Planning Permission in Mole Valley
Non-Metropolitan District in South East · Last updated April 2026
Mole Valley sits in the heart of the Surrey Hills, stretching from Leatherhead and Ashtead in the north through Dorking to the Weald in the south. The district includes Box Hill, Ranmore Common, and some of England's most beautiful chalk downland. Approximately 80% of the district is Green Belt, with the Surrey Hills AONB covering a substantial area.
With 37 conservation areas, extensive Green Belt, the Surrey Hills AONB, and 1,013 listed buildings, Mole Valley is one of Surrey's most constrained planning environments. The council approved just 74.9% of applications in the year ending September 2025 — one of the lowest rates in England.
Whether you are extending a property in Dorking, converting outbuildings in the countryside, or renovating in one of the picturesque villages, understanding the local constraints is critical. This guide covers PD rights, fees, and how to navigate Mole Valley's planning process.
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What can I build in Mole Valley?
| 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 (37), 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 (37), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (37), 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 Mole Valley | 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 Mole Valley (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Mole Valley's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Mole Valley
Mole Valley's planning context is dominated by Green Belt (approximately 80% coverage) and the Surrey Hills AONB. Both designations significantly restrict permitted development — AONB properties have reduced volume allowances, and Green Belt properties must not have disproportionate extensions. The 37 conservation areas add further restrictions in Dorking, Leatherhead, Bookham, and numerous villages. The council's strict approach is reflected in the 74.9% approval rate, making pre-application advice essential for all but the simplest proposals.
What Mole Valley expects from your project
Local design guidance
Design Guide (Local Plan policies)
Local Plan: Mole Valley Local Plan
Mole Valley's adopted Local Plan dates from 2003 with saved policies still in use. The district is largely constrained by Green Belt, the Surrey Hills AONB, and Metropolitan Open Land, which significantly limits new development opportunities.
Emerging / replacement plan
Mole Valley is preparing a new Local Plan. Following a Regulation 18 consultation in 2019, progress stalled; the council is preparing a revised approach to meet national housing requirements, with a Regulation 19 consultation anticipated in 2025.
37 conservation areas
Mole Valley 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.
74.9% approval rate
Mole Valley'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 Mole Valley
37 designated conservation areas
Mole Valley's 37 conservation areas include Dorking's historic High Street and surrounding areas, Leatherhead town centre, and a network of Surrey Hills villages including Brockham, Westcott, and Friday Street. With 1,013 listed buildings, the heritage landscape is rich — Polesden Lacey (National Trust), the medieval Dorking mill, and numerous historic farmhouses define the character. The council carefully assesses proposals affecting conservation area character and listed building settings.
Article 4 directions in Mole Valley
1 Article 4 direction area
Listed buildings in Mole Valley
There are 1,013 listed buildings in Mole Valley. 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 Mole Valley's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Mole Valley received 1,147 planning applications and decided 981 in the year ending September 2025. The approval rate of 74.9% 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.
Mole Valley processed planning decisions with a 74.9% approval rate in the year ending September 2025 — one of the lowest in England. This reflects the strict application of Green Belt and AONB policies across approximately 80% of the district. The council scrutinises proposals carefully, particularly regarding proportionality in the Green Belt. Pre-application advice is essential to avoid costly refusals.
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 Mole Valley
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Mole Valley expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Mole Valley'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 Mole Valley
Housing Delivery Test 2023 measurement | Source: MHCLG
Mole Valley delivered 709 homes against a requirement of 903 over the three-year measurement period, giving a Housing Delivery Test score of 78%. This is below the 85% threshold, which means Mole Valley must apply a 20% buffer when calculating its five-year housing land supply. This makes it harder for the council to demonstrate it has enough land allocated for housing, and if it cannot, planning policy carries less weight and the balance shifts in favour of granting permission. For homeowners, this can mean a more favourable climate for planning applications that involve new dwellings, such as building in your garden or converting outbuildings.
Lawful Development Certificates in Mole Valley
A Lawful Development Certificate (LDC) is formal confirmation from Mole Valley 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.
Mole Valley decided 607 householder applications in the year ending september 2025. Their 8-week performance of 82.7% 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 Mole Valley
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Mole Valley'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
Mole Valley 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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£49Mole Valley Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Mole Valley.
Pre-application advice in Mole Valley
Mole Valley offers a pre-application advice service. The fee for householder pre-app advice is From £150 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?
Check in 2 minutes with our free tool — no sign-up needed.
Check your PD rights now →Mole Valley offers pre-application advice for all types of development. With a 74.9% approval rate, pre-app advice is essential before submitting.
Planning fees and timelines in Mole Valley
| 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 Mole Valley and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Mole Valley
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 Mole Valley is provided by Mole Valley District Council. You can also use a private approved inspector instead of the council's service.
Building control contact
Mole Valley planning department
Your building project checklist for Mole Valley
- Check if your property is in a conservation area — Mole Valley has 37 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Mole Valley has 1 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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