Planning Permission in East Devon
Non-Metropolitan District in South West · Last updated April 2026
East Devon is a large district in south-east Devon, stretching from the Jurassic Coast to the Blackdown Hills. With 32 conservation areas, no Article 4 directions, and 3,086 listed buildings, the district combines attractive market towns like Honiton, Sidmouth, and Axminster with some of Devon's most beautiful countryside.
The council handles around 1,390 applications annually with an 89% approval rate. East Devon's planning landscape is shaped by the East Devon AONB covering much of the district, the Jurassic Coast World Heritage Site, and the proximity of Exeter's growing urban fringe at Cranbrook and the west end of the district.
Homeowners should consult the East Devon Local Plan for guidance. The combination of conservation areas, AONB, and the high density of listed buildings means careful consideration is needed, particularly in the district's many historic villages and towns.
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What can I build in East Devon?
| 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 (32), 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 (32), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (32), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of East Devon | 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 East Devon (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on East Devon's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in East Devon
East Devon has a moderate number of conservation areas (32) and no Article 4 directions, meaning standard permitted development rights apply across most of the district outside these protected areas. However, the large number of listed buildings (3,086) and the East Devon AONB covering much of the district's countryside mean that many homeowners will need to consider heritage and landscape constraints. The absence of Green Belt simplifies the PD assessment for most residential properties.
What East Devon expects from your project
Local Plan: East Devon Local Plan 2013-2031
The East Devon Local Plan was adopted in May 2016. It covers the coastal areas of Devon including Exmouth, Sidmouth and Axminster, but excludes the Dartmoor and Exmoor National Park areas. The plan has been supplemented by a number of neighbourhood plans.
Emerging / replacement plan
East Devon is preparing a new Local Plan. A Regulation 18 Issues consultation ran in 2022-2023, and a Regulation 19 Pre-Submission Plan consultation ran in 2024.
32 conservation areas
East Devon 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 East Devon
32 designated conservation areas
The 32 conservation areas in East Devon protect the character of the district's most important historic towns and villages — from the Regency terraces of Sidmouth to the medieval cores of Honiton, Colyton, and Ottery St Mary. Properties within these areas face restrictions on extensions, dormers, and external alterations. The council pays particular attention to traditional Devon building materials — cob, thatch, and local stone — and the relationship between buildings and their settings.
Article 4 directions in East Devon
Article 4 direction data for East Devon has not yet been published to the national planning data platform. This does not mean there are no Article 4 directions in this area. Contact East Devon's planning department directly or use our free PD checker to check whether your property is affected.
Listed buildings in East Devon
There are 3,086 listed buildings in East Devon. 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 East Devon's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
East Devon received 1,388 planning applications and decided 1,350 in the year ending September 2025. The approval rate of 89% 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.
East Devon District Council received 1,388 planning applications in the year ending September 2025, with an 89% approval rate across 1,350 decisions. The council processed 657 householder applications. The approval rate is close to the national average. The council operates efficiently, with most decisions made within the standard timeframes by officers under delegated authority.
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 East Devon
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what East Devon expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on East Devon'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 East Devon
Housing Delivery Test 2023 measurement | Source: MHCLG
East Devon delivered 2,940 homes against a requirement of 2,482 over the three-year measurement period, giving a Housing Delivery Test score of 118%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in East Devon are assessed on their own merits under standard planning policies.
Lawful Development Certificates in East Devon
A Lawful Development Certificate (LDC) is formal confirmation from East Devon 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.
East Devon decided 657 householder applications in the year ending september 2025. Their 8-week performance of 78.7% 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 East Devon
You can apply for a Lawful Development Certificate through the Planning Portal or directly through East Devon'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
East Devon 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 East Devon.
Pre-application advice in East Devon
East Devon 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 →East Devon District Council offers a paid pre-application advice service. Householder enquiries from around £120. Apply online through the council's planning pages.
Planning fees and timelines in East Devon
| 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 East Devon and may change. Building regulations fees are separate — see the building control section below.
Building regulations in East Devon
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 East Devon is provided by East Devon Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
East Devon District Council Building Control or approved private inspectors.
East Devon planning department
Your building project checklist for East Devon
- Check if your property is in a conservation area — East Devon has 32 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Check your address for any restrictions.
- 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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