | Check Article 4 for roof alterations in your area | If in conservation area or Article 4 roof area |
| Outbuilding / summer house | Yes, if ≤50% garden covered and within height limits | Max 2.5m at eaves, 4m ridge (dual pitch) | If in front garden or conservation area |
| New driveway / hardstanding | Yes, if permeable surface or drains to garden | Permeable paving or soakaway | If impermeable and drains to road |
| Solar panels (roof-mounted) | Yes, if not protruding >200mm from roof plane | Check not on listed building | If in conservation area on principal elevation |
| Replacement windows | Yes, like-for-like outside conservation areas | Building regs approval (Part L compliance) | If in conservation area or listed building |
| Garden fence/wall (up to 2m / 1m by highway) | Yes, if within height limits | Check Article 4 for fences in ASRC areas | If over 2m, in ASRC with Article 4, or listed |
| HMO conversion (C3 to C4) | No — needs planning permission borough-wide | Article 4 applies to all of Bromley | Always — Article 4 direction removes PD rights |
This is general guidance based on Bromley's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Bromley
Permitted development rights in Bromley follow the standard national rules, but with important restrictions depending on your location. Outside conservation areas and Green Belt, you can typically build a single-storey rear extension up to 4 metres (or up to 8m with prior approval for detached houses), add a loft conversion, or build a garden outbuilding without planning permission. In the borough's 69 conservation areas, these rights are restricted — you'll need planning permission for rear dormers, cladding, and certain outbuildings. Bromley also has Article 4 directions removing PD rights for roof extensions and upwards extensions in specific areas. Use our free planning checker to see what applies to your property.
What Bromley expects from your project
Bromley's housing stock varies widely across the borough. The northern areas (Beckenham, Penge, Anerley) have Victorian and Edwardian terraces and villas in London stock and red brick. The suburban heartland (Bromley South, Shortlands, Bickley, Petts Wood) is dominated by interwar detached and semi-detached houses with bay windows, hung tiles, pebbledash, and mock-Tudor details. The southern rural areas (Downe, Cudham, Farnborough, Chelsfield) retain a Kent village character with older cottages and farmsteads. Bromley's Urban Design Guide SPD (adopted July 2023) sets out what the council expects from new development. Key principles include: maintaining the scale and character of the existing street, using materials that match or complement the original building, keeping extensions subordinate, and protecting neighbours' daylight and privacy. The borough also has 13 Areas of Special Residential Character (ASRCs) — including Park Langley, Petts Wood, Bickley, and The Knoll — where development must respect the distinctive residential character and not exceed existing building heights.
Local design guidance
Supplementary Planning Guidance: General Design Principles
Local Plan: Bromley Local Plan
The Bromley Local Plan was adopted in January 2019. It replaced multiple saved policies from the Unitary Development Plan (2006) and provides a comprehensive policy framework for the outer London borough. The London Plan (2021) also applies as part of the statutory development plan.
Emerging / replacement plan
Bromley is preparing a new Local Plan in response to the updated London Plan and new NPPF. A Regulation 18 Issues consultation ran in 2022-2023.
69 conservation areas
Bromley 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.
37 Article 4 directions
Bromley has applied Article 4 directions to 37 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
73.4% approval rate
Bromley's planning approval rate is below the national average of 86.9%. If your project needs planning permission, consider pre-application advice before submitting — it significantly reduces refusal risk.
Conservation areas in Bromley
69 designated conservation areas
Bromley's 69 conservation areas protect neighbourhoods with special architectural or historic character. Key areas include Chislehurst (the largest, a historic village with medieval origins), Bromley Town Centre, Shortlands Village, Petts Wood (Station Square and The Chenies — fine examples of interwar planned suburbs), Bickley Park (spacious Victorian and Edwardian villas), Downe (rural Kent village associated with Charles Darwin), Crystal Palace Park, and Beckenham Place Park. If your home is in a conservation area, you'll need planning permission for works that would otherwise be permitted development — including rear dormers, cladding, and certain outbuildings. You'll also need consent before removing or heavily pruning trees.
Article 4 directions in Bromley
37 Article 4 direction areas
Listed buildings in Bromley
There are 415 listed buildings in Bromley. 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 Bromley's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Bromley received 2,273 planning applications and decided 2,082 in the year ending September 2025. The approval rate of 73.4% is below 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.
Bromley approved 73.4% of planning applications in the year ending September 2025 — well below the national average of 86.9%. This is one of the lower approval rates in London, reflecting the borough's extensive conservation areas, Green Belt, AONB, and ASRCs. The council decided 86.2% of householder applications within the 8-week target — also below the national average of 93%. These figures mean it's especially important to prepare your application carefully. Follow Bromley's Urban Design Guide SPD, consider getting a Lawful Development Certificate if your project is permitted development, or use the council's pre-application advice service before submitting.
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 Bromley
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Bromley expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Bromley'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 Bromley
Housing Delivery Test 2023 measurement | Source: MHCLG
Bromley delivered 996 homes against a requirement of 1,709 over the three-year measurement period, giving a Housing Delivery Test score of 58%. This is well below the 75% threshold, which triggers the most significant consequence: the “presumption in favour of sustainable development” (also called the “tilted balance”). This means planning applications for housing should be approved unless the harm would significantly and demonstrably outweigh the benefits. For homeowners, this is a strong signal — Bromley is under considerable pressure to approve housing, making it one of the more favourable environments for residential planning applications in England.
Lawful Development Certificates in Bromley
A Lawful Development Certificate (LDC) is formal confirmation from Bromley 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.
Bromley decided 1,463 householder applications in the year ending september 2025. Their 8-week performance of 86.2% 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 Bromley
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Bromley'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
Bromley 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 Bromley.
Pre-application advice in Bromley
Free pre-application advice — Bromley 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 Written response provided; no formal published target.
Pre-app advice is especially 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 →Bromley offers a tiered pre-application service. Householder advice costs £187.50 including VAT. If your application is refused and you resubmit within 6 months, the pre-app fee is reduced to £125. Pre-app is especially recommended in conservation areas, Green Belt, and for properties near listed buildings.
Planning fees and timelines in Bromley
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder extension/alteration | £528 | 8 weeks |
| Lawful Development Certificate (existing) | £298 | 8 weeks |
| Lawful Development Certificate (proposed) | £264 | 8 weeks |
| Full planning (minor – up to 9 dwellings) | £610 per dwelling | 8 weeks |
| Full planning (major – 10+ dwellings) | £610 per dwelling (1–9 units); £659 per dwelling (10–50 units) | 13 weeks |
| Prior approval (larger rear extension) | £120 | 42 days |
| Listed building consent | Free | 8 weeks |
| Tree works in conservation area | Free | 6 weeks |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Bromley and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Bromley
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 Bromley is provided by Bromley Building Control. You can use Bromley's in-house building control team or a private approved inspector. Most extensions, loft conversions, and structural alterations need building control approval even if they don't need planning permission. You can also use a private approved inspector instead of the council's service.
| Work type | Typical fee |
|---|---|
| Single-storey extension (up to 10m²) | ~£600 + VAT (Building Notice) |
| Extension (10–40m²) | ~£840 + VAT (Building Notice) |
| Extension (40–60m²) | ~£1,020 + VAT (Building Notice) |
| Loft conversion (up to 60m²) | ~£1,020 + VAT (Building Notice) |
| Regularisation (retrospective) | ~£1,230 (no VAT) |
All figures exclude VAT at 20%. Contact Bromley Building Control for exact current fees.
Bromley planning department
Your building project checklist for Bromley
- Check if your property is in a conservation area — Bromley has 69 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Bromley has 37 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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