Planning Permission in Hastings
Non-Metropolitan District in South East · Last updated April 2026
Hastings is a historic seaside town on the East Sussex coast, famous for the 1066 battle site nearby and its unique fishing heritage centred on the Stade — home to Europe's largest beach-launched fishing fleet. The borough contains 18 conservation areas and 570 listed buildings, reflecting its medieval origins, Georgian and Victorian development, and distinctive net huts and fishermen's quarter.
The town occupies a dramatic topography of steep valleys and ridges between the coast and the High Weald AONB. This creates distinct neighbourhood characters and challenging building sites. Hastings faces significant regeneration needs alongside heritage protection.
Hastings approved 87.4% of planning applications in the year ending September 2025, with 333 decisions from 371 applications. Housing delivery at just 28% triggers the presumption in favour of sustainable development.
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What can I build in Hastings?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Hastings outside protected zones | Properties near boundaries | Conservation areas (18), listed buildings |
| Rear extension (two storey) | Most of Hastings outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (18), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (18), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Hastings | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Most of Hastings 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 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 Hastings (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Hastings's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Hastings
Hastings' permitted development framework is shaped by 18 conservation areas covering the Old Town, town centre, and Victorian residential neighbourhoods. While no Article 4 directions are in force, the conservation areas restrict PD rights for extensions and external alterations. The steep topography means extensions can have disproportionate visual impact — what might be a modest rear extension on flat ground can be highly visible when built on a slope. The proximity of the High Weald AONB adds landscape considerations.
What Hastings expects from your project
Local Plan: Hastings Local Plan 2011–2028
Hastings Borough adopted its Local Plan in February 2015. The compact coastal borough is tightly constrained, flanked by the High Weald AONB and the English Channel. The plan focuses intensification on Hastings town centre and the seafront area, with regeneration of the Old Town and Priory Meadow as key priorities.
Emerging / replacement plan
Hastings is jointly preparing a new Local Plan with Eastbourne Borough and Lewes District. An Issues and Options consultation ran in 2022–2023, with a Regulation 19 plan anticipated in 2025.
Conservation areas in Hastings
18 designated conservation areas
Hastings' 18 conservation areas protect a diverse range of heritage: the medieval Old Town with its timber-framed buildings and unique net shops, the Regency terraces of the seafront, the Victorian development of St Leonards, and the distinctive fishing quarter of the Stade. Each has its own character — from the intimate alleys of the Old Town to the formal elegance of Burton St Leonards. The council expects proposals to demonstrate understanding of the specific qualities being protected.
Article 4 directions in Hastings
5 Article 4 direction areas
Listed buildings in Hastings
There are 570 listed buildings in Hastings. 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 Hastings's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Hastings received 371 planning applications and decided 333 in the year ending September 2025. The approval rate of 87.4% 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.
Hastings approved 87.4% of applications in the year ending September 2025 with a 94.9% delegation rate. All major applications were decided on time, with householder at an exceptional 99.2%. The council processed 333 decisions from 371 applications, including 123 householder decisions. Housing delivery at 28% triggers the NPPF presumption in favour of sustainable development.
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 Hastings
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Hastings expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Hastings'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 Hastings
Housing Delivery Test 2023 measurement | Source: MHCLG
Hastings delivered 348 homes against a requirement of 1,235 over the three-year measurement period, giving a Housing Delivery Test score of 28%. 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 — Hastings 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 Hastings
A Lawful Development Certificate (LDC) is formal confirmation from Hastings 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.
Hastings decided 123 householder applications in the year ending september 2025. Their 8-week performance of 99.2% 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 Hastings
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Hastings'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
Hastings 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 Hastings.
Pre-application advice in Hastings
Hastings offers a pre-application advice service. The fee for householder pre-app advice is From £50 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?
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Check your PD rights now →Pre-application advice for householder and commercial developments within the Hastings Borough area.
Planning fees and timelines in Hastings
| 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 Hastings and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Hastings
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 Hastings is provided by Hastings Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
Hastings planning department
Your building project checklist for Hastings
- Check if your property is in a conservation area — Hastings has 18 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Hastings has 5 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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