Planning Permission in North East Derbyshire
Non-Metropolitan District in East Midlands · Last updated April 2026
North East Derbyshire District Council manages planning across a diverse area stretching from the outskirts of Chesterfield and Sheffield to former coalfield communities. The district has 32 conservation areas, 491 listed buildings including 8 at Grade I, and extensive Green Belt land. Notable Grade I buildings include Renishaw Hall, Sutton Scarsdale Hall (a ruined Georgian mansion managed by English Heritage), and six medieval parish churches at Ashover, Wingerworth, Dronfield, North Wingfield, Old Brampton, and Eckington.
The district is experiencing transformative regeneration driven by the £24.1 million Clay Cross Town Deal, which is delivering a new leisure centre, town centre improvements, business units, and a feasibility study for a new train station. The Avenue regeneration site at Wingerworth — one of Europe's largest land remediation projects on the former coking works — is delivering hundreds of new homes with a further 363 planned including 120 affordable units. These projects are breathing new life into former industrial communities while creating sustainable new neighbourhoods.
North East Derbyshire's Housing Delivery Test result of 278% is one of the highest in England, demonstrating exceptional housing delivery. The Local Plan adopted in November 2021 provides a robust policy framework, with a review now underway following Issues and Options consultation in 2025. The district does not charge CIL — infrastructure contributions are secured through Section 106 agreements. Building control is provided through the Derbyshire Building Control Partnership (DBCP), and pre-application advice has been available as a chargeable service since September 2024. Eight made neighbourhood plans provide locally specific policies for communities across the district.
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What can I build in North East Derbyshire?
| 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 (32), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (32), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (32), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners | Conservation areas (e.g. Higham Old Village, Pratt Hall, Amber Mill and Toad Hole), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of North East Derbyshire 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, 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 North East Derbyshire (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on North East Derbyshire's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in North East Derbyshire
Permitted development rights in North East Derbyshire follow the national General Permitted Development Order 2015 (as amended). The district has no Article 4 directions, so standard PD rights apply throughout. However, properties within the 32 conservation areas face standard additional restrictions on cladding, dormers, satellite dishes, and demolition. The extensive Green Belt across the district restricts development outside established settlement boundaries. Heritage assets including the settings of Renishaw Hall and Sutton Scarsdale Hall require careful assessment. Always check your property's restrictions on the online planning register before assuming PD applies.
What North East Derbyshire expects from your project
The North East Derbyshire Local Plan (adopted 2021) sets design policies requiring development to respect local character and context. The district's varied character — from stone-built hilltop villages to Victorian and Edwardian suburbs on the Sheffield fringe — demands context-sensitive design. The exceptional Housing Delivery Test result of 278% and comfortable five-year housing land supply (5.32 years) mean the council is in a strong position to apply design policies. No CIL is charged, but Section 106 contributions are sought for affordable housing, education, open space, and highways. Eight made neighbourhood plans provide locally specific design guidance. Major regeneration sites including Clay Cross and The Avenue are establishing new design benchmarks for sustainable communities. The East Midlands Investment Zone designation at Hartington Staveley provides additional planning support for advanced manufacturing development.
Local Plan: North East Derbyshire Local Plan 2014–2034
North East Derbyshire adopted its Local Plan in February 2022. The district covers the transition between the Peak District edge and the coalfield communities of north Derbyshire, with major housing allocations at Eckington, Clay Cross and Dronfield. The plan includes policies for the management of former pit sites.
Emerging / replacement plan
The North East Derbyshire Local Plan was recently adopted. The council will monitor delivery through annual monitoring reports.
32 conservation areas
North East Derbyshire 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 North East Derbyshire
32 designated conservation areas
North East Derbyshire's conservation areas protect a wide range of historic environments — from the medieval market town cores of Dronfield and Eckington to former industrial villages and country estate settings. The district's 8 Grade I listed buildings span from the medieval Church of St John the Baptist in Dronfield (one of the finest parish churches in Derbyshire) to Renishaw Hall — the Sitwell family seat with its renowned gardens. Sutton Scarsdale Hall, a roofless Georgian mansion, provides a dramatic presence in the landscape managed by English Heritage. Planning applications within conservation areas must demonstrate how proposals preserve or enhance character and appearance. The council's adopted Local Plan (2021) includes strong heritage protection policies requiring heritage impact assessments for developments affecting designated assets.
Article 4 directions in North East Derbyshire
1 Article 4 direction area
Listed buildings in North East Derbyshire
There are 491 listed buildings in North East Derbyshire. 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 North East Derbyshire's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
North East Derbyshire received 612 planning applications and decided 540 in the year ending September 2025. The approval rate of 88.5% 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.
North East Derbyshire processes around 612 planning applications annually, with an overall approval rate of 88.5%. Performance against government targets is strong: 100% of major applications and 92.7% of householder applications are determined within target timeframes. The council's delegation rate of 95.7% indicates efficient decision-making. The Housing Delivery Test result of 278% is one of the highest in England, reflecting 1,834 homes delivered against a requirement of 661 over the three-year measurement period. The 5.32-year housing land supply is above the five-year threshold, providing a robust plan-led framework for decision-making.
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 North East Derbyshire
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what North East Derbyshire expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on North East Derbyshire'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 North East Derbyshire
Housing Delivery Test 2023 measurement | Source: MHCLG
North East Derbyshire delivered 1,834 homes against a requirement of 661 over the three-year measurement period, giving a Housing Delivery Test score of 278%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in North East Derbyshire are assessed on their own merits under standard planning policies.
Lawful Development Certificates in North East Derbyshire
A Lawful Development Certificate (LDC) is formal confirmation from North East Derbyshire 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.
North East Derbyshire decided 301 householder applications in the year ending september 2025. Their 8-week performance of 92.7% 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 North East Derbyshire
You can apply for a Lawful Development Certificate through the Planning Portal or directly through North East Derbyshire'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
North East Derbyshire 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 North East Derbyshire.
Pre-application advice in North East Derbyshire
North East Derbyshire offers a pre-application advice service. The fee for householder pre-app advice is Chargeable service introduced September 2024; fees vary by development category. You can typically expect a response within 6 weeks for householder enquiries.
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 →Planning fees and timelines in North East Derbyshire
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder extension | £528 | 8-week target |
| Loft conversion (PD check) | £274 (LDC) | Confirm if PD applies |
| Change of use | £610 | 8-week target |
| New dwelling | £610 per unit | Up to 50 units; 13-week if major |
| Listed building consent | £0 | Required for any works to listed buildings |
| Prior approval | £120 | Larger home extensions |
| Discharge of conditions | £145 | Per request, per condition |
| Non-material amendment | £44 | Minor changes to approved plans |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by North East Derbyshire and may change. Building regulations fees are separate — see the building control section below.
Building regulations in North East Derbyshire
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 North East Derbyshire is provided by Derbyshire Building Control Partnership (DBCP). You can also use a private approved inspector instead of the council's service.
North East Derbyshire planning department
Your building project checklist for North East Derbyshire
- Check if your property is in a conservation area — North East Derbyshire has 32 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — North East Derbyshire 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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