Planning Permission in Bury
Metropolitan District in North West · Last updated April 2026
Bury is a metropolitan borough in Greater Manchester, comprising the towns of Bury, Ramsbottom, Tottington, Radcliffe, Whitefield, and Prestwich. The borough stretches from the rural West Pennine Moors in the north to the suburban communities bordering Manchester and Salford in the south. Bury has a rich heritage as a Victorian mill town, birthplace of Prime Minister Sir Robert Peel, and home to the famous Bury Market (one of the largest outdoor markets in Europe). The borough has 14 conservation areas, 253 listed buildings (including 5 Grade I), and significant Green Belt land.
Bury's development plan comprises the Bury Unitary Development Plan (1997, saved policies) and Places for Everyone (adopted March 2024), the joint strategic plan for nine Greater Manchester districts. A new Bury Local Plan was consulted on from March to May 2025, and Strategic Development Frameworks for Elton Reservoir (3,500 homes), Walshaw, and Simister/Bowlee were consulted on in early 2026. The borough introduced a borough-wide HMO Article 4 direction (confirmed August 2025) and has Article 4 directions in Holcombe and St Mary's Prestwich conservation areas. No CIL charging schedule is in place.
Bury's planning context is critically affected by its Housing Delivery Test score of just 64% — well below the 75% threshold, meaning the presumption in favour of sustainable development applies (tilted balance). This makes it significantly harder for the council to refuse housing applications. Major regeneration projects include the Bury Market Reset (c.£33M, including £20M Levelling Up Fund), the Radcliffe Hub (c.£40M, opening 2026), and the East Lancashire Paper Mill site (400 homes on the borough's largest brownfield site). Places for Everyone allocated the Elton Reservoir site for 3,500 homes, releasing it from Green Belt.
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What can I build in Bury?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Bury outside protected zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (14), Article 4 zones (3), listed buildings |
| Rear extension (two storey) | Most of Bury outside protected zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (14), Article 4 zones (3), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (14), Article 4 zones (3), 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 Article 4 Direction, Holcombe Conservation Area Article 4 Direction) | Conservation areas (e.g. Bury Town Centre, Summerseat, Ainsworth Village), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Bury | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Bury 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 Bury (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Bury's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Bury
Permitted development rights in Bury follow the national GPDO but are restricted in several ways. Since August 2025, a borough-wide Article 4 direction removes PD rights for converting dwellings (C3) to small HMOs (C4), supported by an SPD with a 10% concentration threshold. Article 4 directions also apply in Holcombe and St Mary's Prestwich conservation areas, removing PD rights for external alterations to buildings of character. PD rights are restricted in all 14 conservation areas, and the borough's Green Belt imposes additional constraints on extensions and outbuildings — extensions must not result in disproportionate additions. The district's 253 listed buildings (5 Grade I, 10 Grade II*, 238 Grade II) always require listed building consent. Note that Bury's HDT score of 64% means the presumption in favour of sustainable development applies, affecting all planning decisions. Contact Bury Council on 0161 253 5000 or email planning@bury.gov.uk.
What Bury expects from your project
Bury's built environment reflects its industrial heritage as a cotton mill town, with distinctive Victorian and Edwardian commercial and residential architecture. The landscape ranges from the rural moorland of the West Pennines (including Holcombe Moor, site of the Peel Monument commemorating PM Robert Peel) through the Irwell Valley mill towns to suburban south Bury and Prestwich. Traditional construction uses local gritstone in northern areas and brick in the south. The East Lancashire Railway (heritage railway) runs through the Irwell Valley, adding character to Ramsbottom and Summerseat. Major regeneration is transforming the borough: the Bury Market Reset (Flexi Hall, outdoor market canopy, landscaping) will reinvigorate the famous market; the Radcliffe Hub creates a new civic centre; and Mill Gate Shopping Centre is being reimagined as a mixed-use destination with Bruntwood. The Elton Reservoir strategic site (3,500 homes from Places for Everyone) will be the borough's most significant new development.
Local design guidance
Canterbury District Design Guide
- Kent Design Guide
Local Plan: Bury Core Strategy 2011–2028
Bury Metropolitan Borough adopted its Core Strategy in September 2014. The plan focuses growth in Bury town centre and the Radcliffe regeneration corridor, while protecting the significant areas of Green Belt in the north and east of the borough. Bury is part of Greater Manchester and its plan works within the Places for Everyone strategic framework.
Emerging / replacement plan
Bury is preparing a new Local Plan following the adoption of Places for Everyone (March 2024). A Regulation 18 Issues and Options consultation is anticipated in 2025.
Conservation areas in Bury
14 designated conservation areas
Bury has 14 conservation areas protecting the borough's diverse heritage. Ramsbottom and Holcombe (with its own Article 4 direction) cover the attractive mill town in the Irwell Valley, gateway to the East Lancashire Railway heritage line. Peel Brow in Ramsbottom sits beneath the Peel Monument on Holcombe Moor. St Mary's Prestwich (with Article 4 direction) protects the area around the Grade I listed Parish Church. Bury Town Centre covers the civic core. Radcliffe Tower protects the Grade I listed medieval tower and surroundings. Other conservation areas include Tottington, Elton, Summerseat, and the Pilkington Park area. Notable Grade I buildings include All Saints' Church, Whitefield (designed by Charles Barry, 1826), Radcliffe Tower (1403, also a Scheduled Monument), Church of St Mary and St Bartholomew, Radcliffe (14th century), Parish Church of St Mary the Virgin, Prestwich (15th century), and the Church of St Mary the Virgin, Bury (regimental church of the Lancashire Fusiliers).
Article 4 directions in Bury
3 Article 4 direction areas
Listed buildings in Bury
There are 253 listed buildings in Bury. 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 Bury's conservation team before starting any work on a listed property.
Planning application statistics
Year ending March 2024 | Source: MHCLG planning application statistics
Bury received 749 planning applications and decided 720 in the year ending September 2025. The approval rate of 89% 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.
Bury's Housing Delivery Test score of 64% (2023 measurement) is critically low — well below the 75% threshold. This triggers the presumption in favour of sustainable development (tilted balance under NPPF paragraph 11d), meaning the council's housing policies are considered out of date and applications for housing development should be approved unless significant harm can be demonstrated. Just 798 homes were delivered against a requirement of 1,237. Bury does not have a Community Infrastructure Levy (CIL) charging schedule, so developer contributions are secured through Section 106 agreements. No neighbourhood plans have been adopted, though the Prestwich Village Neighbourhood Forum was designated in June 2023 and is preparing a plan with a Design Code.
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 Bury
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Bury expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Bury'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 Bury
Housing Delivery Test 2023 measurement | Source: MHCLG
Bury delivered 798 homes against a requirement of 1,237 over the three-year measurement period, giving a Housing Delivery Test score of 64%. 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 — Bury 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 Bury
A Lawful Development Certificate (LDC) is formal confirmation from Bury 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.
Bury decided 400 householder applications in the year ending march 2024. Their 8-week performance of 95% 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 Bury
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Bury'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
Bury 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 Bury.
Pre-application advice in Bury
Bury offers a pre-application advice service. The fee for householder pre-app advice is £115.50 (inc. VAT) for householder applications. Follow-up advice £33. Minor (1-5 dwellings) from £272, major (10-49 dwellings) from £1,648.50.. You can typically expect a response within Initial contact within 1 week; written advice target of 4 weeks from valid request.
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.
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Planning fees and timelines in Bury
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | 8-week determination. Most common application type for home improvements in Bury. |
| Lawful Development Certificate (proposed) | £264 | Confirms proposed works are permitted development. Recommended in conservation areas and Green Belt. |
| Lawful Development Certificate (existing) | £298 | Confirms existing works or use are lawful. Useful when selling a property with undocumented alterations. |
| Listed building consent | Free | Required for any works affecting a listed building's character. Bury has 253 listed buildings including 5 Grade I. |
| Prior approval (larger home extension) | £120 | For single-storey rear extensions up to 6m (semi/terrace) or 8m (detached). 42-day determination. |
| Discharge of conditions | £145 per request | Required before commencing work subject to planning conditions. |
| Non-material amendment | £44 | For minor changes to an approved scheme that do not materially alter the development. |
| Full planning permission (no new dwellings) | £548 | For development not involving creation of new dwelling units. 8-week target. |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Bury and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Bury
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 Bury is provided by Bury Council Building Control. You can use Bury Council's in-house building control service (ISO 9001 accredited) or appoint a private Registered Building Control Approver. The team offers plan checking, site inspections, and pre-deposit advisory meetings. You can also use a private approved inspector instead of the council's service.
Building control contact
Fees depend on the type and scale of building work. Contact the team for a quote.
Bury planning department
Your building project checklist for Bury
- Check if your property is in a conservation area — Bury has 14 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Bury has 3 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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