Planning Permission in Newham
London Borough in London · Last updated April 2026
Newham is an east London borough undergoing one of the most intensive regeneration programmes in the country. Home to the Queen Elizabeth Olympic Park, the Royal Docks Enterprise Zone (London's only Enterprise Zone), and major development sites at Silvertown Quays (7,172 homes), Thameside West (5,000 homes) and Canning Town (10,000 homes), the borough is expecting over 40,000 new homes across multiple sites. With 9 conservation areas, 125 listed buildings (including 4 Grade I) and a borough-wide HMO Article 4 direction, Newham balances ambitious growth targets with heritage protection and neighbourhood character.
The current Local Plan 2018 remains the statutory development plan alongside the London Plan 2021. A new Local Plan (to 2038) was submitted for examination in July 2025. From 1 December 2024, LLDC planning powers transferred to Newham, adding Sugar House Lane and Three Mills conservation areas to the borough's jurisdiction. The LLDC Local Plan 2020-2036 continues to apply in the former LLDC area until Newham's new plan replaces it. London City Airport safeguarding zones and the Epping Forest SAC mitigation zone (from February 2024) add further planning constraints for residential development.
Newham offers free written pre-application advice for householders and a free duty planner service by email. The borough's approval rate of 76.5% is significantly below the national average of 86.9%, and the HDT score of 61% triggers the presumption in favour of sustainable development. Householder planning applications cost £528 from April 2025 and Newham processes most through delegated powers (98.5%). The borough has 22,381 properties at flood risk from the Thames, Lea and Roding, making flood risk assessments a frequent requirement.
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What can I build in Newham?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Newham outside protected zones | Properties near boundaries | Conservation areas (9), Article 4 zones (2), listed buildings |
| Rear extension (two storey) | Most of Newham outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (9), Article 4 zones (2), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (9), Article 4 zones (2), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (HMO — Borough-wide (C3 to C4), Conservation area external alterations — Durham Road, Romford Road, Woodgrange Road) | Conservation areas (e.g. Woodgrange Estate, Forest Gate, Forest Gate Town Centre, Durham Road, Manor Park), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Newham | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Newham 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 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 Newham (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Newham's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Newham
Permitted development rights in Newham follow the national framework but face significant local constraints. A borough-wide Article 4 direction removes permitted change from dwelling (C3) to small HMO (C4), requiring planning permission for all HMO conversions. In three conservation areas — Durham Road, Romford Road and Woodgrange — an additional Article 4 direction removes PD for external alterations including window and door replacement, cladding, satellite dishes and boundary treatments. Properties within London City Airport safeguarding zones may need to be referred to the airport operator for height-related proposals. The Epping Forest SAC mitigation zone (0-6.2km, effective February 2024) requires Habitats Regulations Assessment and SAMMS tariff payments for all new residential development. From April 2025, householder applications cost £528 with LDC (proposed) at £264.
What Newham expects from your project
Newham's design framework includes the Altering and Extending Your Home SPD as the primary householder guide, alongside the Newham Characterisation Study (2024) — a comprehensive borough-wide assessment covering economic performance, urban form and cultural heritage across all neighbourhoods. The Small Sites Intensification Guidance (2024) identifies development opportunities within character areas. The Design Review Panel comprises 35 independent experts reviewing significant proposals. In the former LLDC area, additional design guidance includes the Sugar House Lane and Three Mills conservation area guidelines and LLDC SPDs. The Lea River Park Design Manual sets principles for waterside development along the River Lea corridor.
Local design guidance
Local Plan: Newham Local Plan 2018
The Newham Local Plan 2018 sets out an ambitious vision for the borough, one of the fastest-growing parts of London. It supports major regeneration at Stratford, Canning Town, Custom House and along the Thames waterfront, with a strong focus on affordable housing and mixed-use development.
Emerging / replacement plan
Newham is preparing a new Local Plan in line with the updated London Plan and national policy changes. An Issues and Options stage consultation is anticipated in 2025.
76.5% approval rate
Newham'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 Newham
9 designated conservation areas
Newham has 9 conservation areas following the December 2024 LLDC transfer. The original seven — Woodgrange Estate (1976), Forest Gate Town Centre (1999), Durham Road (1984), Stratford St John's (1984), University Area (1996), 420-440 Romford Road (1993) and East Ham Town Centre — are supplemented by Sugar House Lane and Three Mills from the former LLDC area. The borough has 125 listed buildings including 4 Grade I structures: the House Mill at Three Mills (1776, Britain's largest surviving tidal mill), All Saints West Ham (12th century), St Mary Magdalene East Ham (c.1130) and St Mary the Virgin Little Ilford (12th century). Design guides exist for the Woodgrange Estate (updated 2022) and Durham Road (updated 2021) conservation areas.
Article 4 directions in Newham
2 Article 4 direction areas
Listed buildings in Newham
There are 125 listed buildings in Newham. 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 Newham's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Newham received 1,142 planning applications and decided 1,018 in the year ending September 2025. The approval rate of 76.5% 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.
Newham's 76.5% approval rate is well below the national average of 86.9%, reflecting the borough's approach to managing development quality amid rapid growth. The Housing Delivery Test score of 61% (4,463 homes delivered against 7,336 required) triggers the presumption in favour of sustainable development — meaning the tilted balance applies to all planning decisions. CIL charges apply in two zones (approximately £80/sqm and £40/sqm at adoption, indexed annually), with separate LLDC CIL rates in the former Olympic area. The Royal Docks Enterprise Zone benefits from two Local Development Orders simplifying planning for business uses. Major pipeline projects include Silvertown Quays (7,172 homes, revised masterplan December 2025), Thameside West (5,000 homes, Foster + Partners masterplan), Beckton Gasworks (2,900 homes) and the Carpenters Estate (2,000 homes plus 314 refurbished).
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.
Housing delivery in Newham
Housing Delivery Test 2023 measurement | Source: MHCLG
Newham delivered 4,463 homes against a requirement of 7,336 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 — Newham 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 Newham
A Lawful Development Certificate (LDC) is formal confirmation from Newham 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.
Newham decided 410 householder applications in the year ending september 2025. Their 8-week performance of 92% 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 Newham
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Newham'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
Newham 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 Newham.
Pre-application advice in Newham
Free pre-application advice — Newham is one of the few councils to offer householder pre-app advice at no charge. Take advantage of this before submitting your planning application. You can typically expect a response within Not publicly stated; PPAs available for major applications.
Pre-app advice is especially 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 →Planning fees and timelines in Newham
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | Single dwelling (April 2025) |
| LDC — proposed | £264 | 50% of householder fee |
| LDC — existing | £298 | Lawful not to comply with condition |
| Listed building consent | £0 | No fee |
| Prior approval (no building ops) | £120 | Increased from £120 (April 2025) |
| Discharge of conditions (householder) | £145 | Doubled from £43 (April 2025) |
| Non-material amendment (householder) | £44 | April 2025 fee |
| Pre-application (householder) | Free | Free written householder advice |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Newham and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Newham
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 Newham is provided by Newham Building Control. You can also use a private approved inspector instead of the council's service.
Newham planning department
Your building project checklist for Newham
- Check if your property is in a conservation area — Newham has 9 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Newham 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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