Planning Permission in Derbyshire Dales
Non-Metropolitan District in East Midlands · Last updated April 2026
Derbyshire Dales is a rural district in the East Midlands, stretching across rolling limestone countryside from the market towns of Matlock, Ashbourne and Wirksworth to historic villages such as Cromford, Bonsall and Tissington. While part of the wider Derbyshire Dales administrative area falls within the Peak District National Park (managed by the PDNPA), the District Council acts as the planning authority for all areas outside the National Park boundary. The district has 33 conservation areas, over 1,000 listed buildings (including 27 Grade I), and 4 Article 4 directions covering properties in Wirksworth, Matlock Bridge, Matlock Bath and Osmaston.
The development plan comprises the Derbyshire Dales Local Plan 2013–2033 (adopted December 2017) together with 6 made neighbourhood plans covering Ashbourne, Brailsford, Darley Dale, Doveridge, Kirk Ireton and Wirksworth. A new Local Plan is being prepared, with submission to the Secretary of State targeted for December 2026 and adoption expected early 2028. The council does not levy CIL, relying instead on Section 106 agreements. Building control is provided by the Derbyshire Building Control Partnership (DBCP), a joint venture serving eight Derbyshire authorities.
Derbyshire Dales is experiencing significant growth, particularly around Ashbourne. The Ashbourne Reborn town centre regeneration (£15.2 million Levelling Up Fund) is transforming public spaces including Market Place and Victoria Square. The Ashbourne Airfield development is the district's largest housing site, with Phase 1 delivering 367 homes and employment land, and Phase 2 allocated for up to 1,100 additional homes. In Matlock, the Bakewell Road regeneration has delivered bus station improvements and a new two-screen cinema conversion. The district's Housing Delivery Test score of 133% demonstrates strong housing delivery, and the approval rate is 89.3%.
Planning a project in Derbyshire Dales? Start here.
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What can I build in Derbyshire Dales?
| 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 (33), Article 4 zones (4), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m | Conservation areas (33), Article 4 zones (4), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (33), 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 (Wirksworth Conservation Area Article 4 Direction, Matlock Bridge Conservation Area Article 4 Direction) | Conservation areas (e.g. Stanton Lees, Brailsford, Hulland), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Derbyshire Dales 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 |
| 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 Derbyshire Dales (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Derbyshire Dales's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Derbyshire Dales
Permitted development rights in Derbyshire Dales follow the national GPDO but are significantly restricted by 4 Article 4 directions and 33 conservation areas. The most extensive is the Wirksworth Article 4 direction, covering over 400 unlisted properties and removing PD rights for virtually all external works including extensions, windows, doors, roofs, outbuildings, hardstandings, boundary treatments, exterior painting, and solar equipment. The Matlock Bridge Article 4 (over 100 properties) similarly removes PD for extensions, alterations, satellite dishes and painting, with an approved colour table. The Matlock Bath Article 4 controls exterior painting and boundary treatments on prominent elevations along the Parades and Dale Road, with its own colour tables. The Osmaston Article 4 is limited to roof alterations on four Coronation Cottages. In all 33 conservation areas, standard PD restrictions apply — cladding, side extensions, rear dormers, satellite dishes and various other works require planning permission. There is no Green Belt in Derbyshire Dales.
What Derbyshire Dales expects from your project
Design expectations in Derbyshire Dales reflect the district's outstanding natural and built heritage. The local vernacular of Derbyshire gritstone and limestone, with Staffordshire blue clay tile and natural stone slate roofs, informs design policies. The adopted Local Plan (2017) requires development to respect local distinctiveness, and conservation area Article 4 directions in Wirksworth, Matlock Bridge, Matlock Bath, and Osmaston enforce strict controls on external alterations. Six made neighbourhood plans provide locally specific design guidance, while the council's withdrawn CIL means infrastructure contributions are secured through Section 106 agreements. The Derwent Valley Mills World Heritage Site buffer zone extends into parts of the district at Cromford, adding UNESCO-level protection requirements. Ashbourne Airfield, the district's largest housing allocation, will need to establish new design standards appropriate to its edge-of-town setting.
Local Plan: Derbyshire Dales Local Plan 2013-2033
Adopted at a Special Meeting of Council on 7 December 2017. Covers those parts of the district outside the Peak District National Park. Sets out the overall vision, objectives, policies and proposals for future development. The development plan also includes made neighbourhood plans.
Emerging / replacement plan
A new Local Plan is being prepared under a revised Local Development Scheme adopted January 2026 (covering 2026-2029). Two further public consultations scheduled in 2026, with submission to the Secretary of State targeted for December 2026. Examination in Public anticipated summer 2027, with adoption expected early 2028.
33 conservation areas
Derbyshire Dales 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.
Conservation areas in Derbyshire Dales
33 designated conservation areas
Derbyshire Dales has 33 conservation areas outside the Peak District National Park, making heritage a central planning consideration across the district. These range from historic market towns like Ashbourne (designated 1968) and Wirksworth (1970) to industrial heritage sites like Cromford (1971, part of the Derwent Valley Mills UNESCO World Heritage Site buffer zone) and Lumsdale (1980). Multiple Matlock-area conservation areas cover distinct character zones: Matlock Bath, Matlock Bridge, Matlock Bank, Matlock Dale, Old Matlock and Riber. Rural village conservation areas include Brailsford, Norbury, Sudbury, Tissington-adjacent areas, Kirk Ireton and Brassington. If your home is in a conservation area, PD rights are restricted and you face additional controls on demolition, trees and external alterations. Four conservation areas — Wirksworth, Matlock Bridge, Matlock Bath and Osmaston — have further restrictions through Article 4 directions. Always check your conservation area status and any Article 4 coverage before planning works.
Article 4 directions in Derbyshire Dales
4 Article 4 direction areas
Listed buildings in Derbyshire Dales
There are 1,023 listed buildings in Derbyshire Dales. 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 Derbyshire Dales's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Derbyshire Dales received 521 planning applications and decided 507 in the year ending September 2025. The approval rate of 89.3% 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.
Derbyshire Dales processes around 825 planning applications annually, with an approval rate of approximately 90%. The council's Housing Delivery Test result of 133% demonstrates strong housing delivery exceeding the government's target, meaning no consequences apply. The adopted Local Plan (2017) provides a robust policy framework, though a new Local Plan is being prepared with adoption expected in early 2028. Building control is provided through the Derbyshire Building Control Partnership (DBCP), a shared service covering eight councils. The district's pre-application advice service charges fees that vary by development category, with the schedule updated in April 2025.
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 Derbyshire Dales
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Derbyshire Dales expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Derbyshire Dales'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 Derbyshire Dales
Housing Delivery Test 2023 measurement | Source: MHCLG
Derbyshire Dales delivered 812 homes against a requirement of 609 over the three-year measurement period, giving a Housing Delivery Test score of 133%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Derbyshire Dales are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Derbyshire Dales
A Lawful Development Certificate (LDC) is formal confirmation from Derbyshire Dales 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.
Derbyshire Dales decided 202 householder applications in the year ending september 2025. Their 8-week performance of 88.6% 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 Derbyshire Dales
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Derbyshire Dales'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
Derbyshire Dales 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 Derbyshire Dales.
Pre-application advice in Derbyshire Dales
Derbyshire Dales offers a pre-application advice service. The fee for householder pre-app advice is Fee-paying service introduced April 2017 with charging schedule updated April 2025. Fees vary by development category. Contact 01629 761166 to make payment. No refunds available.. You can typically expect a response within Response times set out in the charging schedule and vary by category. Extended timescales may apply where external consultation is required..
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 →Properties within the Peak District National Park should contact the PDNPA instead. Free advice is available via the Planning Portal for basic permitted development queries. Submit the pre-application advice form and pay by phone on 01629 761166.
Planning fees and timelines in Derbyshire Dales
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | 8-week determination target. Derbyshire Dales' householder on-time rate is 88.6%. |
| Lawful Development Certificate (proposed) | £264 | Confirms proposed works are permitted development. Strongly recommended in all 33 conservation areas and in the 4 Article 4 direction areas. |
| Lawful Development Certificate (existing) | £298 | Confirms existing works or use are lawful. Useful when selling property with undocumented alterations. |
| Listed building consent | Free | Required for any works affecting a listed building's character. Derbyshire Dales has over 1,000 listed buildings including 27 Grade I. |
| Prior approval (larger home extension) | £120 | For single-storey rear extensions up to 6m (semi/terrace) or 8m (detached). 42-day determination. Not available in conservation areas. |
| Discharge of conditions | £145 per request | Required before commencing work subject to planning conditions. |
| Non-material amendment | £44 | For minor changes to an approved scheme that do not materially alter the development. |
| Full planning permission (no new dwellings) | £548 | For development not involving creation of new dwelling units. 8-week target. |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Derbyshire Dales and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Derbyshire Dales
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 Derbyshire Dales is provided by Derbyshire Building Control Partnership (DBCP). Derbyshire Dales is a member of DBCP, a joint venture between Amber Valley, Bolsover, Chesterfield, Derby City, Derbyshire Dales, High Peak, North East Derbyshire and Staffordshire Moorlands. You can use DBCP or appoint a private Registered Building Control Approver. You can also use a private approved inspector instead of the council's service.
Building control contact
Contact DBCP for a fee quote. Standard fees apply for typical domestic projects. Monday to Friday 8am to 4:30pm.
Derbyshire Dales planning department
Your building project checklist for Derbyshire Dales
- Check if your property is in a conservation area — Derbyshire Dales has 33 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Derbyshire Dales 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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