Planning Permission in Dartford
Non-Metropolitan District in South East · Last updated April 2026
Dartford sits at the western gateway to Kent, where the M25 crosses the Thames via the Dartford Crossing. The borough combines a rapidly regenerating town centre — anchored by the Ebbsfleet Garden City and Bluewater — with significant Green Belt countryside to the south and east. Historic villages like Sutton-at-Hone, Wilmington, and Darenth retain their rural character.
With 6 conservation areas, 6 Article 4 directions, and Green Belt covering much of the borough, Dartford's planning context balances urban regeneration with countryside protection. The council approved 81.8% of applications in the year ending September 2025, processing 572 decisions from 599 submissions.
Whether you are extending a property in Dartford town, converting outbuildings in the Green Belt fringe, or renovating in a conservation area, this guide covers permitted development rights, planning fees, and the local application process.
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What can I build in Dartford?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Dartford outside protected zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (6), Article 4 zones (6), listed buildings |
| Rear extension (two storey) | Most of Dartford outside protected zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (6), Article 4 zones (6), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (6), Article 4 zones (6), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners or Green Belt fringe areas | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Dartford | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Most of Dartford 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 Dartford (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Dartford's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Dartford
Dartford's planning context is dominated by the Green Belt, which covers the southern and eastern parts of the borough. Extensions and outbuildings in the Green Belt must not be disproportionate to the original dwelling — a stricter test than standard PD rules. The 6 conservation areas and 6 Article 4 directions provide additional restrictions in historic areas. In the urban area, particularly the regeneration zones around Ebbsfleet and the town centre, standard permitted development rights generally apply, though new-build properties may have PD rights restricted by planning conditions.
What Dartford expects from your project
Local design guidance
Design Guidance (Local Plan policies)
- Kent Design Guide
Local Plan: Dartford Core Strategy 2011–2026
Dartford Borough adopted its Core Strategy in September 2011. The borough occupies a strategically important location at the Thames Gateway, anchored by Dartford town centre and the Ebbsfleet development corridor. The plan supports major housing and employment growth linked to Crossrail and HS1 connectivity.
Emerging / replacement plan
Dartford is preparing a new Local Plan. A Regulation 18 Issues and Options consultation ran in 2022–2023, with a Regulation 19 Pre-Submission plan anticipated in 2025.
Conservation areas in Dartford
6 designated conservation areas
Dartford's 6 conservation areas include Dartford town centre (covering the High Street and surrounding medieval layout), Wilmington village, and Sutton-at-Hone. With 180 listed buildings — including the remains of Dartford Priory and several medieval churches — the council assesses proposals for their impact on historic character. The 6 Article 4 directions remove specific PD rights in these areas, typically covering front-facing alterations, boundary treatments, and roofing materials.
Article 4 directions in Dartford
6 Article 4 direction areas
Listed buildings in Dartford
There are 180 listed buildings in Dartford. 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 Dartford's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Dartford received 599 planning applications and decided 572 in the year ending September 2025. The approval rate of 81.8% is below 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.
Dartford processed 572 planning decisions from 599 applications received in the year ending September 2025. The 81.8% approval rate is below the national average, reflecting the constraints of Green Belt policy and the council's approach to managing development pressure. Major applications achieved 100% on-time performance, minors 90.5%, and householder applications 92.3%. The 96.2% delegation rate shows efficient processing.
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 Dartford
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Dartford expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Dartford'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 Dartford
Housing Delivery Test 2023 measurement | Source: MHCLG
Dartford delivered 1,835 homes against a requirement of 2,029 over the three-year measurement period, giving a Housing Delivery Test score of 90%. This is below the 95% threshold, which means Dartford 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 Dartford
A Lawful Development Certificate (LDC) is formal confirmation from Dartford 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.
Dartford decided 366 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 Dartford
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Dartford'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
Dartford 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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FROM £39Permitted Development Certificate Report
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Dartford.
Pre-application advice in Dartford
Dartford offers a pre-application advice service. The fee for householder pre-app advice is From £150 for householder 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.
Think your project might be permitted development?
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Check your PD rights now →Dartford offers pre-application advice for householder and larger schemes. Given the borough's Green Belt coverage, pre-app advice is recommended for properties near the Green Belt boundary.
Planning fees and timelines in Dartford
| 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 Dartford and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Dartford
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 Dartford is provided by Dartford Borough Council. You can also use a private approved inspector instead of the council's service.
Building control contact
Dartford planning department
Your building project checklist for Dartford
- Check if your property is in a conservation area — Dartford has 6 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Dartford has 6 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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