Before Submitting: Check What You Need
Not every building project requires planning permission. Before submitting an application, confirm:
- Is the proposed work permitted development? (See our guide to permitted development rights)
- Is the property in a Conservation Area, listed, or subject to an Article 4 Direction that removes PD rights?
- Is the application for a householder application (works to an existing house) or something more complex?
For most extensions, loft conversions, and alterations to houses in London, the application type is a Householder Planning Application.
The Planning Portal
All planning applications in London are submitted through the Planning Portal at planningportal.co.uk. You will need to:
- Create a free account
- Select "Apply for planning permission" and choose your application type
- Enter the site address
- Complete the application form
- Upload the required documents
- Pay the fee online
Required Documents for a Householder Application
Mandatory
Location Plan: A 1:1250 or 1:2500 OS-based map with the application site outlined in red. Any other land in the applicant's ownership outlined in blue. Available via the Planning Portal or from OS data providers (£5–£10).
Site Plan: A 1:500 or 1:200 plan showing the site, proposed building positions, access, and site boundary. Typically prepared by the architect.
Existing and Proposed Drawings: Plans and elevations at 1:50 or 1:100 showing the existing property and the proposed alterations, clearly distinguished.
Application Form: Completed on the Planning Portal — includes questions about ownership, description of development, waste, access, and biodiversity.
Certificate of Ownership: Confirms who owns the land (if you own the entire site, Certificate A applies — sign and upload).
CIL Form (Community Infrastructure Levy): A brief form required by most London boroughs assessing whether CIL applies. For most householder extensions, it does not, but the form must still be submitted.
Often Required
Design and Access Statement: Required for applications in Conservation Areas and listed buildings, and for larger or more complex projects.
Heritage Statement: For Conservation Area applications or listed buildings, a statement addressing heritage significance and the impact of the proposal.
Tree Survey: If there are trees on or adjacent to the site.
Biodiversity Net Gain: Since April 2024, most planning applications in England require a Biodiversity Net Gain assessment (BNG). For householder applications (extensions), there is an exemption — but the form must still confirm this.
Application Fees (2025)
| Application Type | Fee |
|---|---|
| Householder application (works to existing house) | £258 |
| Extension to listed building (LBC) | £206 |
| Prior Approval (Neighbour Consultation Scheme for larger extensions) | £206 |
| Lawful Development Certificate (proposed) | £258 |
Fees are updated periodically — check the current fee schedule on the Planning Portal.
The Determination Period
Once the application is validated (checked by the local authority as complete), the statutory determination period begins:
- Householder applications: 8 weeks
- Minor applications: 8 weeks
- Major applications: 13 weeks
The local planning authority may request an extension of time — you are not obliged to agree, but refusing can result in the authority making a decision without fully considering the application.
What Happens During Determination?
- Neighbour consultation: Letters are sent to immediately adjoining properties
- Consultation with other bodies: Depending on the application, the highway authority, heritage body, Environment Agency, or others may be consulted
- Site visit: The planning officer typically visits the site
- Officer assessment: The officer writes a report assessing the application against planning policy
- Decision: For householder applications, the decision is typically made by the planning officer under delegated powers (without going to committee)
After Submission: What to Do
- Monitor the Planning Portal for consultation responses
- If neighbours submit objections, consider whether to respond in writing
- If the officer contacts you with queries, respond promptly
- If the decision is delayed beyond the statutory period, you have the right to appeal for non-determination
If Approved
The approval notice sets out the approved drawings (by drawing number) and any conditions. Keep this document safely — it is required when selling the property.
Comply with all conditions, particularly any pre-commencement conditions that must be discharged before work starts (see our separate guide).
RCB Design & Build
RCB coordinates planning applications on behalf of clients, working with experienced planning architects and consultants to prepare compliant application packages and manage the determination process. We advise on the likely outcome before submitting and respond to officer queries on the client's behalf.