Planning Permission in Havering
London Borough in London · Last updated April 2026
Havering is outer London's largest borough by area, spanning from the historic market town of Romford in the west to the semi-rural villages of Cranham and North Ockendon in the east, and from the Thames-side communities of Rainham in the south to suburban Hornchurch and the distinctive planned suburb of Gidea Park. With over 50% of its area designated as Green Belt — one of the highest proportions of any London borough — Havering has a distinctly suburban and semi-rural character that sets it apart from inner London. The housing stock is predominantly interwar and post-war suburban semis and detached houses, with significant 1911 Exhibition housing in Gidea Park.
Planning in Havering is governed by the adopted Local Plan 2016-2031 (adopted November 2021). A review is underway but remains at an early stage. The borough has 11 conservation areas, 3 Article 4 directions, and 145 listed buildings. The Elizabeth Line (Crossrail) now serves Romford, driving significant regeneration interest. Major projects include the Romford Town Centre Masterplan (SPD adopted March 2025), Beam Park (3,000 new homes in Rainham), and the London Riverside Opportunity Area with over 5,000 homes planned. With an HDT score of just 61%, the NPPF presumption in favour of sustainable development (tilted balance) currently applies in Havering.
Havering's planning approval rate of 70.6% — significantly below the national average of 86.9% — makes it one of London's stricter planning authorities. Whether you're extending a suburban semi in Hornchurch, altering a characterful property in Gidea Park, or building in the Green Belt fringe, understanding the specific planning constraints is essential. The council's Residential Extensions and Alterations SPD (2011) provides detailed design guidance for homeowners.
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What can I build in Havering?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Havering outside protected zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (11), Article 4 zones (3), listed buildings |
| Rear extension (two storey) | Most of Havering outside protected zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (11), Article 4 zones (3), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (11), Article 4 zones (3), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (Borough-wide HMO (Brooklands, Romford Town, Heaton, Gooshays), Borough-wide HMO (all other wards)) | Conservation areas (e.g. Gidea Park, Cranham, Havering-atte-Bower), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Havering | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Havering outside protected 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 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 Havering (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Havering's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Havering
Permitted development rights in Havering are shaped by two major constraints: Green Belt (covering over 50% of the borough) and conservation areas (11 designations). In the Green Belt, extensions must not result in disproportionate additions to the original building — a test that goes beyond standard PD size limits. In conservation areas, many works that would normally be PD require planning permission. The Gidea Park Conservation Area has a specific Article 4 direction (confirmed June 2016) that removes PD rights for alterations to windows, doors, driveways, walls, and gates — reflecting the area's significance as a 1911 planned garden suburb. A borough-wide Article 4 direction for HMO conversions (since July 2016) means planning permission is needed for dwelling-to-HMO conversions across the entire borough. The council's Residential Extensions and Alterations SPD (2011) provides detailed design guidance for all householder proposals.
What Havering expects from your project
Havering's primary design guidance for homeowners is the Residential Extensions and Alterations SPD (2011), which provides comprehensive guidance on sympathetic design, streetscape, and protecting neighbours' living conditions. Additional SPDs include the Heritage SPD (2011), the Emerson Park Policy Area SPD (2009) for this distinctive residential area, and the Hall Lane Policy Area SPD (2009). The major new Romford Town Centre Masterplan SPD (2025) guides development in and around the town centre. Pre-application advice for householder proposals costs £132 inc VAT (telephone) or £219 inc VAT (written, 20 working days). Telephone advice is not available for properties in conservation areas, Green Belt, or listed buildings — written advice is required for these more sensitive locations.
Local design guidance
Residential Design SPD (incorporated into Local Plan)
Local Plan: Havering Local Plan
The Havering Local Plan was adopted in April 2021. It provides policies for the easternmost London borough, with major growth proposed at Romford and Rainham/Beam Park. The plan addresses housing growth targets under the London Plan. The London Plan (2021) also applies.
Emerging / replacement plan
Havering is preparing a new Local Plan review with consultation expected in 2025-2026.
70.6% approval rate
Havering's planning approval rate is below the national average of 86.9%. If your project needs planning permission, consider pre-application advice before submitting — it significantly reduces refusal risk.
Conservation areas in Havering
11 designated conservation areas
Havering has 11 conservation areas protecting the borough's most distinctive and historically significant areas. Gidea Park is perhaps the most notable — a planned residential suburb featuring the 1911 Exhibition housing designed by leading architects of the day, with an Article 4 direction protecting its original features. RAF Hornchurch (designated 1989) commemorates the famous WWII fighter station. Havering-atte-Bower retains a historic village character on elevated ground in the north. Romford and Rainham cover the historic cores of these town centres. North Ockendon (designated 1990) is one of Greater London's most rural settlements. The borough also contains 145 listed buildings — 6 Grade I, 15 Grade II*, and 124 Grade II. Conservation Area Appraisals for Romford, Rainham, and Gidea Park were consulted on in May/June 2025.
Article 4 directions in Havering
3 Article 4 direction areas
Listed buildings in Havering
There are 145 listed buildings in Havering. 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 Havering's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Havering received 1,606 planning applications and decided 1,502 in the year ending September 2025. The approval rate of 70.6% 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.
Havering's planning approval rate of 70.6% is one of the lowest in London and significantly below the national average of 86.9%. The council processed 1,502 planning decisions in the year to September 2025, including 1,008 householder applications — one of the highest householder volumes in London. Despite the low approval rate, on-time performance is strong: 97.6% for householder applications (above the 93% national average). With a Housing Delivery Test score of just 61% (2,487 homes delivered against a 4,094 requirement), Havering is subject to the NPPF presumption in favour of sustainable development (tilted balance), which may assist applicants for new housing development. The council's delegation rate of 99.5% means virtually all applications are officer-decided.
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 Havering
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Havering expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Havering'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 Havering
Housing Delivery Test 2023 measurement | Source: MHCLG
Havering delivered 2,487 homes against a requirement of 4,094 over the three-year measurement period, giving a Housing Delivery Test score of 61%. 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 — Havering 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 Havering
A Lawful Development Certificate (LDC) is formal confirmation from Havering 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.
Havering decided 1,008 householder applications in the year ending september 2025. Their 8-week performance of 97.6% 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 Havering
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Havering'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
Havering 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 Havering.
Pre-application advice in Havering
Havering offers a pre-application advice service. The fee for householder pre-app advice is £132 inc VAT (telephone advice); £219 inc VAT (written advice, 20 working days). You can typically expect a response within Written advice within 20 working days.
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 →Telephone advice (£132 inc VAT) is NOT available for properties in conservation areas, Green Belt, or listed buildings — written advice (£219 inc VAT) is required for these. No free duty planner service. All applications must be made online. Fees are non-refundable.
Planning fees and timelines in Havering
| 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 Havering and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Havering
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 Havering is provided by Havering Building Control. You can use the council's building control service or a private Registered Building Control Approver. Note: the council has acknowledged substantial delays due to staff shortages, so applicants may wish to consider alternative providers. To speak to an inspector, call between 9am-10am Monday to Friday. 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. Services include Full Plans, Building Notices, Regularisation, and Demolition Notices.
Havering planning department
Your building project checklist for Havering
- Check if your property is in a conservation area — Havering has 11 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Havering has 3 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.
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