Planning Permission in Broxtowe
Non-Metropolitan District in East Midlands · Last updated April 2026
Broxtowe is a borough in south-west Nottinghamshire administered by Broxtowe Borough Council, located between Nottingham and the Derbyshire border. The area has 15 conservation areas, 155 listed buildings, and much of the borough falls within the Nottingham-Derby Green Belt. The three main towns — Beeston, Stapleford, and Eastwood — each have distinct characters, from Beeston's vibrant university-influenced town centre to Eastwood's D.H. Lawrence heritage.
Planning decisions are guided by the Greater Nottingham Aligned Core Strategy (Part 1, adopted 2014) and the Broxtowe Part 2 Local Plan (adopted October 2019). Beeston town centre has seen major regeneration with The Square shopping centre (Aldi, The Arc Cinema) and the NET tram extension serving Beeston Centre, University Boulevard, and Chilwell. The former Toton Sidings site (originally earmarked for HS2) is being reimagined as Toton Wells — a major mixed-use development opportunity.
Attenborough Nature Reserve (SSSI, Nottinghamshire Wildlife Trust) is one of the East Midlands' most important wetland sites, and the Beeston Canal and River Trent corridor provide significant green infrastructure. Eastwood is the birthplace of D.H. Lawrence — the D.H. Lawrence Birthplace Museum and Heritage Centre attract literary visitors. Pre-application advice costs £75 for householder proposals.
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What can I build in Broxtowe?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Broxtowe outside protected zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (15), listed buildings |
| Rear extension (two storey) | Most of Broxtowe outside protected zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (15), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (15), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners | Conservation areas (e.g. Brinsley, Stapleford Nottingham Road, Kimberley), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Broxtowe | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Most of Broxtowe 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 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 Broxtowe (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Broxtowe's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Broxtowe
Permitted development rights in Broxtowe are significantly influenced by the Nottingham-Derby Green Belt, which covers large parts of the borough including areas around Brinsley, Greasley, and Strelley. Properties in the Green Belt face stricter limits — extensions must not result in disproportionate additions to the original dwelling. The 15 conservation areas (including Beeston, Bramcote, Chilwell, Eastwood, and Stapleford) impose restrictions on demolition, cladding, and external alterations. The 155 listed buildings always require listed building consent for works affecting their character.
What Broxtowe expects from your project
Design in Broxtowe must respond to varied contexts — the suburban Nottingham fringe, historic town centres, and Green Belt countryside. The Part 2 Local Plan includes design policies requiring development to relate well to the local character. Beeston town centre regeneration has set new design standards with The Square development. The NET tram system provides sustainable transport connectivity, encouraging higher-density transit-oriented development around tram stops. The former Toton Sidings site represents a once-in-a-generation opportunity to create a new sustainable community. Attenborough Nature Reserve and the Erewash Valley provide important landscape settings that influence development design.
Local Plan: Broxtowe Borough Aligned Core Strategy 2014–2028
Broxtowe Borough adopted its Aligned Core Strategy in September 2014, forming part of the Greater Nottingham aligned planning framework. A Part 2 Local Plan (development management policies and site allocations) was adopted in June 2019. The borough covers the western suburbs of Nottingham including Beeston, where the Boots pharmaceutical campus represents a major regeneration opportunity.
Emerging / replacement plan
Broxtowe is participating in the Greater Nottingham Strategic Plan preparation alongside other authorities.
93% approval rate
Broxtowe approves 93% 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 Broxtowe
15 designated conservation areas
Broxtowe's 15 conservation areas reflect the borough's diverse heritage — from the medieval village cores of Bramcote and Cossall to the Victorian and Edwardian town centres of Beeston and Stapleford. Eastwood's conservation area celebrates the town's connection to D.H. Lawrence (1885-1930), whose novels including Sons and Lovers and The Rainbow are set in the surrounding landscape. The Beeston conservation area covers the historic town centre and parts of the former Anglo-Scotian Mills complex. Chilwell's conservation area includes the distinctive Inham Nook area. The borough's 5 Grade I listed buildings include the Church of St Mary and St Barlock, Wilford.
Article 4 directions in Broxtowe
5 Article 4 direction areas
Listed buildings in Broxtowe
There are 155 listed buildings in Broxtowe. 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 Broxtowe's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Broxtowe received 491 planning applications and decided 501 in the year ending September 2025. The approval rate of 93% 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.
Broxtowe Borough Council processes approximately 490 applications annually with a high 93% approval rate and 98.1% of householder applications determined within 8 weeks. Housing delivery has been slightly below target at 88%, triggering an action plan requirement. The Part 2 Local Plan allocates sites for approximately 3,000 homes to 2028, with strategic sites at Toton (500 homes), Field Farm Stapleford (450 homes), and Bramcote (200 homes). Building control is provided through the Erewash shared service partnership. Pre-application advice costs £75 for householder proposals.
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 Broxtowe
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Broxtowe expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Broxtowe'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 Broxtowe
Housing Delivery Test 2023 measurement | Source: MHCLG
Broxtowe delivered 904 homes against a requirement of 1,022 over the three-year measurement period, giving a Housing Delivery Test score of 88%. This is below the 95% threshold, which means Broxtowe must publish an action plan setting out how it intends to increase housing delivery. For homeowners, this is a positive signal — the council is under pressure to approve more housing, which can make planning officers more receptive to well-designed residential applications and extensions that add living space.
Lawful Development Certificates in Broxtowe
A Lawful Development Certificate (LDC) is formal confirmation from Broxtowe 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.
Broxtowe decided 310 householder applications in the year ending september 2025. Their 8-week performance of 98.1% 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 Broxtowe
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Broxtowe'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
Broxtowe 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 Broxtowe.
Pre-application advice in Broxtowe
Broxtowe offers a pre-application advice service. The fee for householder pre-app advice is £75.
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 →Householder pre-application advice £75 (written response within 28 days). Minor development £300. Major development by agreement. Heritage-specific advice available.
Planning fees and timelines in Broxtowe
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder Planning Permission | £528 | Single dwelling alterations and extensions (from April 2025) |
| Lawful Development Certificate (Proposed) | £264 | Confirm whether proposed work is permitted development |
| Lawful Development Certificate (Existing) | £298 | Confirm existing use or development is lawful |
| Listed Building Consent | Free | Required for works affecting character of listed buildings |
| Prior Approval | £120 | Larger home extensions and certain change of use |
| Discharge of Conditions | £145 | Per request to discharge planning conditions |
| Non-Material Amendment | £44 | Minor changes to approved plans |
| Full Planning Permission (new dwelling) | £610 per dwelling | New dwellings up to 50 units (from April 2025) |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Broxtowe and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Broxtowe
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 Broxtowe is provided by Erewash Borough Council (4-council shared service). Outsourced to Erewash BC under a partnership covering Broxtowe, Ashfield, Erewash, and Mansfield. You can also use a private approved inspector instead of the council's service.
Building control contact
Broxtowe planning department
Your building project checklist for Broxtowe
- Check if your property is in a conservation area — Broxtowe has 15 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Broxtowe has 5 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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