Planning Permission in Runnymede
Non-Metropolitan District in South East · Last updated April 2026
Runnymede borough lies along the Thames in north-west Surrey, including the towns of Addlestone, Chertsey, and Egham. The borough is famous as the site of the sealing of Magna Carta in 1215. With good transport links via the M25 and rail to London, the borough combines suburban character with significant Green Belt countryside along the Thames valley and surrounding areas.
With 8 conservation areas, Green Belt covering much of the borough, and 306 listed buildings, Runnymede's planning environment reflects its mix of suburban and rural character. The council approved 80.7% of applications in the year ending September 2025.
This guide covers permitted development rights, planning fees, and the application process for homeowners across Runnymede — from riverside properties to suburban homes and Green Belt countryside.
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What can I build in Runnymede?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Runnymede outside protected zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (8), listed buildings |
| Rear extension (two storey) | Most of Runnymede outside protected zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (8), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (8), 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 Runnymede | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Most of Runnymede outside protected 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 Runnymede (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Runnymede's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Runnymede
Runnymede's planning is significantly shaped by Green Belt, which covers much of the borough outside the main urban areas. Extensions in the Green Belt must not be disproportionate to the original dwelling. The 8 conservation areas add restrictions in Chertsey, Egham, and Virginia Water. Flood risk along the Thames is also a planning consideration. In urban Addlestone and the residential areas, standard PD rights generally apply.
What Runnymede expects from your project
Local design guidance
Design SPD
Local Plan: Runnymede 2030 Local Plan
Runnymede Borough adopted its Local Plan 2030 in July 2020. The borough is heavily constrained by Metropolitan Green Belt. The plan provides for around 4,800 new homes concentrated in the major settlements of Addlestone, Chertsey and Egham, with complex policies managing the borough's proximity to Heathrow and London.
Emerging / replacement plan
Runnymede is preparing a new Local Plan. A Regulation 18 consultation ran in 2022–2023, with a Regulation 19 Pre-Submission plan anticipated in 2025–2026.
Conservation areas in Runnymede
8 designated conservation areas
Runnymede's 8 conservation areas include Chertsey's historic abbey precinct and town centre, Egham's Victorian High Street, and the Virginia Water lakeside area. With 306 listed buildings — including historic churches, manor houses, and the Magna Carta memorial — the council protects the borough's heritage character. The Thames-side landscape adds to the sensitivity of development proposals in riverside areas.
Article 4 directions in Runnymede
1 Article 4 direction area
Listed buildings in Runnymede
There are 306 listed buildings in Runnymede. 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 Runnymede's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Runnymede received 704 planning applications and decided 730 in the year ending September 2025. The approval rate of 80.7% 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.
Runnymede processed planning decisions with an 80.7% approval rate in the year ending September 2025. The below-average rate reflects Green Belt constraints and flood risk considerations. Pre-application advice is recommended, particularly for Green Belt and riverside properties.
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 Runnymede
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Runnymede expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Runnymede'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 Runnymede
Housing Delivery Test 2023 measurement | Source: MHCLG
Runnymede delivered 1,546 homes against a requirement of 1,361 over the three-year measurement period, giving a Housing Delivery Test score of 114%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Runnymede are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Runnymede
A Lawful Development Certificate (LDC) is formal confirmation from Runnymede 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.
Runnymede decided 411 householder applications in the year ending september 2025. Their 8-week performance of 95.9% 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 Runnymede
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Runnymede'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
Runnymede 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 Runnymede.
Pre-application advice in Runnymede
Runnymede 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 →Runnymede offers pre-application advice for householder and larger proposals. Green Belt properties should seek advice before submitting.
Planning fees and timelines in Runnymede
| 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 Runnymede and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Runnymede
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 Runnymede is provided by Runnymede Borough Council. You can also use a private approved inspector instead of the council's service.
Building control contact
Runnymede planning department
Your building project checklist for Runnymede
- Check if your property is in a conservation area — Runnymede has 8 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Runnymede 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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