Planning Permission in Corby
Local Planning Authority in England · Last updated April 2026
Corby was replaced by North Northamptonshire in 2021 as part of local government reorganisation. Planning applications in this area are now handled by North Northamptonshire.
View North Northamptonshire planning authority pageCorby was designated a New Town in 1950 and has since transformed from a steelworks town into one of England's fastest-growing communities. Now administered by North Northamptonshire Council (formed April 2021), the Corby area has 9 conservation areas and 216 listed buildings including 8 at Grade I — concentrated not in the modern town centre but in the surrounding historic villages of Rockingham Forest. Planning decisions are guided by the North Northamptonshire Joint Core Strategy (2016) and the Part 2 Local Plan for Corby (adopted September 2021).
Corby is experiencing exceptional growth, with three major sustainable urban extensions delivering over 10,600 new homes: Priors Hall (5,100+ homes, under construction), Weldon Park (1,000 homes), and West Corby (up to 4,500 homes). The Kingswood ward has an Article 4 direction (since April 2024) restricting HMO conversions due to the highest concentration of HMOs in North Northamptonshire. The Gretton Neighbourhood Plan was adopted in June 2021, with Stanion and Weldon plans in preparation.
The contrast between Corby's modern town centre — with relatively permissive planning — and its surrounding historic villages with conservation areas and listed buildings is a distinctive feature of the area. Thoroughsale and Hazel Woods (222 acres) form the largest urban ancient woodland site in the UK, preserved during the New Town expansion. Key heritage assets include Kirby Hall (Grade I, Elizabethan country house) and Rockingham Castle (Grade I, Norman origins) within easy reach of the town.
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What can I build in Corby?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Corby outside protected zones | Properties near boundaries | Conservation areas (9), Article 4 zones (1), listed buildings |
| Rear extension (two storey) | Most of Corby outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (9), Article 4 zones (1), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (9), Article 4 zones (1), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (Kingswood, Corby HMO Article 4 Direction (2024)) | Conservation areas (e.g. Corby Old Village, Stanion, East Carlton), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Corby | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Corby outside protected 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 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 Corby (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Corby's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Corby
Permitted development rights in the modern Corby town centre are relatively unrestricted, as there are no conservation area designations in the new town area. However, properties in the 9 conservation areas covering the surrounding villages (Corby Old Village, Stanion, East Carlton, Great Oakley, Gretton, Cottingham and Middleton, Lloyds, Rockingham, and Weldon) face standard conservation area restrictions on demolition, cladding, and external alterations. An Article 4 direction in the Kingswood ward (since April 2024) requires planning permission for all HMO conversions (C3 to C4). The town's 216 listed buildings always require listed building consent for works affecting their character.
What Corby expects from your project
Corby's design context reflects its dual character — a modern New Town with 1950s-60s planned development alongside historic Rockingham Forest villages built in local ironstone. The North Northamptonshire Joint Core Strategy and Part 2 Local Plan include design policies that respond to this varied context. The three major sustainable urban extensions (Priors Hall, Weldon Park, West Corby) are being delivered with master plans that aim to create distinctive new neighbourhoods while respecting the Forest setting. Thoroughsale and Hazel Woods — the UK's largest urban ancient woodland — was deliberately preserved during New Town expansion and remains a key green infrastructure asset. New development should incorporate the natural woodland setting that characterises the area.
Local Plan: North Northamptonshire Joint Core Strategy
Corby Borough Council was dissolved in April 2021 and merged with East Northamptonshire, Kettering and Wellingborough to form North Northamptonshire unitary authority. Corby's planning was previously covered by the North Northamptonshire Joint Core Strategy (adopted 2016), which provided for Corby's major expansion as one of the fastest-growing towns in England.
Emerging / replacement plan
North Northamptonshire Council is preparing a new Local Plan. A Regulation 18 consultation ran in 2022–2023, with a Regulation 19 plan anticipated in 2025.
Conservation areas in Corby
9 designated conservation areas
Corby's 9 conservation areas protect the historic character of the villages surrounding the modern town — these settlements predate the New Town by centuries and retain their distinct Rockingham Forest village character. Gretton and Great Oakley are among the earliest designations (1968 and 1970). The villages typically feature local ironstone and limestone construction with Collyweston slate roofs, contrasting sharply with the modern development of the town centre. The area has 216 listed buildings including 8 at Grade I — Kirby Hall (1570, Elizabethan country house managed by English Heritage) and Rockingham Castle (Norman origins, approximately 2 miles from the town centre) are the most significant. Heritage impact assessment is an important consideration for development in and around these historic villages.
Article 4 directions in Corby
1 Article 4 direction area
Listed buildings in Corby
There are 216 listed buildings in Corby. 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 Corby's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Corby received 510 planning applications and decided 482 in the year ending September 2025. The approval rate of 88.4% 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.
Corby is one of the fastest-growing areas in England, with three sustainable urban extensions delivering over 10,600 new homes. Priors Hall in north-east Corby is the most advanced, with Zone 1 nearly complete and Zones 2 and 3 permitted. West Corby received outline permission in December 2019 for up to 4,500 dwellings plus employment, schools, and community facilities. The Gretton Neighbourhood Plan (adopted June 2021) provides an additional layer of local policy for one of the surrounding villages. Planning services are delivered by North Northamptonshire Council, with a dedicated building control office in Corby (01536 805127) and pre-application advice available from £180 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 Corby
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Corby expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Corby'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 Corby
Housing Delivery Test 2023 measurement | Source: MHCLG
Corby delivered 860 homes against a requirement of 460 over the three-year measurement period, giving a Housing Delivery Test score of 187%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Corby are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Corby
A Lawful Development Certificate (LDC) is formal confirmation from Corby 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.
Corby decided 198 householder applications in the year ending september 2025. Their 8-week performance of 92.3% 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 Corby
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Corby'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
Corby 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 Corby.
Pre-application advice in Corby
Corby offers a pre-application advice service. The fee for householder pre-app advice is £180 (written) / £380 (with site visit). You can typically expect a response within 30 days.
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 →North Northamptonshire Council offers pre-application advice for householder proposals at £180 (written only) or £380 (with site visit). A meeting option is available for £300. Response within 30 days. Standard validation check available for £75.
Planning fees and timelines in Corby
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder Application | £528 | Single dwelling alterations/extensions (from April 2025) |
| Full Planning (per 0.1ha) | From £610 | New dwellings and other development |
| Lawful Development Certificate (Proposed) | £264 | Confirm proposed works are permitted |
| Lawful Development Certificate (Existing) | £298 | Confirm existing works are lawful |
| Listed Building Consent | £0 | No fee for listed building consent applications |
| 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 |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Corby and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Corby
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 Corby is provided by North Northamptonshire Building Control - Corby Office. North Northamptonshire Council provides building control through a dedicated Corby office covering Corby and surrounding villages. You can also use a private approved inspector instead of the council's service.
Corby planning department
Your building project checklist for Corby
- Check if your property is in a conservation area — Corby has 9 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Corby 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.
Nearby planning authorities
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