Planning Permission in Wigan
Metropolitan District in North West · Last updated April 2026
Wigan is a metropolitan borough in Greater Manchester, centred on the historic market town of Wigan and extending south to Leigh, east to Atherton and Tyldesley, west to Ashton-in-Makerfield and Golborne, and north to Standish and Shevington. The borough has a rich industrial heritage — once one of the world's most productive coal and cotton districts — and retains significant canal-side character along the Leeds and Liverpool Canal and Bridgewater Canal. Wigan has 23 conservation areas, 353 listed buildings (including 1 Grade I), and extensive Green Belt.
Wigan's development plan comprises Places for Everyone (adopted March 2024, with four Wigan allocations including North of Mosley Common for 1,100 homes), the Local Plan Core Strategy (adopted September 2013), and saved UDP policies. A new Local Plan ('Planning for the Future to 2040') is in preparation — Regulation 18 consultation ran April-June 2025, with adoption targeted for January 2027. The borough has a borough-wide HMO Article 4 direction (in force August 2025) and two adopted neighbourhood plans (Standish and Abram). Wigan charges CIL across four residential zones (£0-£65/sqm).
Major regeneration is transforming Wigan and Leigh town centres. Galleries25 is a £135 million redevelopment of the former Galleries shopping centre — delivering a new market hall, 144-bed Hilton hotel, cinema, 400+ homes, and independent retail. Cotton Works/Eckersley Mill is a £180 million regeneration of a 17-acre former mill complex near Wigan Pier — providing 950+ homes, 68,000 sq ft offices, and a food hall. Leigh town centre is receiving £32M+ through Levelling Up and Long-Term Towns funding. The borough's Housing Delivery Test score of 180% demonstrates strong housing delivery, and the approval rate is 85%.
Planning a project in Wigan? Start here.
Enter your address to check your permitted development rights, conservation area status, and Article 4 restrictions specific to Wigan.
Free check — no account required
What can I build in Wigan?
| 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 (23), Article 4 zones (1), 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 (23), Article 4 zones (1), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (23), Article 4 zones (1), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (Borough-wide HMO Article 4 Direction) | Conservation areas (e.g. Standish, Railway Road, Leigh, Mesnes, Wigan), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Wigan outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| 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 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 Wigan (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Wigan's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Wigan
Permitted development rights in Wigan follow the national GPDO but are restricted by a borough-wide HMO Article 4 direction (in force from 31 August 2025), which removes PD rights for C3 to C4 conversions across the entire borough. This replaced an earlier limited direction covering only Swinley and central Leigh. PD rights are further restricted in 23 conservation areas and the Green Belt. The borough's 353 listed buildings (1 Grade I, 31 Grade II*, 321 Grade II) always require listed building consent. CIL applies in Wigan — development creating 100m²+ additional floorspace may be liable. The Standish and Abram neighbourhood plans add local policies affecting development in their areas.
What Wigan expects from your project
Wigan's townscape reflects its coal, cotton, and canal heritage. The town centre retains its medieval market plan with Georgian and Victorian commercial frontages around Market Place, Standishgate, and Wallgate. Galleries25 (£135M) is replacing the 1980s Galleries shopping centre with a contemporary mixed-use quarter while respecting the surrounding conservation area. Cotton Works/Eckersley Mill (£180M, 17 acres near Wigan Pier) is converting Grade II listed mill buildings into homes, offices, and leisure alongside new build. Leigh is being revitalised through Levelling Up funding with Civic Square improvements and Market Hall refurbishment. Places for Everyone allocates four sites in Wigan — North of Mosley Common (1,100 homes with new guided busway stop and primary school), West of Gibfield, Atherton (500 homes + 45,500 sqm employment), Pocket Nook, Lowton, and M6 Junction 25 (employment). The borough's coal mining legacy means many sites require ground stability investigation.
Local Plan: Wigan Local Plan Core Strategy 2011–2026
Wigan Metropolitan Borough adopted its Core Strategy in September 2013. The plan focuses growth on Wigan and Leigh town centres and former coalfield regeneration sites. Wigan is part of Greater Manchester and works within the Places for Everyone strategic framework adopted in March 2024.
Emerging / replacement plan
Wigan is preparing a new Local Plan following the adoption of Places for Everyone. A Regulation 18 consultation on the new plan is anticipated in 2025–2026.
23 conservation areas
Wigan 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.
Conservation areas in Wigan
23 designated conservation areas
Wigan has 23 conservation areas reflecting the borough's industrial and market town heritage. Wigan Town Centre and Wigan Pier conservation areas protect the core of the historic market town and the iconic canal-side warehouses made famous by George Orwell. Leigh Town Centre, Leigh Bridge, and Railway Road cover the heart of Leigh. Standish and Mayflower, Standish protect the village character around the Church of St Wilfrid (Grade I, 1580s, one of Lancashire's most important churches). Haigh Village sits at the edge of the Haigh Woodland Park (250 acres). Bridgewater Canal, Leigh and Howe Bridge, Atherton reflect the canal and mining heritage. Dicconson, Mesnes, and Wigan Lane protect the Victorian suburban character around Mesnes Park.
Article 4 directions in Wigan
1 Article 4 direction area
Listed buildings in Wigan
There are 353 listed buildings in Wigan. 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 Wigan's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Wigan received 704 planning applications and decided 748 in the year ending September 2025. The approval rate of 85% 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.
Wigan's Housing Delivery Test score of 180% (2023 measurement) demonstrates strong housing delivery — 4,109 homes delivered against a requirement of 2,289, with no adverse consequences. The approval rate is 85%, with 95.2% of major applications and 97.6% of householder applications decided on time. The delegation rate is 96.5%. Wigan charges CIL across four residential zones: Zone 1 (£65/sqm, highest value areas), Zone 2 (£40/sqm), Zone 3 (£20/sqm), and Zone 4 (£0/sqm, nil rate). Supermarkets are charged £150/sqm and retail warehouses £50/sqm (all rates subject to annual indexation since April 2016). Two neighbourhood plans are adopted: Standish (July 2019) and Abram (January 2025).
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 Wigan
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Wigan expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Wigan'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 Wigan
Housing Delivery Test 2023 measurement | Source: MHCLG
Wigan delivered 4,109 homes against a requirement of 2,289 over the three-year measurement period, giving a Housing Delivery Test score of 180%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Wigan are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Wigan
A Lawful Development Certificate (LDC) is formal confirmation from Wigan 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.
Wigan decided 411 householder applications in the year ending september 2025. Their 8-week performance of 97.6% 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 Wigan
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Wigan'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
Wigan 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 Wigan needs planning permission.
FROM £39Permitted Development Certificate Report
Get a comprehensive report for your Lawful Development Certificate application.
£49Wigan Local Authority Report
Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Wigan.
Pre-application advice in Wigan
Wigan offers a pre-application advice service. The fee for householder pre-app advice is Householder: £40 (written response only, no meeting). Minor/Others: £645 (£315 small business discount). Major: £1,325. Large Scale Major: £3,310. Follow-up meetings cost 50% of original fee (not available for householder).. You can typically expect a response within Householder: 25 working days. All others: meeting within 10 working days, written response within 5-10 working days after meeting..
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 →Small business discount available for companies with turnover up to £10.2M, balance sheet up to £5.1M, and up to 50 employees. Fees payable online. Plans, site location plans, and photographs should be emailed.
Planning fees and timelines in Wigan
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning permission | £528 | 8-week determination target. Wigan's on-time rate is 97.6% for householder applications. |
| Lawful Development Certificate (proposed) | £264 | Confirms proposed works are PD. Essential across the borough since the HMO Article 4 direction (August 2025) removed C3 to C4 PD rights. |
| Lawful Development Certificate (existing) | £298 | Confirms existing works or use are lawful. Useful when selling property with undocumented alterations. |
| Listed building consent | Free | Required for any works affecting listed building character. Wigan has 353 listed buildings including 1 Grade I (Church of St Wilfrid, Standish). |
| Prior approval (larger home extension) | £120 | For single-storey rear extensions up to 6m (semi/terrace) or 8m (detached). 42-day determination. |
| Discharge of conditions | £145 per request | Required before commencing work subject to planning conditions. CIL may also apply — check the charging schedule. |
| Non-material amendment | £44 | For minor changes to an approved scheme that do not materially alter the development. |
| Full planning permission (no new dwellings) | £548 | For development not involving creation of new dwelling units. 8-week target. |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Wigan and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Wigan
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 Wigan is provided by Wigan Council Building Control. You can use Wigan Council's in-house building control service or appoint a private Registered Building Control Approver. For dangerous buildings outside office hours, call 01942 404040. You can also use a private approved inspector instead of the council's service.
Building control contact
Building Notice fees charged as a single payment at submission. Full Plans applications split into plan fee (at submission) and inspection fee (invoiced after first inspection). Regularisation charges exempt from VAT. Price lists effective April 2025.
Wigan planning department
Your building project checklist for Wigan
- Check if your property is in a conservation area — Wigan has 23 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Wigan 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 Wigan
Approval rate updates, Article 4 changes, and local planning tips — straight to your inbox.
No spam. Unsubscribe anytime.