Planning Permission in Tandridge
Non-Metropolitan District in South East · Last updated April 2026
Tandridge district occupies the south-east corner of Surrey, stretching from the North Downs ridge through the Weald to the Kent and Sussex borders. The district includes Oxted, Caterham, and Warlingham in the north, with Lingfield, Godstone, and Bletchingley further south. Approximately 94% of the district is Green Belt, making it one of the most constrained in England.
With 19 conservation areas, 50 Article 4 directions, 94% Green Belt, the Surrey Hills AONB, and 604 listed buildings, Tandridge's planning environment is extremely restrictive. The council approved 87.1% of applications in the year ending September 2025, a solid rate given the constraints.
This guide covers permitted development rights, planning fees, and the application process for homeowners across Tandridge — from the North Downs settlements to the Weald villages and Green Belt countryside.
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What can I build in Tandridge?
| 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 (19), Article 4 zones (50), 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 (19), Article 4 zones (50), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (19), Article 4 zones (50), 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 Tandridge | 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 Tandridge (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Tandridge's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Tandridge
Tandridge's planning is dominated by Green Belt (approximately 94% coverage) and the Surrey Hills AONB. Nearly all properties are subject to the Green Belt proportionality test. The 50 Article 4 directions remove specific PD rights in conservation areas and sensitive locations. AONB properties have reduced PD limits. The 19 conservation areas restrict development further. Despite these extensive constraints, the 87.1% approval rate shows the council works constructively with appropriate proposals.
What Tandridge expects from your project
Local design guidance
Residential Design Guide (Local Plan policies)
Local Plan: Tandridge Local Plan Part 1: Strategic Policies
Tandridge District adopted Local Plan Part 1 in August 2019, providing the strategic policy framework for the district. Tandridge is almost entirely within the Metropolitan Green Belt and Surrey Hills AONB, making it one of the most constrained planning authorities in England, with most new development confined to Oxted and Caterham.
Emerging / replacement plan
Tandridge is preparing Local Plan Part 2 (detailed policies and allocations). A Regulation 19 consultation ran in 2023, with submission to the Planning Inspectorate expected in 2024–2025.
50 Article 4 directions
Tandridge has applied Article 4 directions to 50 areas, which remove certain permitted development rights in those zones. Use our free checker to see if your property is affected.
Conservation areas in Tandridge
19 designated conservation areas
Tandridge's 19 conservation areas include Oxted High Street, Bletchingley's medieval village, Godstone's green and pond, and numerous Surrey Hills settlements. With 604 listed buildings, the heritage landscape is significant — ranging from medieval churches and timber-framed houses to Georgian and Victorian properties. The 50 Article 4 directions provide additional control, often covering window replacements, boundary treatments, and external finishes in the most sensitive locations.
Article 4 directions in Tandridge
50 Article 4 direction areas
Listed buildings in Tandridge
There are 604 listed buildings in Tandridge. 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 Tandridge's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Tandridge received 780 planning applications and decided 688 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.
Tandridge processed planning decisions with an 87.1% approval rate in the year ending September 2025. This solid rate, despite 94% Green Belt coverage and 50 Article 4 directions, demonstrates a constructive approach. Well-prepared applications that address the Green Belt proportionality test and heritage constraints 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 Tandridge
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Tandridge expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Tandridge'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 Tandridge
Housing Delivery Test 2023 measurement | Source: MHCLG
Tandridge delivered 716 homes against a requirement of 1,716 over the three-year measurement period, giving a Housing Delivery Test score of 42%. This is well below the 75% threshold, which triggers the most significant consequence: the “presumption in favour of sustainable development” (also called the “tilted balance”). This means planning applications for housing should be approved unless the harm would significantly and demonstrably outweigh the benefits. For homeowners, this is a strong signal — Tandridge is under considerable pressure to approve housing, making it one of the more favourable environments for residential planning applications in England.
Lawful Development Certificates in Tandridge
A Lawful Development Certificate (LDC) is formal confirmation from Tandridge 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.
Tandridge decided 419 householder applications in the year ending september 2025. Their 8-week performance of 96.9% 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 Tandridge
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Tandridge'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
Tandridge 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 Tandridge.
Pre-application advice in Tandridge
Tandridge 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?
Check in 2 minutes with our free tool — no sign-up needed.
Check your PD rights now →Tandridge offers pre-application advice for all types of development. With 94% Green Belt coverage and 50 Article 4 directions, pre-app advice is strongly recommended.
Planning fees and timelines in Tandridge
| 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 Tandridge and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Tandridge
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 Tandridge is provided by Tandridge District Council. You can also use a private approved inspector instead of the council's service.
Building control contact
Tandridge planning department
Your building project checklist for Tandridge
- Check if your property is in a conservation area — Tandridge has 19 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Tandridge has 50 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.
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