Planning Permission in Somerset
Unitary Authority in South West · Last updated April 2026
Somerset is a large unitary authority formed in 2023, combining the former county and district councils of Mendip, Sedgemoor, South Somerset, and Somerset West and Taunton. With 179 conservation areas, Green Belt, and 11,220 listed buildings, it is one of England's most heritage-rich authorities — from the medieval wool towns to the Somerset Levels.
The council handles nearly 3,850 applications annually with a 91.1% approval rate. Somerset's planning landscape encompasses the county town of Taunton, the historic towns of Glastonbury, Wells, Frome, and Yeovil, and hundreds of villages in one of England's most rural counties.
Homeowners should consult the local plan for their area. The density of conservation areas and listed buildings means checking designations is essential.
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What can I build in Somerset?
| 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 (179), 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 (179), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (179), 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 Somerset | 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 Somerset (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Somerset's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Somerset
Somerset has 179 conservation areas and Green Belt (around Bath's fringes) but no Article 4 directions, meaning standard PD rights apply outside these designations. The 11,220 listed buildings — one of the highest counts in England — mean many properties require listed building consent. Parts of the authority border Exmoor National Park. The Quantock Hills and Blackdown Hills AONBs cover significant areas. Outside designated areas, most properties have full PD rights.
What Somerset expects from your project
Local design guidance
Bath Design Guide (SPG)
Local Plan: Somerset Local Plan
Somerset Council was created in April 2023, merging Mendip, Sedgemoor, Somerset West and Taunton, and South Somerset districts with the county council. Legacy plans from the four former districts remain as saved policies in the interim. The area excludes Exmoor National Park.
Emerging / replacement plan
Somerset is preparing a new single Local Plan. A Call for Sites and early engagement ran in 2023-2024. Issues and Options consultation is expected in 2025, with adoption targeted around 2027-2028.
179 conservation areas
Somerset 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.
31 Article 4 directions
Somerset has applied Article 4 directions to 31 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
91.1% approval rate
Somerset approves 91.1% of planning applications, above the national average of 86.9%. Well-designed residential applications in this area tend to have a good chance of success.
Conservation areas in Somerset
179 designated conservation areas
The 179 conservation areas protect Somerset's extraordinarily rich built heritage — from the medieval cathedral city of Wells and the abbey town of Glastonbury to the Georgian elegance of Frome, the market towns of Taunton, Bridgwater, and Yeovil, and hundreds of rural villages. Somerset's building traditions include local stone (Ham Hill stone, Blue Lias, Doulting stone), cob, and thatch. Properties in conservation areas face standard restrictions on extensions and external alterations.
Article 4 directions in Somerset
31 Article 4 direction areas
Listed buildings in Somerset
There are 11,220 listed buildings in Somerset. 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 Somerset's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Somerset received 3,846 planning applications and decided 3,892 in the year ending September 2025. The approval rate of 91.1% 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.
Somerset Council received 3,846 planning applications in the year ending September 2025, with a 91.1% approval rate across 3,892 decisions. The council processed 1,586 householder applications. The approval rate is above the national average despite the extensive heritage constraints, reflecting the council's constructive approach to development.
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 Somerset
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Somerset expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Somerset's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Lawful Development Certificates in Somerset
A Lawful Development Certificate (LDC) is formal confirmation from Somerset 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.
Somerset decided 1,586 householder applications in the year ending september 2025. Their 8-week performance of 94.6% 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 Somerset
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Somerset'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
Somerset 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
Find out instantly whether your project in Somerset needs planning permission.
FROM £39Permitted Development Certificate Report
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£49Somerset Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Somerset.
Pre-application advice in Somerset
Somerset offers a pre-application advice service.
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?
Check in 2 minutes with our free tool — no sign-up needed.
Check your PD rights now →Somerset Council offers a paid pre-application advice service. Householder enquiries from around £120. Apply online.
Planning fees and timelines in Somerset
| 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 Somerset and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Somerset
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 Somerset is provided by Somerset Building Control. You can also use a private approved inspector instead of the council's service.
Building control contact
Somerset Council Building Control or approved private inspectors.
Somerset planning department
Your building project checklist for Somerset
- Check if your property is in a conservation area — Somerset has 179 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Somerset has 31 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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