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South East England

Planning permission in Brighton

What homeowners in Brighton need to know about planning permission before starting an extension, loft conversion or major renovation in South East England.

Local context — Brighton

Council
Brighton & Hove City Council
Open planning portal →
Cost premium
+6% vs UK average (South Coast labour premium + restricted access)
Typical extension price
A 25 m² single-storey rear extension in Brighton & Hove typically runs £60,000-£88,000 (standard to premium, 2026). Lower-ground-floor extensions in Regency squares (Kemptown, Hove) run £75,000-£120,000.
Building Control
Brighton & Hove Building Control is the council's in-house service; lead time 3-5 working days. Tight planning policy and 34 conservation areas push many homeowners to use private AIs for predictability.
Conservation & Article 4
Brighton & Hove has 34 conservation areas covering ~28% of the city — including all of Kemptown, Brunswick Town, Montpelier, Clifton Hill, Old Town and Preston Park. Article 4 directions are extensive; assume PD rights are removed in any pre-1939 street until confirmed otherwise.
Local quirks that move the price
Chalk subsoil across most of the city means foundations are usually shallow but always need an engineer's check for solution features. Coastal salt exposure south of the A259 requires 316-grade stainless fixings and pre-treated timber. Skip permits are heavily restricted in CPZ areas — expect £45-75/day plus suspension fees. Listed-building density in Kemptown means LBC is often needed even for internal works.
High-demand areas in Brighton
KemptownHovePreston ParkFivewaysHanover

When you need planning permission in Brighton

Most single-storey rear extensions in Brighton fall under Permitted Development (PD), provided they stay within size, height and material limits. Two-storey extensions, side-return extensions on terraces, and any work in a conservation area or to a listed building typically require a full planning application from your local authority in South East England.

Permitted Development limits used in Brighton

For detached homes, rear extensions can usually go up to 8 m deep (single-storey) without planning. For terraced and semi-detached, the limit is 6 m. Maximum eaves height is 3 m within 2 m of the boundary, and side extensions must be single-storey, no more than 4 m high, and no wider than half the original house. Always file a Prior Approval / Lawful Development Certificate to lock the rights in writing.

Conservation areas and listed buildings

Brighton has several conservation areas where Permitted Development rights are restricted or removed entirely (Article 4 directions). Listed buildings always require Listed Building Consent in addition to planning. Check the local authority's planning portal before quoting builders.

Typical timelines & fees

A householder planning application takes 8 weeks for a decision. Fees are £258 for England householder applications (2026). Lawful Development Certificates cost £129. Budget 4–6 weeks extra for drawings and pre-application advice if needed.

Get the Brighton planning permission checklist

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FAQs about planning permission in Brighton

Do I need planning permission for a loft conversion in Brighton?

Most rear dormer loft conversions in Brighton are Permitted Development if the dormer is under 40 m³ (terraced) or 50 m³ (semi/detached) and doesn't sit on the front roof slope. Mansard conversions and anything in a conservation area need full planning.

How much does a planning consultant cost in Brighton?

Typical fees are £600–£1,800 for a householder application including drawings. Pre-application advice from the council adds £150–£400 but often saves weeks on contentious schemes.

Can my builder submit the planning application?

Usually no — you need a designer or architect to prepare scaled drawings and the application. Some builders have an in-house designer, but the application is filed in the homeowner's name.

More Brighton guides

Build timeline in BrightonVetting builders in BrightonSave on renovation in Brighton

Planning permission in other UK cities

LondonCroydonEalingEnfieldBromleyBarnet

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