Planning Permission in Hackney
London Borough in London · Last updated April 2026
Hackney is one of East London's most dynamic boroughs, stretching from the tech startup cluster around Shoreditch and Hoxton in the south to the leafy Victorian suburbs of Clapton and Stoke Newington in the north. The borough is defined by its extraordinary mix of Georgian terraces, Victorian villas, converted industrial warehouses, and post-war housing estates — alongside major green spaces like Hackney Marshes, London Fields, and Victoria Park. With a population of around 280,000, Hackney has experienced significant transformation over the past two decades, becoming one of London's most sought-after residential locations.
Planning in Hackney is governed by the adopted Local Plan 2033 (LP33), which was adopted in July 2020 and sets the framework for development through to 2033. The council is also progressing two significant area action plans — the Future Shoreditch AAP (proposed submission expected early 2026) and the Stamford Hill AAP (main modifications consultation February 2026). In December 2024, planning powers for the Hackney Wick area were transferred back from the London Legacy Development Corporation, giving the council direct control over this important regeneration area for the first time in over a decade. The borough published a new Residential Extensions and Alterations SPD in January 2026, providing updated design guidance for homeowners.
With 35 conservation areas, 552 listed buildings, and 9 Article 4 directions restricting permitted development, Hackney's planning system places strong emphasis on heritage protection alongside its growth ambitions. Whether you're extending a Victorian terrace in Stoke Newington, converting a warehouse space near the Regent's Canal, or improving a home in Dalston, understanding the local planning rules is essential before starting any building work.
Planning a project in Hackney? Start here.
Enter your address to check your permitted development rights, conservation area status, and Article 4 restrictions specific to Hackney.
Free check — no account required
What can I build in Hackney?
| 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 (35), Article 4 zones (9), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m | Conservation areas (35), Article 4 zones (9), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (35), Article 4 zones (9), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (Brownswood Conservation Area, Well Street Conservation Area) | Conservation areas (e.g. Broadway Market, Clapton Common, Clapton Square), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Hackney 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 Hackney (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Hackney's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Hackney
Permitted development rights in Hackney allow homeowners to carry out certain works without planning permission, including modest rear extensions, loft conversions within volume limits, and garden outbuildings. However, these rights are significantly curtailed in several parts of the borough. Four conservation areas — Brownswood, Well Street, Beck Road, and Shacklewell Green — have Article 4 directions that remove key PD rights for residential extensions and alterations. Additionally, Article 4 directions restrict changes of use from commercial to residential across Designated Industrial Areas, the Central Activities Zone, and town centres, reflecting the council's strategy to protect employment space in a borough where the creative and tech sectors are major economic drivers. The council's new Residential Extensions and Alterations SPD (January 2026) provides detailed guidance on what constitutes acceptable design for extensions, dormers, and alterations across the borough. Before starting any work, homeowners should check both their conservation area status and whether any Article 4 directions apply to their property.
What Hackney expects from your project
Hackney's design policies are set out in LP33, particularly policies LP1 (Design Quality and Local Character), LP2 (Development and Amenity), LP3 (Designated Heritage Assets), and LP4 (Conservation Areas). The council published a new Residential Extensions and Alterations SPD in January 2026, which replaces earlier guidance and provides detailed expectations for dormers, rear extensions, side extensions, roof alterations, and front boundary treatments. A separate Retrofit SPD (also January 2026) guides energy efficiency improvements to existing buildings, particularly important given Hackney's large stock of older housing. The council strongly encourages early engagement through its free duty planner telephone service (020 8356 8062) or formal pre-application advice for householder proposals (£250 exc VAT). Given the density and character sensitivity of much of Hackney, proposals that demonstrate awareness of the local streetscape and neighbouring properties are significantly more likely to receive officer support.
Local design guidance
Local Plan: Hackney Local Plan
The Hackney Local Plan was adopted in November 2020. It provides policies for one of the most rapidly changing inner London boroughs, covering areas including Shoreditch, Dalston and Stoke Newington. The London Plan (2021) also applies as part of the statutory development plan.
Emerging / replacement plan
Hackney is preparing a new Local Plan review, with early engagement commenced in 2024.
35 conservation areas
Hackney 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 Hackney
35 designated conservation areas
Hackney has 35 conservation areas covering a substantial portion of the borough, reflecting its rich and varied architectural heritage. Notable designations include De Beauvoir (one of London's finest Georgian planned estates), Broadway Market (Victorian commercial character), Clapton Square (Georgian and early Victorian), South Shoreditch (industrial heritage), and the more recently designated Dalston (2016) and Shacklewell Green (2018). The borough also contains 552 listed buildings — 8 at Grade I, 30 at Grade II*, and 514 at Grade II — including Sutton House (one of the oldest domestic buildings in East London) and numerous Victorian churches and public buildings. If your property is in a conservation area, you'll need planning permission for many works that would normally be PD elsewhere, including alterations to rooflines, replacement of original windows, cladding, and the erection of certain structures. Conservation area appraisals are available for most of Hackney's designations and provide valuable guidance on what the council considers important to protect in each area.
Article 4 directions in Hackney
9 Article 4 direction areas
Listed buildings in Hackney
There are 552 listed buildings in Hackney. 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 Hackney's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Hackney received 1,424 planning applications and decided 1,352 in the year ending September 2025. The approval rate of 83.1% 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.
Hackney's planning approval rate stands at 83.1%, below the national average of 86.9%, reflecting the borough's rigorous approach to design quality and heritage protection in a densely developed urban area. The council processed 1,352 planning decisions in the year to September 2025, of which 471 were householder applications — achieving a 93% on-time determination rate for householder cases. With a Housing Delivery Test score of 88% (3,104 homes delivered against a 3,547 requirement), the council is subject to an action plan requirement but avoids the tilted balance presumption that applies to authorities scoring below 75%. The borough's delegation rate of 98.5% means the vast majority of householder applications are decided by planning officers rather than committee, typically resulting in faster decisions for straightforward proposals.
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 Hackney
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Hackney expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Hackney'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 Hackney
Housing Delivery Test 2023 measurement | Source: MHCLG
Hackney delivered 3,104 homes against a requirement of 3,547 over the three-year measurement period, giving a Housing Delivery Test score of 88%. This is below the 95% threshold, which means Hackney must publish an action plan setting out how it intends to increase housing delivery. For homeowners, this is a positive signal — the council is under pressure to approve more housing, which can make planning officers more receptive to well-designed residential applications and extensions that add living space.
Lawful Development Certificates in Hackney
A Lawful Development Certificate (LDC) is formal confirmation from Hackney 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.
Hackney decided 471 householder applications in the year ending september 2025. 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 Hackney
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Hackney'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
Hackney 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.
Check your permitted development rights
Find out instantly whether your project in Hackney needs planning permission.
FROM £39Permitted Development Certificate Report
Get a comprehensive report for your Lawful Development Certificate application.
£49Hackney Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Hackney.
Pre-application advice in Hackney
Free pre-application advice — Hackney is one of the few councils to offer householder pre-app advice at no charge. Take advantage of this before submitting your planning application. You can typically expect a response within 15-30 working days for written advice.
Pre-app advice is especially 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 →Hackney offers a free duty planner telephone service for general queries (020 8356 8062). Written pre-application advice for householder proposals costs £250 exc VAT and includes an assessment of your proposals against local and national planning policy. For larger or more complex schemes, the council offers a range of pre-application services at different fee levels.
Planning fees and timelines in Hackney
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | 8 weeks |
| Lawful Development Certificate (proposed) | £264 | 6-8 weeks |
| Lawful Development Certificate (existing) | £298 | 6-8 weeks |
| Full planning permission (no new dwellings) | £548 | 8 weeks |
| Listed building consent | Free | 8 weeks |
| Conservation area consent (demolition) | Free | 8 weeks |
| Prior approval (larger home extension) | £120 | 42 days |
| Discharge of conditions | £145 per request | 8 weeks |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Hackney and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Hackney
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 Hackney is provided by Hackney Building Control. You can use Hackney Council's in-house building control service or an approved inspector. The council service offers local knowledge and familiarity with Hackney's building stock, which is particularly valuable for conversions of Victorian terraces and warehouse buildings. 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 work. Contact the team for a quote. The council offers a competitive service with local expertise.
Hackney planning department
Your building project checklist for Hackney
- Check if your property is in a conservation area — Hackney has 35 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Hackney has 9 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
Stay informed about planning in Hackney
Approval rate updates, Article 4 changes, and local planning tips — straight to your inbox.
No spam. Unsubscribe anytime.