How to Get Planning Permission in London: A Step-by-Step Guide

Applying for planning permission is a formal statutory process. Getting it right first time avoids costly delays, amendments, and resubmissions. Here is a step-by-step guide to the planning application process in London.

Step 1: Understand What You Are Applying For

Before instructing an architect or submitting anything, be clear about:

• What type of application you need (householder, full, prior approval, LDC)
• What your local authority's policies say about your type of proposal
• Whether pre-application advice would be valuable

A householder application covers most residential extension and alteration projects. A full planning application is required for more complex projects, changes of use, or where the householder application procedure does not apply.

Step 2: Pre-Application Advice

Most London councils offer a pre-application advice service. For a fee (typically £100–£500 for householder applications), you can get the planning officer's initial view on your proposal before submitting formally.

Pre-application advice is particularly valuable where:

• You are in a conservation area
• The design departs from established local precedent
• Party wall or neighbour impact issues are likely
• You want to maximise your chances of first-time approval

Step 3: Appoint an Architect and Produce Drawings

A planning application requires architectural drawings showing:

• The existing site layout, floor plans, and elevations
• The proposed site layout, floor plans, and elevations
• Design and Access Statement (for some application types)
• Heritage Statement (for listed buildings or conservation areas)

The quality of drawings and supporting information significantly affects how quickly your application is processed and how the planning officer interprets your proposal.

Step 4: Submit the Application

Planning applications in England are submitted through the Planning Portal (planningportal.co.uk). The application includes:

• Application forms
• Drawing package
• Supporting documents
• Application fee (varies by application type and value of works)

For householder applications the fee is currently £258.

Step 5: Validation and Registration

The council validates the application (checking all required information is provided) and registers it. The statutory determination period then begins — 8 weeks for householder and minor applications.

Step 6: Consultation and Assessment

The council consults neighbours, statutory consultees (highways, heritage, ecology etc.), and any other relevant parties. Neighbours have 21 days to submit comments.

The planning officer assesses the application against:

• The council's Development Plan (Local Plan and London Plan)
• National Planning Policy Framework (NPPF)
• Supplementary Planning Documents (design guides, conservation area guidance)
• Material planning considerations (neighbour representations, highway impact, etc.)

Step 7: Decision

The planning officer either:

• Delegates the decision (issues approval or refusal under delegated authority — most householder applications)
• Refers to Planning Committee (for more significant applications or where the recommendation is controversial)

Most London householder applications are decided within 8 weeks. Approval may be with or without conditions.

Step 8: Discharge Conditions

If approval is granted with pre-commencement conditions (materials approval, drainage details, landscaping plan), these must be formally discharged by the council before work starts.

RCB Design & Build

RCB Design & Build coordinates the planning process as part of the design-and-build service — working with architects and planning consultants to prepare and submit applications, manage consultee responses, and advise on conditions and discharge.