Planning Permission in Hinckley and Bosworth
Non-Metropolitan District in East Midlands · Last updated April 2026
Hinckley and Bosworth is a borough in south-west Leicestershire, stretching from the market towns of Hinckley and Market Bosworth to the rural parishes around Twycross and Stoke Golding. The borough is notable for its connections to the Battle of Bosworth (1485) and its rich heritage, with 28 conservation areas and numerous listed buildings, including the Grade I Church of St James in Twycross, which houses the oldest stained glass in England.
Two major Sustainable Urban Extensions at Earl Shilton (1,500 homes) and Barwell (2,500 homes) represent the borough's largest strategic housing commitments. The council is also consulting on a proposed Article 4 direction for Hinckley town centre to manage HMO concentrations. If you are planning works to your property, pre-application advice is available from just £101 for householder proposals, with a 28-day response target.
The council determines around 510 planning applications per year with a strong approval rate. Eight parishes have adopted neighbourhood plans, which carry full weight in planning decisions. Building regulations are handled by the Leicestershire Building Control Partnership (LBCP), a shared service across six authorities. Use our free planning search tool to check the planning history and constraints for any property in the borough.
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What can I build in Hinckley and Bosworth?
| 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 (28), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m | Conservation areas (28), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (28), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners | Conservation areas (e.g. Ashby-de-la-Zouch Canal, Cadeby, Hinckley - Druid Street), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Hinckley and Bosworth 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 |
| 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 Hinckley and Bosworth (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Hinckley and Bosworth's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Hinckley and Bosworth
Standard permitted development rights apply to most residential properties in Hinckley and Bosworth, allowing extensions, loft conversions, and outbuildings without full planning permission. The borough currently has no Article 4 directions in force, though a proposed HMO Article 4 direction for Hinckley town centre is in consultation (February-March 2026). Properties in any of the 28 conservation areas face additional restrictions on cladding, satellite dishes, and demolition. Eight neighbourhood plans may also contain local design policies that affect permitted development in specific parishes.
What Hinckley and Bosworth expects from your project
Design expectations in Hinckley and Bosworth are guided by the adopted Local Plan and the Earl Shilton and Barwell Area Action Plan. The two Sustainable Urban Extensions — Earl Shilton (1,500 homes) and Barwell (2,500 homes) — are setting design standards for larger-scale development in the borough. In the rural parishes, new development is expected to use materials and forms that respect local character, including the red brick and slate that typifies many Leicestershire villages. The Battlefield Trail area around Dadlington and Stoke Golding has particular landscape sensitivity. Householder applications should demonstrate high-quality design with materials that match or complement the existing dwelling.
Local Plan: Hinckley & Bosworth Local Plan 2006–2026
Hinckley & Bosworth Borough Council adopted its Local Plan in December 2009. The district is centred on Hinckley and includes significant logistics and automotive industry employment land linked to the A5/M69 corridor. The Hinckley urban extension and the Market Bosworth rural area form key elements of the spatial strategy.
Emerging / replacement plan
Hinckley & Bosworth 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.
28 conservation areas
Hinckley and Bosworth 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 Hinckley and Bosworth
28 designated conservation areas
Hinckley and Bosworth's 28 conservation areas range from the medieval village cores of Stoke Golding and Market Bosworth to the canal-side settings of the Ashby Canal. Notable designations include three separate areas within Hinckley itself (Town Centre, Druid Street, and Hollycroft) and two sub-areas in Barwell. The borough has several significant Grade I listed buildings, including the Church of St James in Twycross with its 12th-century stained glass from Saint-Denis, and the Church of St Peter in Thornton. Any works to a listed building require listed building consent, which is free to apply for but carries criminal penalties if works proceed without it.
Article 4 directions in Hinckley and Bosworth
2 Article 4 direction areas
Listed buildings in Hinckley and Bosworth
There are 349 listed buildings in Hinckley and Bosworth. 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 Hinckley and Bosworth's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Hinckley and Bosworth received 561 planning applications and decided 470 in the year ending September 2025. The approval rate of 88.9% 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.
Hinckley and Bosworth Borough Council processes planning applications with a strong track record. The council's Housing Delivery Test score of 132% means no additional delivery consequences apply, and standard planning policies carry full weight. The borough has no Green Belt designation, and no Community Infrastructure Levy (CIL) is in place — developer contributions are secured through Section 106 agreements. Pre-application advice is competitively priced at £101 for householder proposals, making it one of the more affordable services in Leicestershire.
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 Hinckley and Bosworth
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Hinckley and Bosworth expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Hinckley and Bosworth'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 Hinckley and Bosworth
Housing Delivery Test 2023 measurement | Source: MHCLG
Hinckley and Bosworth delivered 1,605 homes against a requirement of 1,217 over the three-year measurement period, giving a Housing Delivery Test score of 132%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Hinckley and Bosworth are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Hinckley and Bosworth
A Lawful Development Certificate (LDC) is formal confirmation from Hinckley and Bosworth 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.
Hinckley and Bosworth decided 255 householder applications in the year ending september 2025. Their 8-week performance of 82.4% 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 Hinckley and Bosworth
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Hinckley and Bosworth'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
Hinckley and Bosworth 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 Hinckley and Bosworth needs planning permission.
FROM £39Permitted Development Certificate Report
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£49Hinckley and Bosworth Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Hinckley and Bosworth.
Pre-application advice in Hinckley and Bosworth
Hinckley and Bosworth offers a pre-application advice service. The fee for householder pre-app advice is £101 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 →Written advice within 28 days. Meeting not normally required for householder requests. Major applications have a 42-day target.
Planning fees and timelines in Hinckley and Bosworth
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder application | £528 | Single dwelling alterations/extensions (from April 2025) |
| LDC (proposed) | £264 | Confirm proposed works are lawful |
| LDC (existing) | £298 | Confirm existing works/use is lawful |
| Listed building consent | £0 | No fee for listed building consent applications |
| Prior approval | £120 | Larger home extensions, outbuildings etc. |
| Discharge of conditions | £145 | Per condition, per request |
| Non-material amendment | £44 | Minor change to approved householder scheme |
| Pre-application advice | £101 | Householder proposals; 28-day response target |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Hinckley and Bosworth and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Hinckley and Bosworth
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 Hinckley and Bosworth is provided by Leicestershire Building Control Partnership. Shared service covering Hinckley & Bosworth and five other Leicestershire authorities. Private approved inspectors can also be used. You can also use a private approved inspector instead of the council's service.
Hinckley and Bosworth planning department
Your building project checklist for Hinckley and Bosworth
- Check if your property is in a conservation area — Hinckley and Bosworth has 28 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Hinckley and Bosworth 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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