Planning Permission in Derby
Unitary Authority in East Midlands · Last updated April 2026
Derby City Council is a unitary authority managing planning across one of the East Midlands' most economically significant cities. With a strong industrial heritage centred on Rolls-Royce, Bombardier (now Alstom), and Toyota, the city is undergoing major regeneration. There are 16 conservation areas, 389 listed buildings including 9 at Grade I, and a section of the Derwent Valley Mills UNESCO World Heritage Site buffer zone within the city boundary at Darley Abbey.
Several transformative regeneration schemes are reshaping Derby's city centre. The Becketwell development — a £200 million scheme — is delivering 259 build-to-rent apartments, a new public square, and the Valliant Live performance venue (capacity 3,500). Castleward Urban Village is creating 700+ new homes between the city centre and railway station. The £11.2 million renovation of the Victorian Market Hall, completed in May 2025, has restored one of Derby's finest historic buildings. Infinity Park Enterprise Zone, adjacent to Rolls-Royce's civil aerospace headquarters, is driving advanced manufacturing growth.
In May 2025, Derby introduced an Article 4 direction removing permitted development rights for HMO conversions in Arboretum Ward and parts of six other wards within the Ring Road. The city does not charge CIL — infrastructure contributions are secured through Section 106 agreements using an annually updated financial contributions matrix. Derby's pre-application service costs £100 for householder enquiries, and building control services are provided through the Derbyshire Building Control Partnership (DBCP), a shared service covering six councils.
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What can I build in Derby?
| 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 (16), Article 4 zones (11), 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 (16), Article 4 zones (11), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (16), Article 4 zones (11), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (HMO Article 4 Direction — Arboretum Ward and parts of Abbey, Alvaston North, Darley, Mackworth & New Zealand, Normanton, and Sinfin & Osmaston wards, Allestree Conservation Area Article 4 Direction) | Conservation areas (e.g. City Centre, Arboretum, Strutts Park), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Derby 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 Derby (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Derby's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Derby
Permitted development rights in Derby follow the national General Permitted Development Order 2015 (as amended). However, significant restrictions apply across the city. Properties within 10 of Derby's 16 conservation areas are subject to Article 4 directions removing PD rights for external alterations including satellite dishes, changes to windows and doors, cladding, and boundary treatments. The citywide HMO Article 4 direction (effective May 2025) means planning permission is now required for dwelling-to-HMO conversions in central wards. Properties within the Green Belt on the city's periphery face additional constraints. Always check your property's status on the online planning register before starting work.
What Derby expects from your project
The Derby City Local Plan Part 1 (adopted 2017) establishes strong design policies requiring developments to respond positively to local context and character. The council has published supplementary planning documents covering residential development, city centre, and shop fronts. Derby's varied character — from the Georgian elegance of Friar Gate to the industrial architecture of the silk and cotton mills — demands context-sensitive design responses. The Housing Delivery Test result of 83% means a 20% buffer is applied to five-year housing land supply calculations, and an action plan is in place to address under-delivery. Work is underway on a new replacement Local Plan to 2040, and a Local Plan Priorities Consultation has taken place through the 'Let's Talk Derby' programme. The council does not charge CIL, instead using Section 106 agreements to secure infrastructure and affordable housing contributions.
Local Plan: Derby City Local Plan 2016
Derby City Council adopted its Local Plan in January 2017. It works alongside the joint Derby, Derbyshire, Nottingham and Nottinghamshire Strategic Housing Market Assessment framework. The plan focuses on urban regeneration and the redevelopment of strategic brownfield sites including the former rail works.
Emerging / replacement plan
Derby is working with neighbouring authorities on a new Greater Nottingham Strategic Plan. A separate Derby City Local Plan review is also being progressed, with Regulation 18 consultation anticipated in 2025.
11 Article 4 directions
Derby has applied Article 4 directions to 11 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
91.4% approval rate
Derby approves 91.4% 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 Derby
16 designated conservation areas
Derby's 16 conservation areas range from the grand Georgian terraces of Strutts Park and Friar Gate to the industrial heritage of Darley Abbey Mills — part of the Derwent Valley Mills UNESCO World Heritage Site. The City Centre conservation area protects the medieval street pattern around the Cathedral, while Victorian suburbs at Arboretum, Hartington Street, and Nottingham Road showcase distinctive period character. Ten conservation areas have Article 4 directions providing enhanced protection against incremental erosion of character. Planning applications within conservation areas must demonstrate how proposals preserve or enhance the area's character and appearance. The council requires heritage impact assessments for development affecting designated heritage assets, and demolition of unlisted buildings within conservation areas requires planning permission.
Article 4 directions in Derby
11 Article 4 direction areas
Listed buildings in Derby
There are 389 listed buildings in Derby. 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 Derby's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Derby received 990 planning applications and decided 973 in the year ending September 2025. The approval rate of 91.4% 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.
Derby processes around 990 planning applications annually, with an overall approval rate of 91.4%. Performance against government targets is strong: 92.3% of major applications and 92.8% of householder applications are determined within target timeframes. The council's delegation rate of 97.8% indicates that the vast majority of applications are decided by planning officers under delegated authority rather than going to committee. The Housing Delivery Test result of 83% triggers the requirement for a 20% buffer on housing land supply and an action plan, reflecting the challenging delivery environment in the city. No CIL is charged — the council uses a financial contributions matrix updated annually by RPI to calculate Section 106 obligations.
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 Derby
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Derby expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Derby'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 Derby
Housing Delivery Test 2023 measurement | Source: MHCLG
Derby delivered 1,865 homes against a requirement of 2,247 over the three-year measurement period, giving a Housing Delivery Test score of 83%. This is below the 85% threshold, which means Derby must apply a 20% buffer when calculating its five-year housing land supply. This makes it harder for the council to demonstrate it has enough land allocated for housing, and if it cannot, planning policy carries less weight and the balance shifts in favour of granting permission. For homeowners, this can mean a more favourable climate for planning applications that involve new dwellings, such as building in your garden or converting outbuildings.
Lawful Development Certificates in Derby
A Lawful Development Certificate (LDC) is formal confirmation from Derby 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.
Derby decided 514 householder applications in the year ending september 2025. Their 8-week performance of 92.8% 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 Derby
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Derby'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
Derby 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 Derby.
Pre-application advice in Derby
Derby offers a pre-application advice service. The fee for householder pre-app advice is £100 for householder enquiries. You can typically expect a response within Response includes coordinated views from internal consultees.
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 →Planning fees and timelines in Derby
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder extension | £528 | 8-week target |
| Loft conversion (PD check) | £274 (LDC) | Confirm if PD applies |
| Change of use | £610 | 8-week target |
| New dwelling | £610 per unit | Up to 50 units; 13-week if major |
| Listed building consent | £0 | Required for any works to listed buildings |
| Prior approval | £120 | Larger home extensions |
| Discharge of conditions | £145 | Per request, per condition |
| 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 Derby and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Derby
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 Derby is provided by Derbyshire Building Control Partnership (DBCP). You can also use a private approved inspector instead of the council's service.
Derby planning department
Your building project checklist for Derby
- Check if your property is in a conservation area — Derby has 16 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Derby has 11 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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