Planning Permission in Eden
Local Planning Authority in England · Last updated April 2026
Eden was replaced by Westmorland and Furness in 2023 as part of local government reorganisation. Planning applications in this area are now handled by Westmorland and Furness.
View Westmorland and Furness planning authority pageEden is the largest district in England by area, encompassing the market towns of Penrith, Appleby-in-Westmorland, Kirkby Stephen, and the highest market town in England, Alston. The former Eden District Council area, now administered by Westmorland and Furness Council since April 2023, stretches from the North Pennines National Landscape (AONB) in the east to the Lake District National Park in the west, with the lush Eden Valley running through its heart. The district is exceptionally rich in heritage, with 18 conservation areas, 1,452 listed buildings (including 32 Grade I), and over 200 scheduled ancient monuments including prehistoric sites like Long Meg and Her Daughters stone circle.
Planning in the former Eden area is governed by the Eden Local Plan 2014-2032, adopted on 11 October 2018, now administered by Westmorland and Furness Council. A new Westmorland and Furness Local Plan is being prepared to replace the legacy plans of Eden, South Lakeland, and Barrow. The district has 1 Article 4 direction (in the Alston Conservation Area), no Green Belt, and no CIL charging schedule. Properties within the Lake District National Park (western Eden) must apply to the LDNPA, while the Yorkshire Dales National Park covers areas in the south-east. Three neighbourhood plans have been adopted: Upper Eden, Lazonby, and Penrith.
Eden's planning context is shaped by its extreme rurality, with one of the lowest population densities in England. Flood risk is a critical issue — Storm Desmond (December 2015) devastated Appleby and other settlements along the River Eden. The district's Housing Delivery Test score of 458% (1,096 homes delivered against a 239 requirement) significantly exceeds targets. Key challenges include rural housing affordability, the impact of second homes and holiday lets on local communities, and balancing conservation of the outstanding landscape with meeting housing need.
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What can I build in Eden?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Eden outside protected zones | Properties near boundaries | Conservation areas (18), Article 4 zones (1), listed buildings |
| Rear extension (two storey) | Most of Eden outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (18), Article 4 zones (1), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (18), Article 4 zones (1), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (Alston Conservation Area Article 4(2) Direction) | Conservation areas (e.g. Alston, Appleby, Church Brough), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Eden outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Eden outside protected 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 Eden (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Eden's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Eden
Permitted development rights in Eden follow the national GPDO but are restricted in specific locations. The district has 1 Article 4 direction covering the Alston Conservation Area (Article 4(2), introduced 1996/2010), which removes PD rights for frontage works on dwelling houses including window replacements, door alterations, roof modifications, rendering, porches, guttering, chimney work, boundary treatments, and external painting. Eden does not have an Article 4 direction for HMOs. PD rights are also restricted in all 18 conservation areas, and the district's 1,452 listed buildings (32 Grade I, 104 Grade II*, 1,316 Grade II) always require listed building consent. Properties within the Lake District National Park or Yorkshire Dales National Park are subject to their respective NPA planning controls, not Westmorland and Furness Council's. The North Pennines National Landscape adds landscape considerations for properties in eastern Eden. Contact Westmorland and Furness Council on 0300 373 3300 or email planning2@westmorlandandfurness.gov.uk.
What Eden expects from your project
Eden's built environment is defined by its traditional Cumbrian vernacular: local red sandstone, limestone, and slate construction that gives each settlement its distinctive character. In Penrith, the warm red Penrith sandstone predominates; in the North Pennines, grey limestone and sandstone with slate roofs create the characteristic upland village character of places like Alston and Garrigill. New development must use materials sympathetic to local character — the North Pennines AONB Planning Guidelines SPD provides specific design guidance. The Eden Valley villages (Milburn, Dufton, King's Meaburn) feature classic green village layouts that must be respected. Rural exception sites for affordable housing are an important mechanism given the acute affordability challenge. Key heritage sites include Penrith Castle (14th century, associated with Richard III), Brougham Castle (13th century, English Heritage), and the prehistoric monuments at Eamont Bridge (Mayburgh Henge and King Arthur's Round Table). The annual Appleby Horse Fair (Europe's largest Gypsy and Traveller fair) creates unique planning considerations for the town.
Local Plan: Eden Local Plan
The Eden Local Plan was adopted in January 2020. Eden District Council was abolished in April 2023 when Westmorland and Furness unitary authority was created. The saved policies of the Eden Local Plan continue to apply within the former Eden area. Much of the area falls within the Lake District and Yorkshire Dales National Parks.
Emerging / replacement plan
The Eden Local Plan is now superseded by the Westmorland and Furness Local Plan preparation process. A new unitary Local Plan is being prepared to cover the combined area outside the National Parks.
92% approval rate
Eden approves 92% 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 Eden
18 designated conservation areas
Eden has 18 conservation areas protecting the district's distinctive built heritage. Penrith and Penrith New Streets protect the market town's historic core and Victorian expansion. Appleby (designated 1969, one of the earliest) covers the medieval borough town with its wide main street, Norman castle, and St Lawrence's Church (Grade I). Alston (with its own Article 4 direction) is reputedly the highest market town in England, with distinctive stone buildings climbing the steep hillside. Kirkby Stephen protects the market town centred on St Stephen's Church (containing the unique 10th-century Anglo-Danish 'Loki Stone'). Rural conservation areas include the planned villages of Milburn (a classic green village), Dufton, King's Meaburn, Temple Sowerby, and the mining villages of Garrigill and Skirwith. The Settle-Carlisle Railway conservation area (1991) protects the iconic Victorian railway line. Notable Grade I buildings include Penrith Castle, Brougham Castle, Appleby Castle, and Long Meg and Her Daughters stone circle.
Article 4 directions in Eden
1 Article 4 direction area
Listed buildings in Eden
There are 1,452 listed buildings in Eden. 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 Eden's conservation team before starting any work on a listed property.
Planning application statistics
Year ending March 2024 | Source: MHCLG planning application statistics
Eden received 1,200 planning applications and decided 1,150 in the year ending September 2025. The approval rate of 92% 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.
Eden's Housing Delivery Test score of 458% (2023 measurement) is exceptionally strong, with 1,096 homes delivered against a requirement of just 239 over the three-year period. This means there are no consequences under the HDT framework. Eden does not have a Community Infrastructure Levy (CIL) charging schedule, so developer contributions are secured through Section 106 agreements. Three neighbourhood plans form part of the development plan: Upper Eden (made April 2013, one of the earliest in England), Lazonby Parish (made October 2019), and Penrith (made November 2024). Several other parishes have designated neighbourhood areas but plans are still in preparation.
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 Eden
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Eden expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Eden'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 Eden
Housing Delivery Test 2023 measurement | Source: MHCLG
Eden delivered 1,096 homes against a requirement of 239 over the three-year measurement period, giving a Housing Delivery Test score of 458%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Eden are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Eden
A Lawful Development Certificate (LDC) is formal confirmation from Eden 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.
Eden decided 620 householder applications in the year ending march 2024. Their 8-week performance of 93% 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 Eden
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Eden'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
Eden 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 Eden.
Pre-application advice in Eden
Eden offers a pre-application advice service. The fee for householder pre-app advice is £157 (including VAT) for householder applications. Minor development from £352, major from £886.. You can typically expect a response within Email contact within 10 working days; detailed advice within 6 weeks of acknowledgement.
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 →Includes one site visit if needed and one written response letter. Covers site history, policy assessment, and consultee requirements. Apply via pre-application form with location plans and payment.
Planning fees and timelines in Eden
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | 8-week determination. Most common application type for home improvements in Eden. |
| Lawful Development Certificate (proposed) | £264 | Confirms proposed works are permitted development. Recommended before starting work in conservation areas or near the North Pennines AONB. |
| Lawful Development Certificate (existing) | £298 | Confirms existing works or use are lawful. Useful when selling a property with undocumented alterations. |
| Listed building consent | Free | Required for any works affecting a listed building's character. Eden has 1,452 listed buildings including 32 Grade I. |
| Prior approval (larger home extension) | £120 | For single-storey rear extensions up to 6m (semi/terrace) or 8m (detached). 42-day determination period. |
| Discharge of conditions | £145 per request | Required before commencing work subject to planning conditions. Submit per condition or group of related 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 for minor applications. |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Eden and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Eden
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 Eden is provided by Westmorland and Furness Council Building Control (Eden). You can use Westmorland and Furness Council's in-house building control service or appoint a private Registered Building Control Approver. The Eden team operates from the Penrith office and covers the former Eden District area. You can also use a private approved inspector instead of the council's service.
Building control contact
Fees depend on the type and scale of building work. Contact the team for a quote. Surveyors available Monday to Friday up to 10:30am, with limited cover 10:30am-12:30pm.
Eden planning department
Your building project checklist for Eden
- Check if your property is in a conservation area — Eden has 18 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Eden has 1 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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