Planning Permission in Cornwall
Unitary Authority in South West · Last updated April 2026
Cornwall is one of England's largest unitary authorities, stretching across the entire Cornish peninsula from the Tamar to Land's End. With 145 conservation areas, 12,599 listed buildings, and miles of designated Heritage Coast, the county presents a unique mix of coastal, moorland, and historic town settings for planning applications.
The council processes over 5,200 applications annually with a 91.9% approval rate. Cornwall's distinct character — from fishing villages like St Ives and Padstow to market towns like Truro and Bodmin — means planning policies are tailored to protect both the built heritage and natural landscape while supporting sustainable development.
Many properties fall within the Cornwall Local Plan area, with additional considerations for the Cornwall AONB and World Heritage Site covering the county's historic mining landscape. Permitted development rights apply across most of the county, though conservation areas and listed building settings require careful attention.
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What can I build in Cornwall?
| 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 (145), 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 (145), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (145), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Cornwall | 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 Cornwall (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Cornwall's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Cornwall
Cornwall's 145 conservation areas cover many of its most characterful settlements, from harbour villages to historic market towns. With no Article 4 directions in effect, standard permitted development rights apply outside these protected areas, though the sheer number of listed buildings (12,599) means many homeowners will need to check whether their property is listed or within a conservation area before relying on PD rights. The Cornwall AONB and Mining World Heritage Site add further layers of consideration for some properties.
What Cornwall expects from your project
Local Plan: Cornwall Local Plan: Strategic Policies
Adopted in November 2016, this plan sets the strategic framework for Cornwall as a unitary authority. It replaced a range of legacy district and county plans from the former council areas. The plan allocates land for approximately 52,500 new homes over the plan period and is supplemented by the Allocations Development Plan Document.
Emerging / replacement plan
Cornwall is preparing a new Local Plan to replace the 2016 Strategic Policies document. A Preferred Approach consultation ran in 2023, with submission to the Planning Inspectorate targeted for 2025-2026.
145 conservation areas
Cornwall 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.
91.9% approval rate
Cornwall approves 91.9% 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 Cornwall
145 designated conservation areas
The 145 conservation areas in Cornwall protect a remarkable range of historic environments, from medieval harbour villages and Georgian resort towns to mining settlements and ancient market centres. Properties within these areas face restrictions on extensions visible from the street, dormer windows, and changes to external materials. Cornwall Council places particular emphasis on preserving the character of its coastal settlements, where inappropriate development can impact both heritage and landscape values.
Article 4 directions in Cornwall
2 Article 4 direction areas
Listed buildings in Cornwall
There are 12,599 listed buildings in Cornwall. 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 Cornwall's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Cornwall received 5,222 planning applications and decided 5,017 in the year ending September 2025. The approval rate of 91.9% 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.
Cornwall Council handled 5,222 planning applications in the year ending September 2025, approving 91.9% of all decisions. The council processed 1,886 householder applications with a 96.5% on-time decision rate, demonstrating efficient handling despite the high volume. Minor applications achieved a 93.2% on-time rate. The council operates with a 98% delegation rate, meaning most decisions are made by planning officers rather than committee.
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 Cornwall
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Cornwall expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Cornwall'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 Cornwall
Housing Delivery Test 2023 measurement | Source: MHCLG
Cornwall delivered 8,207 homes against a requirement of 7,056 over the three-year measurement period, giving a Housing Delivery Test score of 116%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Cornwall are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Cornwall
A Lawful Development Certificate (LDC) is formal confirmation from Cornwall 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.
Cornwall decided 1,886 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 Cornwall
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Cornwall'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
Cornwall 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.
Check your permitted development rights
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Cornwall.
Pre-application advice in Cornwall
Cornwall offers a pre-application advice service.
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?
Check in 2 minutes with our free tool — no sign-up needed.
Check your PD rights now →Cornwall Council offers a paid pre-application advice service. Householder enquiries from around £100. Submit requests online through the Cornwall Council planning portal.
Planning fees and timelines in Cornwall
| 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 Cornwall and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Cornwall
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 Cornwall is provided by Cornwall Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
Cornwall Council Building Control or approved private inspectors.
Cornwall planning department
Your building project checklist for Cornwall
- Check if your property is in a conservation area — Cornwall has 145 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Cornwall has 2 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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