Planning Application Checklist for London Homeowners: Documents, Fees, and Validation

Every householder planning application in England must include:

1. The completed application form: Householder applications must be submitted on the standard householder application form — available to complete and submit online via the Planning Portal (planningportal.co.uk) or (for some LPAs) via their own planning portal.

The form asks for: the address of the application site; the description of the proposed development (written carefully to fully but accurately describe everything the application covers); the existing and proposed number of dwellings, bedrooms, and parking spaces; contact details; and the agent's details where an architect or planning consultant is acting on the applicant's behalf.

The description of development: the description on the application form is the formal definition of what permission is being sought. It must be written accurately — a description that is too narrow (omitting elements of the scheme) means those elements are not covered by the permission; a description that is too broad may confuse the LPA or prompt unnecessary conditions. For a typical rear extension and loft conversion, a description such as "Erection of a single-storey rear extension and conversion of the roof space to create habitable accommodation including the installation of rear dormer window and front roof lights" would be appropriate.

2. The correct ownership certificates: Certificate A: to be completed by the applicant where the applicant is the sole owner of all the land to which the application relates. This is the most common certificate for residential owner-occupier applications.

Certificate B: to be completed where the applicant is not the sole owner of all the land — for example, where the application site includes part of a neighbouring property's garden, or where there is a shared driveway over which the applicant does not have full ownership. Certificate B requires the applicant to serve a formal notice on the other owner(s) of the land.

3. The planning fee: Current fee (England, from December 2023): £206 for a standard householder application. Some applications have higher fees — check the government's planning fee calculator for the current schedule. The fee is non-refundable even if the application is refused or withdrawn.

4. The location plan at 1:1250 scale: The location plan shows the application site in its wider context — sufficient to identify the site's location in relation to roads, surrounding properties, and local landmarks. The application site must be edged in red on the location plan. Any other land owned by the applicant adjacent to the site should be edged in blue. The location plan should typically be based on an Ordnance Survey map.

5. The site plan (block plan) at 1:500 scale: The site plan shows the application site in more detail — the existing and proposed footprints of all buildings within the curtilage, the site boundaries, any new landscaping, access, parking, and drainage arrangements. The proposed development should be shown clearly — typically in a different colour or hatching from the existing buildings.

6. Existing and proposed floor plans and elevations: Drawings must show both the existing and proposed configuration — typically presented side by side for easy comparison.

Floor plans at 1:50 or 1:100 scale: showing all levels affected by the works (typically ground floor for a rear extension, and all floors for a loft conversion — including the proposed new floor).

Elevations at 1:50 or 1:100 scale: showing all external faces of the building affected by the proposed development (including the new extension or dormer). Where the proposal affects the street elevation, both the existing and proposed street elevations must be included. Where the rear elevation is affected but not visible from a public place, a rear elevation is still required for the LPA to assess impact on the rear amenity space.

Roof plan at 1:50 or 1:100 scale: required where the roof form is affected by the development (loft conversions, dormer windows, roof terraces).

The Local Validation Checklist (LVC): In addition to the nationally required documents, each London borough has its own Local Validation Checklist (LVC) that specifies additional documents required for specific types of development or for applications in specific areas. Always check the relevant LPA's LVC before submitting — failure to include an LVC-required document will result in the application being invalidated.

Common additional documents in London:

Heritage statement: required by most London boroughs for applications in Conservation Areas, or where the application involves a Listed Building. The heritage statement describes the historical and architectural significance of the existing building and the surrounding area, and explains how the proposed development affects (or is designed to avoid harming) that significance.

Design and Access Statement: required where the development is in a designated area or involves a Listed Building Consent. For straightforward householder applications not in a designated area, a DAS is not a national validation requirement — but some London boroughs request a brief design rationale in their LVC.

Arboricultural assessment and tree survey: required where there are trees on or adjacent to the application site protected by a Tree Preservation Order (TPO) or within a Conservation Area. The survey must assess the trees in accordance with BS 5837:2012 and show how the proposed development avoids harm to protected root zones.

Ecological survey: required where the application site or adjacent land includes features with potential ecological value (bat roosts in loft spaces, swallow nesting in outbuildings, trees with cavities, ponds, woodland edge). For most London residential applications, a Phase 1 Habitat Survey is sufficient unless protected species are identified.

Flood risk assessment: required for applications in Flood Zone 2 or 3 (check the Environment Agency flood map at check-long-term-flood-risk.service.gov.uk). For a small householder application in Flood Zone 2, a short flood risk note may be sufficient; in Flood Zone 3, a full FRA is required.

Structural survey: some London boroughs (particularly those with significant numbers of London Clay-affected properties) require a structural survey or geotechnical assessment for basement extensions or deep excavations.

Daylight and sunlight assessment: sometimes required for larger extensions or extensions in dense urban areas where there is a risk of unacceptable loss of daylight to neighbouring windows. Carried out in accordance with the BRE guidance document "Site Layout Planning for Daylight and Sunlight" (2022).

Planning drawings must meet certain standards to be acceptable for submission:

Scale and dimensions: All plans must be drawn to a recognised and stated scale (1:1250 for location plans, 1:500 for block plans, 1:50 or 1:100 for floor plans and elevations). Where paper copies are submitted, the scale bar must be shown on the drawing so that the scale can be verified. Where plans are submitted electronically (the standard route via the Planning Portal), drawings should be submitted as PDF files at a standard paper size (A1, A2, A3, or A4) so that they print at the stated scale.

North point: all plans should include a north point (a compass direction indicator).

Drawing references and revision status: each drawing should have a drawing number, a revision status (e.g. "Rev A"), a date of issue, the name of the property, and the project name. If drawings are revised during the application, they should be resubmitted with an updated revision number and date.

Differentiation between existing and proposed: floor plans and elevations must clearly differentiate between what exists and what is proposed — typically by showing existing elements in one colour and proposed elements in another (commonly black and grey for existing, red for proposed; or using solid hatching for proposed walls).

Material specifications: elevations should indicate the proposed materials — typically in notes or a materials schedule on the drawing (e.g. "brickwork to match existing" or "grey aluminium windows"). In Conservation Areas, the LPA may require a sample panel of brickwork or a sample of the proposed window frame before a material condition is discharged.

What happens after submission:

1. Receipt and fee payment confirmation: the Planning Portal or the LPA's own system confirms receipt and, where payment is made online, confirms the fee.

2. Allocation to a case officer: the application is allocated to a planning case officer who checks all the documents and the fee against the national and local validation requirements.

3. Validation or invalidation: if all required documents are present and the fee is correct, the application is validated — this is the date from which the 8-week determination period begins. If any document is missing, incorrect, or does not meet the LPA's standards, the application is invalidated and the applicant is notified.

Responding to an invalidation notice: The LPA will provide a written explanation of the reasons for invalidity. The applicant must address each point and resubmit the missing or corrected documents. Common reasons for invalidation in London:

The location plan is not at 1:1250 scale, or does not identify the application site clearly. The site boundary is not edged in red on the location plan. The drawings do not show both existing and proposed states clearly. The drawings are not to scale or do not include a stated scale. An LVC-required document (heritage statement, arboricultural assessment) has not been included. The ownership certificate does not correctly reflect the ownership of all the application site land.

An invalidated application is not a refused application — it is simply returned as incomplete. Resubmitting promptly (usually within 2–4 weeks) allows the application to be re-validated and start the determination period.

4. Public consultation: once validated, the LPA notifies neighbours (by site notice and/or letters to adjacent properties) and any required statutory consultees (English Heritage for Listed Building applications, the Environment Agency for flood zone applications, etc.). The consultation period is typically 21 days.

5. Officer assessment: the case officer visits the site (usually unannounced), considers the representations received, and prepares a planning assessment report.

6. Decision: a planning decision (approval or refusal) is typically issued within 8 weeks of validation. Applications in Conservation Areas, or those requiring additional consultation, may take longer — the LPA may request an agreed extension of time.

Incorrect or incomplete ownership certificate: The ownership certificate must reflect the actual ownership of the land covered by the application. If the application includes any land not owned by the applicant (for example, a strip of garden that belongs to the neighbour under the title deeds, or a shared driveway), Certificate B must be used and the other owner(s) must be formally notified.

Generic or inaccurate development description: "Proposed extension" is not an adequate description. The description should clearly identify the works: "Erection of a single-storey rear extension measuring 5.0m in depth and 6.0m in width, with a flat roof, to provide an enlarged kitchen/dining area" gives the LPA and any objectors a clear understanding of what is proposed.

Scale plan produced from Google Maps or similar: Google Maps scale is not reliable for planning purposes. Location plans should be produced from Ordnance Survey base data — available via commercial plan suppliers (Geoperspectives, Promap, Emapsite) at typically £20–£50 for a 1:1250 location plan and 1:500 block plan pack.

Forgetting the Conservation Area check before submitting: Some permitted development rights are restricted in Conservation Areas, and some works that would not require planning permission elsewhere require full planning permission in a Conservation Area (cladding of an external wall with new materials; installation of a satellite dish on a chimney stack or front elevation; alterations to windows in a terrace). Checking the relevant Article 4 Directions before submitting avoids submitting for the wrong type of permission.

Not checking the Tree Preservation Order register: Trees in Conservation Areas are all automatically protected under Section 211 of the Town and Country Planning Act 1990. Trees outside Conservation Areas that have been specifically protected by a TPO also need to be identified and surveyed. The LPA's online map should be checked for TPOs before submitting.