This is general guidance based on standard permitted development rights in England. Rules differ for listed buildings, conservation areas, and properties with Article 4 directions. Always confirm with your local planning authority before starting work.
Do I Need Planning Permission for a New Chimney or Flue in Ashford?
Installing a new chimney or flue on your property, typically for a wood-burning stove, open fire, or biomass boiler. Permitted development allows one flue per property under specific conditions.
Planning in Ashford
87%
of planning applications granted
96%
decided within the statutory or agreed time
79%
of householder applications decided within 8 weeks
In the year to December 2025, Ashford decided 1,007 planning applications. 467 of these were householder projects such as extensions, loft conversions and outbuildings, of which 91% were granted.
Planning statistics: MHCLG planning application statistics, the year to December 2025. Conservation area and Article 4 data: planning.data.gov.uk, © Historic England / Crown copyright. Open Government Licence v3.0.
Important: Additional Restrictions May Apply in Ashford
Ashford has 44 conservation areas. These include Aldington - Church Area, Aldington - Clap Hill, Appledore, Ashford - Lacton Green, Ashford - Queens Road, Ashford - Town Centre. If your property is in a conservation area, some or all permitted development rights may be restricted. For example, you may need planning permission for changes that would normally be permitted, including alterations to the roof, cladding, or extensions visible from a public highway.
Ashford has 73 recorded Article 4 directions. These include Caravans/agriculture/forestry; Construction of A Slurry Lagoon; Enlargement of a dwelling house; Erection and Formation of Fences. Article 4 directions remove specific permitted development rights in defined areas. If your property is covered by an Article 4 direction, you may need planning permission for work that would normally be permitted. Contact Ashford planning department to check whether an Article 4 direction applies to your property.
Check with Ashford planning department before starting work to confirm whether your property is affected by any special designations.
Permitted Development Rules for a New Chimney or Flue
Generally permitted under Part 1, Class G of the GPDO. One flue is permitted on a dwelling house provided it does not exceed the highest part of the roof by more than 1 metre. The flue must not be on the principal elevation or a side elevation fronting a highway.
Conditions
- 1Must not exceed the highest part of the roof by more than 1 metre
- 2Only one flue per dwelling under PD
- 3Must not be installed on the principal elevation or a side elevation visible from a highway (in designated areas)
- 4Must comply with clean air legislation if in a smoke control area
Size and Dimension Limits
- Must not exceed the highest part of the roof by more than 1m
- One flue only under PD rights
When Permitted Development Does Not Apply
- Smoke control areas restrict the type of fuel and appliance that can be used
- Listed buildings require listed building consent
- In conservation areas, additional restrictions may apply to the flue's position and appearance
- Additional flues beyond the first require planning permission
What About Building Regulations?
Building regulations approval is likely required
Building Regulations approval is required covering flue design and installation (Part J, combustion appliances and fuel storage), fire safety (distance from combustible materials), ventilation (adequate air supply to the appliance), and carbon monoxide detection. A HETAS-registered installer can self-certify the work.
Building regulations are separate from planning permission. Even if your project is permitted development, you may still need building regulations approval. Contact Ashford building control or use an approved inspector.
How to Apply in Ashford
If you need planning permission for your new chimney or flue, you can apply through Ashford's planning department or via the national Planning Portal.
If your project is permitted development and you want written confirmation, you can apply for a Lawful Development Certificate (LDC) from Ashford. This provides proof that your project does not need planning permission, which can be helpful when selling your property.
What Happens If I Build Without Permission?
Low risk for a single flue within PD limits. Flues that are excessively tall or in prominent positions may attract enforcement. Installing a wood burner in a smoke control area without an approved appliance is an offence under the Clean Air Act.
Frequently Asked Questions
Do I need planning permission for a new chimney or flue in Ashford?
Does a new chimney or flue in Ashford need building regulations?
How do I apply for planning permission in Ashford?
How long does planning permission take in Ashford?
What percentage of planning applications does Ashford approve?
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