Planning Permission in Reigate and Banstead
Non-Metropolitan District in South East · Last updated April 2026
Reigate and Banstead stretches from the North Downs ridge through the Surrey Hills to the urban areas of Redhill, Banstead, and Horley near Gatwick Airport. The borough combines affluent suburbs and historic market towns with significant Green Belt and AONB countryside. Reigate's castle grounds and Georgian High Street, and Banstead's village character, contrast with Redhill's more urban centre.
With 21 conservation areas, Green Belt covering much of the borough, the Surrey Hills AONB, and 456 listed buildings, the planning environment balances growth with countryside protection. The council approved 87.1% of applications in the year ending September 2025.
This guide covers permitted development rights, planning fees, and the application process for homeowners across Reigate and Banstead — from Victorian properties in Reigate to modern homes near Gatwick and Green Belt countryside properties.
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What can I build in Reigate and Banstead?
| 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 (21), 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 (21), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (21), 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 Reigate and Banstead | 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 Reigate and Banstead (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Reigate and Banstead's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Reigate and Banstead
Reigate and Banstead's planning context is shaped by Green Belt covering much of the borough, particularly the North Downs ridge and surrounding areas. The Surrey Hills AONB covers the northern portion, where PD rights are reduced. The 21 conservation areas restrict development in Reigate town centre, Banstead village, and surrounding areas. In the urban centres of Redhill and Horley, standard PD rights generally apply. Green Belt properties must ensure extensions are not disproportionate.
What Reigate and Banstead expects from your project
Local design guidance
Local Distinctiveness Design Guide SPD
Local Plan: Reigate & Banstead Development Management Plan
Reigate & Banstead's strategic policies are set out in the Core Strategy (adopted 2014), supplemented by the Development Management Plan adopted in November 2019. Together these provide the full development plan for the borough, which is heavily constrained by the Green Belt and Surrey Hills AONB.
Emerging / replacement plan
Reigate & Banstead is preparing a new Local Plan. Following a Regulation 18 consultation in 2021, the council is working toward a Regulation 19 Pre-Submission plan expected in 2025–2026.
21 conservation areas
Reigate and Banstead 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 Reigate and Banstead
21 designated conservation areas
The 21 conservation areas include Reigate town centre (with its castle grounds, High Street, and Georgian architecture), Banstead village, Chipstead, and Kingswood. With 456 listed buildings, including Reigate Priory and numerous historic houses along the North Downs, the council protects the distinctive character of the borough's most sensitive areas. The conservation areas vary from compact village centres to extended residential areas with mature tree cover.
Article 4 directions in Reigate and Banstead
1 Article 4 direction area
Listed buildings in Reigate and Banstead
There are 456 listed buildings in Reigate and Banstead. 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 Reigate and Banstead's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Reigate and Banstead received 1,051 planning applications and decided 997 in the year ending September 2025. The approval rate of 87.1% 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.
Reigate and Banstead processed planning decisions with an 87.1% approval rate in the year ending September 2025. The rate reflects the balance between Green Belt and AONB constraints in the north and more straightforward urban planning in Redhill and Horley. Well-prepared applications that respect the local context generally succeed.
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 Reigate and Banstead
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Reigate and Banstead expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Reigate and Banstead'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 Reigate and Banstead
Housing Delivery Test 2023 measurement | Source: MHCLG
Reigate and Banstead delivered 2,234 homes against a requirement of 1,232 over the three-year measurement period, giving a Housing Delivery Test score of 181%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Reigate and Banstead are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Reigate and Banstead
A Lawful Development Certificate (LDC) is formal confirmation from Reigate and Banstead 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.
Reigate and Banstead decided 662 householder applications in the year ending september 2025. Their 8-week performance of 93.5% 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 Reigate and Banstead
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Reigate and Banstead'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
Reigate and Banstead 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
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£49Reigate and Banstead Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Reigate and Banstead.
Pre-application advice in Reigate and Banstead
Reigate and Banstead 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?
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Check your PD rights now →Reigate and Banstead offers pre-application advice for all types of development. A written response covers likely planning issues and relevant constraints.
Planning fees and timelines in Reigate and Banstead
| 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 Reigate and Banstead and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Reigate and Banstead
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 Reigate and Banstead is provided by Reigate and Banstead Borough Council. You can also use a private approved inspector instead of the council's service.
Building control contact
Reigate and Banstead planning department
Your building project checklist for Reigate and Banstead
- Check if your property is in a conservation area — Reigate and Banstead has 21 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Reigate and Banstead 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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