Planning Permission County Durham

County Durham

A historic county in North East England, defined by the River Wear, the Cathedral City of Durham, and its proud mining heritage.

What is Planning Permission

Planning permission is the legal approval granted by a local planning authority allowing you to build, extend, or change the use of a property or piece of land. It exists to ensure development is safe, appropriate, and in keeping with the local area. Most self-build projects will require it.

When Do You Need Planning Permission

You need planning permission whenever you intend to build a new home, make a substantial extension, or change how a building is used. Permitted development rights allow some minor works without consent, but these are restricted in conservation areas, AONBs, and on listed buildings. Always check with your local authority first.

Where Can I Get Planning Permission in County Durham

The local planning authority covering your site in County Durham is responsible for determining your planning application. Most councils accept submissions through the Planning Portal at planningportal.co.uk. Arranging a pre-application meeting with the planning officer responsible for your area is the most effective way to understand what will and will not be approved.

Planning Permission in County Durham

Planning permission in County Durham is administered by Durham Council, the unitary authority for the county. The council's planning pages provide access to its planning portal, validation requirements, pre-application advice service and the adopted County Durham Plan. The County Durham Plan, adopted in October 2020, is the primary planning policy framework for the county. It sets out a spatial strategy for housing, employment, retail and infrastructure to 2035. Policy 29 (Self Build and Custom Build) specifically addresses self-build housing, requiring the council to maintain a register of self-build demand and to grant sufficient planning permissions for serviced plots to match this demand within three years. The policy also requires that self-build plots are included within major housing allocations above a defined threshold. Policy 29 is supported by the council's Self Build Register, which is updated periodically and informs the council's assessment of its Right to Build obligations. The register data - including the number of registrants in each base period and the corresponding plot delivery requirements - is published on the council's website and is a valuable resource for self-builders seeking to understand the policy context. Design Policy 29 (Design Quality and Sustainability) is the primary design policy in the County Durham Plan. It requires all new development to be of high quality and to make a positive contribution to the character of the area. The council's Building for Life standards and the National Design Guide are referenced as assessment tools. In the North Pennines AONB, the AONB Management Plan and its design guidance are material considerations alongside the Local Plan policies. Community Infrastructure Levy in County Durham is charged at rates set out in the council's CIL charging schedule. The self-build CIL exemption is available for qualifying applicants who intend to occupy the completed home as their principal residence for a minimum of three years. The exemption claim form must be submitted and approved before development commences - failing to do so risks the full CIL becoming payable. Durham Council's CIL team can confirm the applicable rate and the exemption process for any specific site. Validation requirements for planning applications in County Durham include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional site-specific requirements may include a heritage impact assessment for sites near listed buildings, scheduled monuments or within the World Heritage Site buffer zone; a flood risk assessment for sites near the Rivers Wear, Tees or their tributaries; an ecological survey where protected species including bats, great crested newts or protected birds may be present; and a landscape and visual impact assessment for sites in the AONB or open countryside. Pre-application advice from Durham Council is strongly recommended for self-build proposals in complex planning contexts. The service provides written officer guidance on design acceptability, heritage constraints, flood risk and ecology before a formal application is submitted. The council's pre-application advice fees are set out on its planning portal. Section 106 planning obligations in County Durham address affordable housing, open space, education and transport contributions. Single self-build plots typically fall below the relevant affordable housing threshold, but this should be confirmed with the council's planning obligations team at the pre-application stage.

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