Planning Permission in Shropshire
Unitary Authority in West Midlands · Last updated April 2026
Shropshire is one of England's largest unitary authorities, administered by Shropshire Council. The county has an extraordinary 122 conservation areas, 6,916 listed buildings — one of the highest totals in England — and the Shropshire Hills AONB (National Landscape) covers 23% of the county. Shrewsbury, the county town, sits in a dramatic loop of the River Severn and has over 660 listed buildings within its medieval street plan.
The Shropshire Local Plan 2016-2038 was adopted in September 2022, replacing the Core Strategy and SAMDev Plan. It allocates approximately 30,800 new homes with growth focused on Shrewsbury (25%), the market towns, and key centres. The Ironbridge Gorge — a UNESCO World Heritage Site — is one of 6 World Heritage Sites in England and is the birthplace of the Industrial Revolution. The Iron Bridge itself (1779) is the world's first cast iron bridge.
Shropshire has over 50 made neighbourhood plans — one of the highest counts nationally. The county's heritage includes Ludlow (often called England's finest market town, with over 500 listed buildings), the medieval planned town of Bishop's Castle, and the border castles of Stokesay (Grade I, finest fortified medieval manor in England), Acton Burnell, and Clun. Pre-application advice costs £150 for householder proposals.
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What can I build in Shropshire?
| 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 (122), 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 (122), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (122), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners | Conservation areas (e.g. Belle Vue, Harlescott, Meole Brace), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Shropshire 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 Shropshire (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Shropshire's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Shropshire
Permitted development rights in Shropshire are significantly shaped by 122 conservation areas (one of the highest counts in England), the Shropshire Hills AONB (covering 23% of the county), Green Belt in north-east Shropshire, and the Ironbridge Gorge World Heritage Site. Properties within conservation areas face restrictions on demolition, cladding, extensions, and external alterations. Development within the WHS requires assessment of impact on Outstanding Universal Value. The 6,916 listed buildings always require listed building consent. In the AONB, great weight must be given to conserving landscape beauty.
What Shropshire expects from your project
Design in Shropshire must respond to exceptionally varied character areas — from the medieval streets of Shrewsbury and Ludlow to the timber-framed market towns of the north (Ellesmere, Whitchurch, Market Drayton) and the stone-built settlements of the Shropshire Hills. The adopted Local Plan (2022) includes comprehensive design policies. The Ironbridge Gorge WHS has specific design guidance to protect the Outstanding Universal Value. The Shropshire Hills AONB Management Plan provides landscape-led design guidance. New development at Shrewsbury's SUEs must integrate with the town's exceptional historic setting.
Local Plan: Shropshire Local Plan
Shropshire's Local Plan was adopted in September 2023, replacing the Shropshire Core Strategy (2011) and Site Allocations and Management of Development (SAMDev) DPD (2015). It covers the whole county area excluding Telford & Wrekin (a separate unitary authority).
122 conservation areas
Shropshire 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.
12 Article 4 directions
Shropshire has applied Article 4 directions to 12 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
Conservation areas in Shropshire
122 designated conservation areas
Shropshire's 122 conservation areas represent one of the richest heritage landscapes in England. Shrewsbury has over 660 listed buildings within its medieval street plan, anchored by the Abbey (founded 1083), the Castle (now housing the Shropshire Regimental Museum), and the medieval streets of the town loop. Ludlow's conservation area contains over 500 listed buildings, the Castle (Grade I), and St Laurence's Church (Grade I, largest parish church in Shropshire). The Ironbridge Gorge WHS encompasses 10 conservation areas along the Severn. Stokesay Castle (Grade I, c.1280) is the finest fortified medieval manor house in England. Much Wenlock — birthplace of the modern Olympic movement — has extensive heritage.
Article 4 directions in Shropshire
12 Article 4 direction areas
Listed buildings in Shropshire
There are 6,916 listed buildings in Shropshire. 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 Shropshire's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Shropshire received 2,204 planning applications and decided 2,090 in the year ending September 2025. The approval rate of 87.6% 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.
Shropshire Council processes a large caseload with the county's rural character and extraordinary heritage concentration (6,916 listed buildings, 122 CAs) featuring prominently. The adopted Local Plan (2016-2038) allocates approximately 30,800 new homes. Over 50 neighbourhood plans have been adopted. The Shropshire Hills AONB (National Landscape) covers 23% of the county, and the Ironbridge Gorge WHS adds a further layer of protection. Pre-application advice costs £150 for householder proposals, with specialist heritage and landscape advice available.
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 Shropshire
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Shropshire expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Shropshire'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 Shropshire
Housing Delivery Test 2023 measurement | Source: MHCLG
Shropshire delivered 4,427 homes against a requirement of 3,109 over the three-year measurement period, giving a Housing Delivery Test score of 142%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Shropshire are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Shropshire
A Lawful Development Certificate (LDC) is formal confirmation from Shropshire 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.
Shropshire decided 987 householder applications in the year ending september 2025. Their 8-week performance of 96.1% 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 Shropshire
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Shropshire'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
Shropshire 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 Shropshire.
Pre-application advice in Shropshire
Shropshire offers a pre-application advice service. The fee for householder pre-app advice is £150.
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 →Householder pre-application advice £150 inc. VAT. Minor development £375. Major development from £750. Heritage advice available. Written response within 28 working days.
Planning fees and timelines in Shropshire
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder Planning Permission | £528 | Single dwelling alterations and extensions (from April 2025) |
| Lawful Development Certificate (Proposed) | £264 | Confirm whether proposed work is permitted development |
| Lawful Development Certificate (Existing) | £298 | Confirm existing use or development is lawful |
| Listed Building Consent | Free | Required for works affecting character of any of the 6,916 listed buildings |
| Prior Approval | £120 | Larger home extensions and certain change of use |
| Discharge of Conditions | £145 | Per request to discharge planning conditions |
| Non-Material Amendment | £44 | Minor changes to approved plans |
| Full Planning Permission (new dwelling) | £610 per dwelling | New dwellings up to 50 units (from April 2025) |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Shropshire and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Shropshire
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 Shropshire is provided by Shropshire Council (in-house, LABC member). In-house building control covering all of Shropshire (excluding Telford & Wrekin). You can also use a private approved inspector instead of the council's service.
Building control contact
Shropshire planning department
Your building project checklist for Shropshire
- Check if your property is in a conservation area — Shropshire has 122 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Shropshire has 12 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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