Planning Permission in County Durham
Unitary Authority in North East · Last updated April 2026
County Durham is one of England's largest unitary authorities, stretching from the North Pennines in the west to the Heritage Coast in the east, with the historic city of Durham at its heart. The county has a rich industrial heritage rooted in coal mining, alongside medieval treasures including the UNESCO World Heritage Site of Durham Cathedral and Castle (inscribed 1986). The area covers diverse landscapes from the moorlands of Upper Teesdale and Weardale to the former coalfield communities of east Durham.
The County Durham Plan was adopted in October 2020 and covers the period to 2035. A new replacement plan is in preparation with a target adoption date of summer 2028. The county has 11 made neighbourhood plans including Durham City, Sedgefield, Lanchester and Great Aycliffe, with more in preparation. Major regeneration includes the Milburngate riverside development (£120m+), the Aykley Heads Innovation District (£400m, in partnership with Durham University), and the ongoing Auckland Project in Bishop Auckland.
Planning application fees are set nationally and increased in April 2025. A householder application costs £528. The council offers pre-application advice from £60 for householder proposals with a 21-day target turnaround. County Durham does not charge CIL; instead, developer contributions are secured through Section 106 agreements guided by the Development Viability, Affordable Housing and Financial Contributions SPD (2024). A new vision for Durham City was agreed at cabinet in January 2025.
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What can I build in County Durham?
| 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 or Green Belt fringe areas | Conservation areas (93), Article 4 zones (4), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (93), Article 4 zones (4), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (93), Article 4 zones (4), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (HMO (Houses in Multiple Occupation) — Durham City, HMO — Framwellgate Moor, Newton Hall and Pity Me) | Conservation areas (e.g. Whitworth, Brusselton, Hawthorn), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of County Durham outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| 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, 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 County Durham (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on County Durham's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in County Durham
Permitted development rights in County Durham are restricted in specific areas through Article 4 directions targeting HMO conversions. Since 2016, the defined Durham City area has required planning permission for all conversions from dwelling houses (C3) to small HMOs (C4), addressing the concentration of student housing near Durham University. This was extended to Framwellgate Moor, Newton Hall and Pity Me in 2017, and to Mount Oswald, Carrville and Belmont in 2022. A countywide Article 4 direction has been confirmed and will come into force in August 2026, requiring planning permission for all HMO conversions across the entire county. Standard householder PD rights apply outside conservation areas and the Green Belt, subject to normal size and height limits. Properties within the North Pennines National Landscape (AONB) face additional design sensitivities.
What County Durham expects from your project
County Durham's Design Code SPD (2024) and Building for Life SPD (2019) set high design expectations for new development. The county's character varies dramatically — from the dense medieval streets of Durham City's peninsula to the scattered farmsteads of the North Pennines dales and the planned mining villages of east Durham. The North Pennines National Landscape (formerly AONB, also a UNESCO Global Geopark since 2015) covers much of western County Durham at 770 square miles — England's second largest National Landscape. Development here must conserve and enhance the landscape's natural beauty. The Durham City Green Belt surrounds the city to prevent sprawl and preserve its historic setting. Additional SPDs cover trees and woodlands (2024), parking and accessibility (2023), residential amenity standards (2023), and shopfront design (2024).
Local Plan: County Durham Plan
The County Durham Plan was adopted in October 2020 following a lengthy examination process. It replaced saved policies from seven former district local plans and the County Structure Plan. The plan allocates around 31,400 new homes over the plan period to 2035.
Emerging / replacement plan
Durham Council is preparing a Local Plan Review in response to the new NPPF. A Regulation 18 Issues consultation ran in 2024.
93 conservation areas
County Durham 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.
93.4% approval rate
County Durham approves 93.4% 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 County Durham
93 designated conservation areas
County Durham has 93 conservation areas across a diverse range of settlement types — from the medieval city centre of Durham to market towns like Barnard Castle and Bishop Auckland, coastal settlements like Seaham, and estate villages like Staindrop (associated with Raby Castle). Within conservation areas, permitted development rights are reduced. The county has over 3,000 listed buildings including 103 Grade I and 166 Grade II* structures. Durham Cathedral (Grade I) and Durham Castle (Grade I) together form a UNESCO World Heritage Site inscribed in 1986 — one of the first UK sites to receive this status. Other notable Grade I buildings include Auckland Castle, Raby Castle and Finchale Priory. The council has published SPDs on Non-Designated Heritage Assets (2025) and Energy Efficiency in the Historic Environment (2024).
Article 4 directions in County Durham
4 Article 4 direction areas
Listed buildings in County Durham
There are 3,095 listed buildings in County Durham. 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 County Durham's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
County Durham received 2,014 planning applications and decided 1,678 in the year ending September 2025. The approval rate of 93.4% 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.
County Durham approved 93.4% of applications in the year ending September 2025, above the national average. The council determined 1,678 applications from 2,014 received, with a delegation rate of 96.4%. Performance on major applications (90.6% on time) and householder applications (93.6%) both exceed national targets. The Housing Delivery Test score of 150% shows strong housing delivery, with 4,941 homes delivered against a 3,300 requirement — well above target. The county's significant regeneration activity, particularly around Durham City, Bishop Auckland and the main towns, is driving new housing supply. The county has a Heritage Coast designation along its coastline and faces legacy issues from its coal mining history affecting land stability and contamination in some areas.
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 County Durham
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what County Durham expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on County Durham'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 County Durham
Housing Delivery Test 2023 measurement | Source: MHCLG
County Durham delivered 4,941 homes against a requirement of 3,300 over the three-year measurement period, giving a Housing Delivery Test score of 150%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in County Durham are assessed on their own merits under standard planning policies.
Lawful Development Certificates in County Durham
A Lawful Development Certificate (LDC) is formal confirmation from County Durham 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.
County Durham decided 717 householder applications in the year ending september 2025. Their 8-week performance of 93.6% 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 County Durham
You can apply for a Lawful Development Certificate through the Planning Portal or directly through County Durham'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
County Durham 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 County Durham.
Pre-application advice in County Durham
County Durham offers a pre-application advice service. The fee for householder pre-app advice is £60 for householder proposals. You can typically expect a response within 21 days (target) for householder; 42 days for standard proposals.
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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Check your PD rights now →Pre-application enquiries should be submitted electronically via the council's online portal. Fees increase for larger and more complex development types. Strategic and minerals/waste proposals have individually negotiated timescales.
Planning fees and timelines in County Durham
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning application | £528 | 8 weeks (target) |
| Lawful Development Certificate (proposed) | £264 | 8 weeks |
| Lawful Development Certificate (existing) | £298 | 8 weeks |
| Listed building consent | £0 (no fee) | 8 weeks |
| Prior approval (larger home extension) | £120 | 42 days |
| Discharge of conditions (householder) | £145 | 8 weeks (no statutory limit) |
| Non-material amendment (householder) | £44 | 28 days |
| Pre-application advice (householder) | £60 | 21 days |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by County Durham and may change. Building regulations fees are separate — see the building control section below.
Building regulations in County Durham
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 County Durham is provided by Durham County Council Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
County Durham planning department
Your building project checklist for County Durham
- Check if your property is in a conservation area — County Durham has 93 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — County Durham has 4 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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