How to Submit a Planning Application in London 2025: Full Process, Fees, and What to Expect

**The main planning application types relevant to London homeowners and small developers**:

**1. Householder planning application** — the most common type for domestic extensions and alterations

• A householder planning application is used for works to an existing house (or its curtilage/garden) that go beyond what is permitted under Permitted Development rights. Examples:
• •A rear extension that is deeper than 4m (single-storey) or 3m (two-storey) — the PD depth limits
• •A loft conversion in a conservation area where Article 4 removes the PD right
• •A new outbuilding that exceeds PD conditions (size, height, or position)
• •A side extension that occupies more than half the original house width — exceeding the PD condition
• •Any alteration to a listed building that requires separate LBC and PP

*Householder application fee (England, effective from December 2023)*: **£258**

This is a flat fee regardless of the size of the extension or alteration. It applies to the majority of householder applications. The fee is paid to the local planning authority when the application is submitted.

• *What a householder application cannot do*:
• •Create a new separate dwelling (that requires a full planning application)
• •Change the use of any part of the property
• •Cover works to a flat rather than a house — alterations to flats require a full planning application, not a householder application, even if the works are minor

**2. Full planning application**

• Required where the development does not fall within the householder application category, including:
• •New dwelling (a new house or flat in the garden)
• •Change of use of property or part of property (e.g., office to residential; house to HMO above the threshold requiring PP; residential to commercial)
• •Extensions to flats (not covered by householder application)
• •Commercial or mixed-use developments
• •Demolition of a building and replacement

*Full planning application fee*: depends on the type of development; for a new dwelling up to 0.1 hectare: **£578** per dwelling for residential. For HMO conversion above the C4/sui generis threshold: **£578** (change of use). For minor commercial applications, the fee is typically £234 or £578 depending on the category.

**3. Prior Approval applications**

For certain types of development — notably householder rear extensions exceeding the standard PD depth limits under the Larger Homes Extension Scheme (Part 1 Class A) — a Prior Approval application is used rather than a full planning application. The Prior Approval process is specifically designed to allow rear extensions to a single-storey of up to 8m depth for detached houses (6m for other houses) without requiring a full planning application, but subject to a neighbour consultation process.

*Prior Approval fee (England, 2024)*: **£258** (same as householder application from December 2023 amendment)

*Prior Approval timeline*: 42 days from the date of the application being validated (not 56 days as for householder applications). If the local authority does not issue a decision within 42 days, the development is deemed permitted.

**4. Lawful Development Certificate (LDC)**

An LDC is not a planning application — it is a certificate confirming that proposed or existing development is lawful (i.e., does not require planning permission, because it falls within PD rights or because the time limit for enforcement action has expired).

• Why apply for an LDC if the development is already lawful under PD?
• •An LDC provides written confirmation from the local planning authority that the development is PD — useful if you are selling the property and a buyer's solicitor challenges whether the extension required planning permission
• •An LDC is not legally required, but is strongly recommended before building work in conservation areas or in any situation where PD status is ambiguous
• •LDC fee for proposed development: **£258** (same as the householder planning application fee from December 2023)

**5. Listed Building Consent (LBC)**

Required for any works (internal or external) to a listed building that affect its character as a listed building. LBC is almost always required alongside planning permission where external changes are proposed to a listed building. LBC for a house: **no fee**.

**The standard components of a householder planning application in London**:

A householder planning application submitted to a London borough planning department typically includes the following:

**1. Application form** (completed online via the Planning Portal at planningportal.co.uk)

• The Planning Portal is the national online planning application system used by all English local authorities. All planning applications are submitted through this portal (or by the architect/planning consultant on behalf of the applicant). The form requires:
• •Applicant name and address
• •Site address and OS grid reference
• •Description of the proposed development (e.g., 'Single-storey rear extension; associated internal alterations')
• •Confirmation of land ownership and whether an ownership certificate is required (Certificate A for sole owner; Certificate B where the applicant does not own all the land)
• •Pre-application questions: existing trees on site; protected species survey required; flood zone status; heritage assets

**2. Location plan** (Ordnance Survey-based site plan at 1:1250 or 1:2500)

A location plan shows the application site in its wider context — the surrounding streets and properties. Standard requirement: red line around the application site boundary. The location plan is typically provided by the architect at 1:1250 scale on an OS base map. OS base map tiles for planning applications are purchased from OS or a licensed re-seller (typically through the Planning Portal — cost approximately £25–£50 per map tile).

**3. Site plan / block plan** (at 1:500)

A site plan shows the application site in detail — the existing building footprint; the proposed extension footprint; the site boundary; and neighbouring buildings in relation to the site. Typically drawn at 1:500 on an OS base.

**4. Existing and proposed floor plans** (at 1:50 or 1:100)

• Floor plans showing:
• •Existing ground floor plan (and first floor if affected)
• •Proposed ground floor plan showing the extension and any new openings
• •The boundary of the extension clearly indicated

**5. Existing and proposed elevations** (at 1:50 or 1:100)

• Elevation drawings (views of the building from each external face) showing:
• •The existing building elevation
• •The proposed elevation with the extension shown
• •All new openings (windows, doors) marked with sizes
• •Materials labelled — typically in a materials schedule or on the elevation drawing itself

**6. Existing and proposed sections** (at 1:50) — required for some applications

Section drawings (cross-sections through the building showing internal heights, floor-to-ceiling dimensions, eaves and ridge heights) are required for most extension applications where the height of the extension is a planning consideration (which is typically always the case).

**7. Design and Access Statement (DAS)** — required for some applications

A DAS is not required for most householder applications. It is required where the site is in a designated area (conservation area; World Heritage Site) or where the application involves the provision of dwellings. Where required, the DAS explains: the design concept; how the proposal responds to the existing building and local character; access for disabled people; and sustainability considerations.

**8. Heritage statement** — required for conservation area applications

For applications in conservation areas or affecting listed buildings, a heritage statement (explaining how the proposal preserves or enhances the character of the conservation area or the significance of the listed building) is typically required. The local authority may refuse to validate the application without this document.

**The submission and validation process**:

*Step 1: Online submission via Planning Portal*

Applications are submitted online at planningportal.co.uk. The applicant (or their agent/architect) uploads the drawings and documents, completes the form, and pays the application fee by card. The Planning Portal transmits the application to the relevant London borough planning department.

*Step 2: Validation*

On receipt of the application, the local planning authority checks that it is complete (all required drawings and documents present; fee paid; correct forms completed). If the application is complete, it is 'validated' — the 8-week statutory clock starts on the date of validation.

• Common reasons for applications failing validation:
• •Missing drawing — typically a section or a specified elevation that the local authority requires but has not been submitted
• •Incorrect fee
• •Ownership certificate not completed correctly
• •Supporting heritage statement not included for a conservation area application
• •Drawings not at the required scale or without a scale bar

*Step 3: Neighbour consultation (21-day period)*

After validation, the planning department sends a consultation letter (or email for authorities that have migrated to digital notification) to all neighbouring properties that share a boundary with or directly overlook the application site. The consultation period is typically 21 days from the date of the neighbour notification letter. During this period, neighbours can submit formal written objections (or support) for the application. Objections must be based on planning considerations — not personal objections or dislike of the applicant. Valid planning objections include: impact on amenity (light; overlooking; noise); design and appearance; loss of character of the area; highways and parking; and heritage impact.

*Step 4: Planning officer assessment and site visit*

• The application is assigned to a case officer in the planning department. The case officer will:
• •Review the drawings and documents against the relevant planning policies (London Plan; Local Plan; Conservation Area Appraisal if applicable)
• •Visit the site (a physical site visit is common for extension applications in London; not universal)
• •Consult specialist internal consultees where relevant (Conservation Officer for conservation area or listed building applications; Highways Officer where access or parking is affected; Tree Officer where trees on the site are relevant)
• •Review the representations received during the consultation period
• •Write a planning report (officer's report) assessing the application against relevant policies and recommending approval or refusal

**The 8-week statutory decision period**:

The statutory determination period for householder planning applications in England is **8 weeks** from the date of validation. Most London boroughs aim to determine the majority of householder applications within the 8-week period, but actual performance varies:

• •High-performing London boroughs (Richmond, Merton, Kingston): frequently determine within 6–7 weeks
• •Average London boroughs: typically 8–10 weeks
• •Slower or under-resourced boroughs: 10–14 weeks not uncommon; some applications can take 16+ weeks if complex or subject to committee referral

If the local planning authority fails to determine the application within 8 weeks (without the applicant's written agreement to an extension of time), the applicant can appeal to the Planning Inspectorate on grounds of non-determination — treating the application as refused and appealing the refusal. In practice, non-determination appeals are relatively rare for householder applications because the timeline is usually not critical enough to warrant the cost of an appeal.

**Pre-application advice — should you apply before applying?**

• Many London boroughs offer a pre-application advice service — a formal meeting or written response from the planning department on a proposed scheme before a formal application is submitted. Pre-application advice:
• •Allows the applicant and architect to understand the planning officer's likely view of the proposal before committing to a full application
• •Reduces the risk of refusal by identifying issues (design; size; materials; impact on neighbours) that can be resolved before formal submission
• •Does NOT guarantee approval — the advice is not binding on the planning authority

• *Pre-application advice fees for a householder extension in London (typical)*:
• •Written officer response: £100–£300
• •Meeting with officer (60–90 minutes): £300–£600
• •For listed buildings or conservation area applications: typically £200–£500 for written advice or meeting

• Pre-application advice is strongly recommended for:
• •Conservation area applications
• •Listed building consent applications
• •Extensions that are close to the policy limits (size, height, design)
• •Any application where refusal would cause significant delay or cost

**Planning decision outcomes**:

*1. Grant of planning permission (unconditional or subject to conditions)*

• The vast majority of householder planning applications in London (typically 85–90%) are approved. Planning permission may be granted:
• •Unconditionally — the development may proceed exactly as applied for
• •With conditions — standard conditions (e.g., 'development to be commenced within 3 years of the date of this permission'; 'materials to match the existing building unless otherwise agreed in writing'; 'no additional windows in the side elevation') and specific conditions relevant to the proposal. Conditions are enforceable — failing to comply with a planning condition is a breach of planning control

*Discharge of planning conditions*:

Many planning conditions require the applicant to submit information to the planning authority for approval before or during construction — for example, a condition requiring approval of materials samples before work commences, or approval of landscaping details before occupation. These are discharged by submitting the required information to the planning department via the Planning Portal. The application to discharge conditions has a fee of **£43 per request** (as of 2024). The planning department has 8 weeks (2 months) to determine a discharge of condition request.

*2. Refusal of planning permission*

If planning permission is refused, the refusal notice will state the reasons for refusal — typically by reference to specific planning policies that the proposal fails to meet (e.g., 'the proposal would result in an unacceptable loss of daylight to the adjacent property at [address], contrary to Policy DM3.4 of the Local Plan').

Options after refusal:

• **Option A: Revise and resubmit**
• •Amend the drawings to address the reasons for refusal and resubmit
• •A first resubmission within 12 months of the original decision does not attract an additional planning fee (the resubmission is free for one attempt)
• •The most common route — most refusals are due to design issues or neighbour impact that can be addressed by reducing size, adding obscure glazing, or adjusting the design

• **Option B: Appeal to the Planning Inspectorate**
• •An appeal is made to the Planning Inspectorate (PINS) — an independent government body — which reviews the decision
• •Householder appeals are decided by written representations (no hearing; no public inquiry) — the applicant and the local authority each submit written statements; the inspector visits the site and makes a decision
• •Householder appeal determination period: typically 16–24 weeks from the appeal being validated
• •No appeal fee for householder appeals
• •Appeal success rate for householder applications: approximately 25–35% nationally
• •Pre-application advice or a planning consultant's assessment of the merits of an appeal is strongly recommended before appealing

• **Option C: Apply for a Certificate of Lawful Development under PD**
• •If the refused proposal can be scaled back to within PD limits, an LDC application can confirm PD status without requiring planning permission

**The 3-year validity of planning permission**:

Granted planning permission is valid for 3 years from the date of the decision (unless a different period is specified as a condition). Development must be commenced (not completed — just 'materially commenced') within 3 years. A single foundation trench is sufficient to constitute commencement. If planning permission expires before commencement, a fresh application must be submitted.