Planning Permission in Erewash
Non-Metropolitan District in East Midlands · Last updated April 2026
Erewash is a non-metropolitan district in Derbyshire, straddling the border with Nottinghamshire. The borough encompasses the towns of Ilkeston and Long Eaton, along with smaller settlements including Sandiacre, Sawley, Breaston, Draycott, and West Hallam. The district is defined by its industrial heritage, particularly lace manufacturing in Long Eaton and ironworking at the former Stanton Ironworks, combined with suburban residential areas and the Erewash Canal corridor. Erewash has 22 conservation areas, 234 listed buildings (including 10 Grade I), and is almost entirely surrounded by Green Belt outside the existing urban areas.
Erewash's current development plan is the Erewash Core Strategy (adopted March 2014) plus saved policies from the 2005 Erewash Borough Local Plan. The Core Strategy Review, submitted for examination in November 2022, was withdrawn by Full Council on 22 January 2026, meaning the 2014 Core Strategy remains the current plan. The council does not charge CIL and relies on Section 106 agreements for developer contributions. Neighbourhood plans have been made for Little Eaton (2021), Breadsall (2023), and Sandiacre (2025).
Planning in Erewash is shaped by significant housing delivery challenges. The Housing Delivery Test score of 67% (2023 measurement) triggers the presumption in favour of sustainable development and a 20% buffer on five-year housing land supply. Major regeneration includes the Long Eaton Town Deal (£24.8 million) and the Stanton Regeneration Site (former Stanton Ironworks), which is being redeveloped for up to 1,000 homes and a major employment park. A proposed HMO Article 4 direction covering Ilkeston, Long Eaton, Sandiacre, and Sawley is expected to take effect in March 2027.
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What can I build in Erewash?
| 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 (22), 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 (22), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (22), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners | Conservation areas (e.g. Breadsall, Breaston, Cloudside), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Erewash outside conservation areas | 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 Erewash (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Erewash's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Erewash
Permitted development rights in Erewash follow the national GPDO but are restricted in the borough's 22 conservation areas, where works such as cladding, certain extensions, satellite dishes, and alterations to roofs visible from the street typically require planning permission. The borough's extensive Green Belt imposes further constraints, with extensions needing to avoid disproportionate additions. All 234 listed buildings (10 Grade I, 19 Grade II*, 205 Grade II) require listed building consent for works affecting their character. A proposed HMO Article 4 direction (consulted December 2025) would, if confirmed, remove PD rights for converting dwellings to small HMOs in Ilkeston, Long Eaton, Sandiacre, and Sawley from March 2027. Contact the planning team on 0115 907 2244 or email planning@erewash.gov.uk before starting any works to confirm your permitted development position.
What Erewash expects from your project
Erewash's built environment reflects a mix of industrial heritage and suburban residential development. Long Eaton's lace factories are nationally significant, representing one of the few surviving clusters of Nottingham lace industry buildings. Ilkeston retains its market town character with a hilltop church (St Mary's, Grade I) and Victorian commercial core. The Erewash Canal and River Trent corridors provide distinctive waterside settings. The former Stanton Ironworks, the borough's largest development site, is being transformed into a new mixed-use neighbourhood with up to 1,000 homes and the New Stanton Park employment estate (220 acres, up to 4,000 jobs). The Long Eaton Town Deal (£24.8M) is funding town centre regeneration including a £10M high street upgrade, new walking and cycling infrastructure (including a canal bridge at Britannia Road), and improvements to West Park.
Local Plan: Erewash Local Plan 2011–2032
Erewash Borough adopted its Local Plan in November 2014. The borough covers the Ilkeston and Long Eaton urban areas, lying between Derby and Nottingham. The plan supports regeneration of Ilkeston town centre and provides for housing growth on the urban fringe, with important policies for the industrial heritage of the former lace and hosiery industries.
Emerging / replacement plan
Erewash is preparing a new Local Plan as part of the Greater Nottingham and Derbyshire strategic planning context. A Regulation 18 consultation is anticipated in 2025.
22 conservation areas
Erewash 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.
95.2% approval rate
Erewash approves 95.2% 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 Erewash
22 designated conservation areas
Erewash has 22 conservation areas protecting a range of heritage settings. Dale Abbey preserves the medieval remains of a Premonstratensian abbey and its surroundings. Long Eaton Lace Factories protects the distinctive industrial architecture of the lace trade. Ilkeston Town Centre covers the civic and commercial heart of the borough's largest town. Ockbrook includes the Moravian Settlement, a unique religious and historical site. Canal heritage is protected at Sandiacre Canal Side, Sandiacre Lock, and Trent Lock. Village conservation areas include Morley, Breadsall, Breaston, Stanton-by-Dale, Sawley, Risley, Stanley, West Hallam, and Draycott. Notable Grade I listed buildings include All Saints Church, Breadsall (12th century), St Matthew's Church, Morley (famous medieval stained glass from Dale Abbey), the Dale Abbey ruins, Cat and Fiddle Mill, All Saints Church and Vergers Farmhouse at Dale Abbey, St Michael's Church, Breaston, All Saints Church, Sawley, St Giles' Church, Sandiacre, St Chad's Church, Church Wilne, and St Mary's Church, Ilkeston.
Article 4 directions in Erewash
2 Article 4 direction areas
Listed buildings in Erewash
There are 234 listed buildings in Erewash. 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 Erewash's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Erewash received 427 planning applications and decided 396 in the year ending September 2025. The approval rate of 95.2% 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.
Erewash's Housing Delivery Test score of 67% (2023 measurement) is significantly below the 75% threshold, triggering the presumption in favour of sustainable development and a 20% buffer on five-year housing land supply. The borough delivered 696 homes against a requirement of 1,033 over the three-year measurement period. Erewash is almost entirely Green Belt constrained outside the existing urban area, limiting development opportunities. The council does not have CIL and relies on Section 106 agreements for developer contributions via its Developer Contributions SPD. Three neighbourhood plans are made: Little Eaton (October 2021), Breadsall (referendum May 2023), and Sandiacre (February 2025). The Ockbrook and Borrowash neighbourhood plan is temporarily suspended.
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 Erewash
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Erewash expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Erewash'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 Erewash
Housing Delivery Test 2023 measurement | Source: MHCLG
Erewash delivered 696 homes against a requirement of 1,033 over the three-year measurement period, giving a Housing Delivery Test score of 67%. 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 — Erewash 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 Erewash
A Lawful Development Certificate (LDC) is formal confirmation from Erewash 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.
Erewash decided 245 householder applications in the year ending september 2025. Their 8-week performance of 90.6% 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 Erewash
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Erewash'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
Erewash 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 Erewash.
Pre-application advice in Erewash
Erewash offers a pre-application advice service. The fee for householder pre-app advice is Householder: £120 inc VAT. Non-major single plot written only: £120, with meeting: £240. Non-major multiple: written £240, with meeting £480. Major (up to 20 dwellings/2,000 sqm): £1,200 inc VAT. Major (over 20 dwellings/2,000 sqm): £3,000 inc VAT.. You can typically expect a response within Householder: 4 weeks. Minor development: 6 weeks. Major development: 8 weeks. Written follow-up within 2 weeks of any meeting..
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 →Submit enquiries via email to planning@erewash.gov.uk with fee payment by phone to 0115 907 2244. Local voluntary/community groups and public authorities (parish/county councils) are exempt from fees.
Planning fees and timelines in Erewash
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | 8-week determination. Most common application type for home improvements in Erewash. |
| Lawful Development Certificate (proposed) | £264 | Confirms proposed works are permitted development. Recommended in conservation areas and Green Belt. |
| Lawful Development Certificate (existing) | £298 | Confirms existing works or use are lawful. Useful when selling a property. |
| Listed building consent | Free | Required for any works affecting a listed building's character. Erewash has 234 listed buildings including 10 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. |
| Non-material amendment | £44 | For minor changes to an approved scheme. |
| 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 Erewash and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Erewash
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 Erewash is provided by Erewash Borough Council Building Control. Erewash operates its own in-house LABC-member building control service, which also provides building control services for Ashfield District Council, Broxtowe Borough Council, and Mansfield District Council. Alternatively, you can appoint a private Registered Building Control Approver. You can also use a private approved inspector instead of the council's service.
Building control contact
Fees depend on type and scale of work. Contact the team on 0115 907 2240 for a quote. 24/7/365 emergency response for dangerous structures.
Erewash planning department
Your building project checklist for Erewash
- Check if your property is in a conservation area — Erewash has 22 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Erewash has 2 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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