Planning Permission in Sunderland
Metropolitan District in North East · Last updated April 2026
Sunderland is a city and metropolitan borough in Tyne and Wear with a population of approximately 277,000. The city has a rich heritage spanning from the Anglo-Saxon monastery at St Peter's Church, Monkwearmouth — part of the twin monastery of Wearmouth-Jarrow associated with the Venerable Bede — to its industrial legacy in shipbuilding, coal mining, and glassmaking. Penshaw Monument and Hylton Castle are among the borough's 10 Grade I listed buildings.
Planning in Sunderland is guided by the Core Strategy and Development Plan (CSDP) 2015-2033, adopted on 30 January 2020, alongside the IAMP Area Action Plan (adopted 2017) for the International Advanced Manufacturing Park. An Allocations and Designations Plan is in preparation but not yet adopted — saved policies from the earlier Unitary Development Plan continue to apply alongside the CSDP. The council does not charge CIL; infrastructure contributions are secured through Section 106 agreements.
The borough has 14 conservation areas, 373 listed buildings, and an Article 4 direction covering HMO conversions in five central wards. Riverside Sunderland is one of the UK's most ambitious city centre regeneration projects, aiming to create the country's first carbon-neutral urban quarter with over 1,000 homes and 1 million sq ft of commercial space across 33 hectares of riverside land.
Planning a project in Sunderland? Start here.
Enter your address to check your permitted development rights, conservation area status, and Article 4 restrictions specific to Sunderland.
Free check — no account required
What can I build in Sunderland?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Sunderland outside protected zones | Properties near boundaries or Green Belt fringe areas | Conservation areas (14), Article 4 zones (1), listed buildings |
| Rear extension (two storey) | Most of Sunderland outside protected zones, if within 3m limit | Check distance to boundary ≥7m or Green Belt fringe areas | Conservation areas (14), Article 4 zones (1), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (14), Article 4 zones (1), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas and Article 4 zones | Properties on prominent corners or in Article 4 areas (HMO — Barnes, Hendon, Millfield, St Michael's, St Peter's) | Conservation areas (e.g. Nesham Place, Newbottle Village, Old Sunderland Riverside), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Sunderland | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Most of Sunderland 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 in Article 4 areas or 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 Sunderland (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Sunderland's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Sunderland
Permitted development rights in Sunderland generally follow national rules but are modified in five central wards. An Article 4 direction in force since December 2013 removes the right to convert dwelling houses (C3) to small HMOs (C4) in the Barnes, Hendon, Millfield, St Michael's, and St Peter's wards — planning permission is required for such changes of use. Outside these wards, small HMO conversions remain permitted development. Development within any of Sunderland's 14 conservation areas requires careful consideration of impact on character and appearance. Green Belt policies apply to parts of the south and west of the borough. A Fast Track Planning Service is available for householder and advertisement applications at an additional fee.
What Sunderland expects from your project
Sunderland is undergoing major transformation. Riverside Sunderland spans 33 hectares on both banks of the Wear and aims to become the UK's first carbon-neutral urban quarter, with over £600 million committed. The Sunderland Strategic Transport Corridor (SSTC) is creating a continuous dual carriageway from the A19 to the city centre, with the Northern Spire bridge already completed. The International Advanced Manufacturing Park (IAMP), a joint venture with South Tyneside adjacent to Nissan, is a 150-hectare Enterprise Zone attracting advanced manufacturing investment. The CSDP allocates land for 7,000+ new jobs and at least 13,410 new homes by 2033. Key regeneration areas include the city centre, Stadium Village around the Stadium of Light, and Washington.
Local design guidance
- Development Management SPD
Local Plan: Sunderland City Plan 2015–2033
Sunderland City Council adopted its City Plan in January 2015. The plan focuses regeneration on Sunderland city centre and the Riverside Sunderland development quarter, alongside housing growth in the coastal suburbs and the regeneration of former industrial land. The council is part of the North East Combined Authority.
Emerging / replacement plan
Sunderland is preparing a new Local Plan within the North East Combined Authority strategic planning framework. A Regulation 18 consultation is anticipated in 2025–2026.
92.7% approval rate
Sunderland approves 92.7% 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 Sunderland
14 designated conservation areas
Sunderland's 14 conservation areas protect diverse heritage settings across the city. Old Sunderland and Old Sunderland Riverside preserve the historic medieval core and quays on the south shore of the River Wear. Bishopwearmouth covers the ancient settlement around the Minster, while Ashbrooke protects one of the finest Victorian suburbs in the North East. The borough has 373 listed buildings including 10 at Grade I — notable examples include Penshaw Monument (a Greek temple memorial on Penshaw Hill, owned by the National Trust), Hylton Castle (a medieval castle and Scheduled Ancient Monument in the care of English Heritage), and St Peter's Church, Monkwearmouth (part of the 7th-century twin monastery). The Wearmouth-Jarrow monastery was on the UK's UNESCO Tentative List but the nomination was withdrawn in 2012. The Sunniside conservation area has appeared on Historic England's Heritage at Risk Register.
Article 4 directions in Sunderland
1 Article 4 direction area
Listed buildings in Sunderland
There are 373 listed buildings in Sunderland. 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 Sunderland's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Sunderland received 613 planning applications and decided 572 in the year ending September 2025. The approval rate of 92.7% 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.
Sunderland approved 92.7% of planning applications in the year ending September 2025 based on 572 decisions. Performance on speed is strong: 90% of major applications, 96.1% of minor applications, and 97.1% of householder applications were decided within statutory or agreed timeframes. The delegation rate of 88.5% is slightly lower than the national average, suggesting more applications go to planning committee. Sunderland's Housing Delivery Test result of 184% (delivering 2,677 homes against a requirement of 1,451 for 2023) is one of the highest in the North East, meaning no housing delivery consequences apply. The council received 613 applications during this period.
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 Sunderland
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Sunderland expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Sunderland'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 Sunderland
Housing Delivery Test 2023 measurement | Source: MHCLG
Sunderland delivered 2,677 homes against a requirement of 1,451 over the three-year measurement period, giving a Housing Delivery Test score of 184%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Sunderland are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Sunderland
A Lawful Development Certificate (LDC) is formal confirmation from Sunderland 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.
Sunderland decided 275 householder applications in the year ending september 2025. Their 8-week performance of 97.1% 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 Sunderland
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Sunderland'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
Sunderland 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 Sunderland needs planning permission.
FROM £39Permitted Development Certificate Report
Get a comprehensive report for your Lawful Development Certificate application.
£49Sunderland Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Sunderland.
Pre-application advice in Sunderland
Sunderland offers a pre-application advice service. The fee for householder pre-app advice is £50 + VAT for 'Do I Need Planning Permission' enquiry (PE4). Major development fees from £500.. You can typically expect a response within Contact council for current turnaround times.
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 →Multiple enquiry forms available: PE1 for householder extensions/alterations, PE2 and PE4 for 'Do I Need Planning Permission'. Fast Track Planning Service available for householder and advertisement applications at additional fee.
Planning fees and timelines in Sunderland
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | Alterations and extensions to a single dwelling including works within the garden |
| Lawful Development Certificate (proposed) | £264 | Confirms whether proposed works can be carried out under permitted development |
| Lawful Development Certificate (existing) | £298 | Certifies that an existing use or development is lawful |
| Listed building consent | £0 | No fee for applications affecting listed buildings — Sunderland has 373 listed buildings including 10 Grade I |
| Discharge of conditions | £145 | Per request to discharge conditions attached to a planning permission |
| Non-material amendment | £44 | Minor changes to an approved scheme that do not materially alter the development |
| Prior approval (larger home extension) | £120 | Required for single-storey rear extensions between 4m and 8m (detached) or 3m and 6m (other houses) |
| Full planning permission (new dwelling) | £610 per dwelling | For new build residential development — no CIL in Sunderland, but S106 contributions may apply |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Sunderland and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Sunderland
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 Sunderland is provided by Tyne and Wear Building Control. Part of the Tyne and Wear Building Control partnership covering Newcastle, Gateshead, North Tyneside, South Tyneside, and Sunderland. You can also use a private approved inspector instead of the council's service.
Building control contact
Sunderland planning department
Your building project checklist for Sunderland
- Check if your property is in a conservation area — Sunderland has 14 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Sunderland 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
Stay informed about planning in Sunderland
Approval rate updates, Article 4 changes, and local planning tips — straight to your inbox.
No spam. Unsubscribe anytime.