Planning Permission in Epsom and Ewell
Non-Metropolitan District in South East · Last updated April 2026
Epsom and Ewell is a compact Surrey borough best known for Epsom Downs Racecourse and the Derby. The borough sits at the foot of the North Downs, combining leafy suburban streets with significant Green Belt and conservation areas. Epsom town centre serves as the main commercial hub, while Ewell village retains its historic character around the spring and parish church.
With 28 conservation areas, 30 Article 4 directions, Green Belt, and 319 listed buildings, the borough has extensive heritage protection for its size. The council approved 84.5% of applications in the year ending September 2025, processing decisions across this compact but constrained area.
This guide covers permitted development rights, planning fees, and the application process for homeowners in Epsom and Ewell — from Victorian villas to post-war semi-detached houses and Green Belt fringe properties.
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What can I build in Epsom and Ewell?
| 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 (28), Article 4 zones (30), listed buildings |
| Rear extension (two storey) | Only outside conservation areas and Article 4 zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (28), Article 4 zones (30), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (28), Article 4 zones (30), 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 Epsom and Ewell | 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, 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 Epsom and Ewell (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Epsom and Ewell's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Epsom and Ewell
Epsom and Ewell's planning is shaped by extensive Green Belt coverage and the 28 conservation areas. The 30 Article 4 directions remove specific PD rights in historic areas, covering changes to windows, doors, roofing, and boundary treatments. Green Belt properties must ensure extensions are not disproportionate. In the urban areas outside protected zones, standard PD rights apply. The borough's compact size means many properties are affected by at least one designation.
What Epsom and Ewell expects from your project
Local design guidance
Local Plan: Epsom & Ewell Core Strategy 2026
Epsom & Ewell Borough's development plan relies on its 2007 Core Strategy, supplemented by saved Local Plan policies. The borough is entirely within the Metropolitan Green Belt with development focused on the town centres of Epsom and Ewell, which together form the main commercial and residential focus.
Emerging / replacement plan
Epsom & Ewell is preparing a new Local Plan. A Regulation 19 Pre-Submission plan was consulted on in 2023–2024, with submission to the Planning Inspectorate anticipated in 2025 and adoption targeted for 2026.
28 conservation areas
Epsom and Ewell 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.
30 Article 4 directions
Epsom and Ewell has applied Article 4 directions to 30 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
Conservation areas in Epsom and Ewell
28 designated conservation areas
The 28 conservation areas include Ewell village (one of Surrey's most historic settlements with its spring and medieval church), parts of Epsom town centre, and various residential areas with distinctive Victorian and Edwardian character. With 319 listed buildings and 30 Article 4 directions, the council provides substantial heritage protection. The Article 4 directions focus on preserving the character of the most architecturally sensitive streets and areas.
Article 4 directions in Epsom and Ewell
30 Article 4 direction areas
Listed buildings in Epsom and Ewell
There are 319 listed buildings in Epsom and Ewell. 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 Epsom and Ewell's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Epsom and Ewell received 638 planning applications and decided 613 in the year ending September 2025. The approval rate of 84.5% 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.
Epsom and Ewell processed planning decisions with an 84.5% approval rate in the year ending September 2025. The slightly below-average rate reflects the borough's extensive Green Belt, 28 conservation areas, and 30 Article 4 directions. Pre-application advice is recommended, particularly for properties affected by multiple designations.
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 Epsom and Ewell
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Epsom and Ewell expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Epsom and Ewell'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 Epsom and Ewell
Housing Delivery Test 2023 measurement | Source: MHCLG
Epsom and Ewell delivered 576 homes against a requirement of 1,537 over the three-year measurement period, giving a Housing Delivery Test score of 38%. This is well below the 75% threshold, which triggers the most significant consequence: the “presumption in favour of sustainable development” (also called the “tilted balance”). This means planning applications for housing should be approved unless the harm would significantly and demonstrably outweigh the benefits. For homeowners, this is a strong signal — Epsom and Ewell is under considerable pressure to approve housing, making it one of the more favourable environments for residential planning applications in England.
Lawful Development Certificates in Epsom and Ewell
A Lawful Development Certificate (LDC) is formal confirmation from Epsom and Ewell 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.
Epsom and Ewell decided 409 householder applications in the year ending september 2025. Their 8-week performance of 97.3% 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 Epsom and Ewell
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Epsom and Ewell'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
Epsom and Ewell 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 Epsom and Ewell.
Pre-application advice in Epsom and Ewell
Epsom and Ewell 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?
Check in 2 minutes with our free tool — no sign-up needed.
Check your PD rights now →Epsom and Ewell offers pre-application advice for all types of development. With 30 Article 4 directions, pre-app advice helps identify restrictions early.
Planning fees and timelines in Epsom and Ewell
| 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 Epsom and Ewell and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Epsom and Ewell
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 Epsom and Ewell is provided by Epsom and Ewell Borough Council. You can also use a private approved inspector instead of the council's service.
Building control contact
Epsom and Ewell planning department
Your building project checklist for Epsom and Ewell
- Check if your property is in a conservation area — Epsom and Ewell has 28 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Epsom and Ewell has 30 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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