Planning Permission in Medway
Unitary Authority in South East · Last updated April 2026
Medway is a unitary authority in Kent covering the historic Medway Towns of Rochester, Chatham, Gillingham, Strood, and Rainham. The area contains 24 conservation areas, 40 Article 4 directions, and over 650 listed buildings, reflecting its rich naval, military, and ecclesiastical heritage centred on Rochester Cathedral, Chatham Historic Dockyard, and the Medway fortifications.
The Metropolitan Green Belt covers significant portions of Medway's rural hinterland, creating important constraints for development outside the urban area. The Medway Estuary and Marshes are internationally designated habitats requiring ecological considerations for nearby developments.
Medway approved 91.6% of planning applications in the year ending September 2025, with 1,025 decisions from 1,079 applications. Housing delivery at 72% triggers the presumption in favour of sustainable development under the NPPF.
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What can I build in Medway?
| 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 (24), Article 4 zones (40), listed buildings |
| Rear extension (two storey) | Only outside conservation areas and Article 4 zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (24), Article 4 zones (40), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (24), Article 4 zones (40), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners or Green Belt fringe areas | Conservation areas, listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Medway | 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 Medway (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Medway's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Medway
Medway's permitted development framework is shaped by 24 conservation areas, 40 Article 4 directions, and significant Green Belt coverage. The Article 4 directions primarily protect the character of residential areas from HMO conversions and other changes of use. In the Green Belt, extensions must not be disproportionate to the original building. The Medway Estuary marshlands add ecological constraints. Properties in the urban conservation areas of Rochester and Chatham face heritage-related restrictions on alterations and extensions.
What Medway expects from your project
Local design guidance
Medway Housing Design Standards
Adopted 2011Local Plan: Medway Local Plan
Medway Council submitted a new Local Plan to the Planning Inspectorate for examination in 2022. The plan provides for around 29,000 new homes including major development on the Hoo Peninsula. The examination is ongoing, with the inspector having raised significant concerns about the housing strategy that Medway is working to address.
Emerging / replacement plan
The Medway Local Plan is currently under examination by the Planning Inspectorate. Adoption is expected in 2025–2026 subject to the examination concluding and modifications being agreed. The existing development plan comprises saved policies from the Medway Local Plan 2003.
24 conservation areas
Medway 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.
40 Article 4 directions
Medway has applied Article 4 directions to 40 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
91.6% approval rate
Medway approves 91.6% 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 Medway
24 designated conservation areas
Medway's 24 conservation areas cover a diverse range of settings: the medieval and Georgian streets of Rochester around the Cathedral and Castle, the historic Chatham Dockyard, Victorian residential areas in Gillingham, and rural villages in the Hoo Peninsula. Rochester's conservation area is particularly significant, protecting one of England's most intact medieval high streets. The council expects proposals to respect the specific heritage character of each area.
Article 4 directions in Medway
40 Article 4 direction areas
Listed buildings in Medway
There are 653 listed buildings in Medway. 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 Medway's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Medway received 1,079 planning applications and decided 1,025 in the year ending September 2025. The approval rate of 91.6% 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.
Medway approved 91.6% of applications in the year ending September 2025 with a 97.3% delegation rate. All major applications were decided on time, with householder applications at 97.7%. The council processed 1,025 decisions from 1,079 applications, including 561 householder decisions. Housing delivery at 72% 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 Medway
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Medway expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Medway'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 Medway
Housing Delivery Test 2023 measurement | Source: MHCLG
Medway delivered 3,157 homes against a requirement of 4,371 over the three-year measurement period, giving a Housing Delivery Test score of 72%. 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 — Medway 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 Medway
A Lawful Development Certificate (LDC) is formal confirmation from Medway 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.
Medway decided 561 householder applications in the year ending september 2025. Their 8-week performance of 97.7% 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 Medway
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Medway'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
Medway 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 Medway.
Pre-application advice in Medway
Medway offers a pre-application advice service. The fee for householder pre-app advice is From £65 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 service for householder and commercial developments across the Medway area.
Planning fees and timelines in Medway
| 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 Medway and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Medway
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 Medway is provided by Medway Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
Medway planning department
Your building project checklist for Medway
- Check if your property is in a conservation area — Medway has 24 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Medway has 40 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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