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

There are several different types of planning application relevant to London homeowners:

**Householder Planning Application**: for extensions, alterations, and changes to a single dwelling house. The most common application type for homeowners. Fee: £258 (as of December 2023, increased from £206).

**Full Planning Application**: for more complex projects — new dwellings, change of use, commercial works, or where a Householder application is insufficient. Fee varies: £462 for a single new dwelling; 4% of build cost for extensions on commercial premises.

**Prior Approval (Larger Home Extension Scheme)**: not a full planning application, but a notification and approval process for extensions exceeding standard PD limits (up to 6m for terraced/semi, 8m for detached). Fee: £258. The council has 42 days to respond; if they do not respond, Prior Approval is deemed granted.

**Lawful Development Certificate (LDC)**: confirms that proposed or existing works are lawful — either because they are Permitted Development (Proposed Use LDC: £258) or because they have been in place long enough that enforcement action is time-barred (Existing Use LDC: £258). Not a planning permission, but equally important for future sale.

**Listed Building Consent**: required for any works affecting a listed building, in addition to planning permission. No fee. Listed buildings require separate consent because they are individually protected — even internal works may require consent.

**Conservation Area Consent**: some works in Conservation Areas that would normally be PD require prior notification or planning permission. Check your local council's Conservation Area policies.

• **Step 1: Pre-application advice** (optional but recommended)
• Most London councils offer a pre-application advice service — a formal or informal discussion with a planning officer before you submit. This costs £50–£300 for a householder application depending on the borough. It is strongly recommended for:
• •Complex proposals (double-storey, basement, wrap-around)
• •Conservation area properties
• •Properties where previous applications have been refused
• •Where you are unsure how the planning policies apply

• **Step 2: Prepare the application**
• A Householder application requires:
• •A completed application form (done online via the Planning Portal: www.planningportal.co.uk)
• •Location plan (OS map at 1:1,250 scale showing the site in context)
• •Site plan (1:500 scale showing the site boundary and any structures within it)
• •Existing floor plans and elevations (accurate drawings of the current building)
• •Proposed floor plans and elevations (accurate drawings of the proposed extension)
• •A Design and Access Statement (required in Conservation Areas; optional elsewhere — but recommended)
• •Supporting documents if required by the council (Heritage Statement for listed buildings or Conservation Areas, Arboricultural Report if trees may be affected)

For most straightforward householder applications, drawings produced by an architect or architectural technician are required. rcbGroup can advise on finding suitable architectural support.

**Step 3: Submit the application** Applications are submitted online via the Planning Portal or, in some cases, directly to the council. Pay the application fee online.

**Step 4: Validation** The council validates the application — checks that all required documents are submitted and the fee is paid. Validation typically takes 3–7 days. If documents are missing, the application is returned with a list of what is needed.

**Step 5: Consultation and neighbour notification** The council notifies immediate neighbours (usually by letter) and any other statutory consultees (highway authority, Environment Agency, Historic England for listed buildings). Neighbours have 21 days to submit comments.

• **Step 6: Assessment**
• The planning officer assesses the application against the Local Plan, the National Planning Policy Framework (NPPF), and any relevant supplementary planning documents. Key assessment criteria for a householder application:
• •Impact on neighbouring amenity (loss of light, overlooking, overbearing presence)
• •Design quality and relationship to the existing building and street scene
• •Impact on trees
• •Compliance with permitted development limits (even where PD does not apply, the PD limits often inform planning policy on acceptable extensions)
• •Conservation Area character (if applicable)

**Step 7: Decision** Most Householder applications are determined by a planning officer under delegated authority (not by a full council committee). The statutory target is 8 weeks from validation. In practice, many London boroughs take 8–14 weeks, and complex applications can take longer.

• Possible outcomes:
• •Approval (may have conditions)
• •Refusal (with reasons given)
• •If neither, the applicant can appeal after the statutory target period has passed

The most common reasons for refusal of householder planning applications in London:

**1. Loss of light to neighbouring properties**: The most frequently cited reason. Planners use the 45-degree rule informally — if any part of the proposed extension, measured in plan or section from the nearest window of a neighbouring property, exceeds 45 degrees from the window, it may be considered to cause unacceptable loss of light. This is a guide, not a strict rule — BRE sunlight and daylight assessments (BS EN 17037) provide a more rigorous approach.

How to avoid: keep extensions to a reasonable height and depth relative to the location of the nearest neighbour's windows; consider a pitched or mono-pitch roof that is lower at the boundary than at the house; consider a consultation with the planning officer before submitting.

**2. Loss of privacy (overlooking)**: Adding windows, roof terraces, or balconies that overlook a neighbour's garden or habitable room windows.

How to avoid: position windows carefully; use obscure glazing for side windows close to the boundary; avoid flat-roof terraces on single-storey extensions at the rear where rear-elevation windows overlook neighbours.

**3. Overbearing bulk**: A large extension (particularly a double-storey or wrap-around) can appear overbearing or dominant relative to the existing house or the neighbouring properties.

How to avoid: design the extension to be set back from the boundary; use materials that relate to the existing; keep the bulk modest relative to the original house; step the extension down at the boundary.

**4. Design out of character with the area**: In Conservation Areas especially, an extension that uses inappropriate materials, window proportions, or architectural style may be refused.

How to avoid: use materials that match or complement the existing building; consult the council's Conservation Area Appraisal for design guidance; engage an architect with experience of the specific borough.

**5. Impact on trees**: If trees protected by Tree Preservation Orders (TPOs) or in a Conservation Area are within the construction zone, the council may refuse or impose conditions to protect them.

How to avoid: engage an arborist early; commission a Tree Survey and Arboricultural Impact Assessment if there are trees within 15 metres of the proposed construction.

• **Planning conditions**: most planning approvals include conditions — requirements that must be met before or during construction. Common conditions for householder applications:
• •Approved drawings condition: only the drawings listed can be built
• •Materials condition: materials must match the existing building (or be submitted for approval)
• •No further windows condition: no additional windows in certain locations
• •Landscaping condition: replacement trees or screening required
• •Construction Management Plan (CMP): for sites in London, many boroughs now require a CMP before work starts

Never breach a planning condition — conditions run with the land and can cause problems on future sale.

**Pre-commencement conditions**: some conditions must be discharged (approved by the council) before work starts. Submit the required details to the council and wait for written approval before beginning construction.

**Appeals**: if planning permission is refused, you have the right to appeal to the Planning Inspectorate (a government body independent of the council). The appeal timescale is 24–40 weeks for a written representations appeal. Appeals are worth pursuing where the refusal reasons are weak or contrary to planning policy. An architect or planning consultant can advise on appeal prospects.

**Non-material amendments**: minor changes to an approved scheme can be made via a Non-Material Amendment (NMA) application — a free application to the council. Changes that affect the overall design or character require a new application.

**Discharge of conditions**: when conditions require specific approvals before or during construction, submit a Discharge of Condition application with the relevant documents (materials samples, construction management plan, etc.). Fee: £34 per request.

**Validity period**: a Householder planning permission is valid for 3 years from the date of grant. The works must START (commence materially) within this period.

**Starting the works**: to 'start' a planning permission, a material start must be made — typically digging foundations, setting out the site, or other clearly visible commencement of construction. Courts have held that minor acts (like putting in a post) can count as a start if genuinely intended to commence the works. If in doubt, start meaningfully and clearly.

**Lawful Development Certificate for started works**: if you are concerned that a planning permission is about to expire, a Lawful Development Certificate confirming the works have commenced is useful evidence.

**Extension of time**: there is no formal mechanism to extend a planning permission. If it expires before you can start, you must reapply. In practice, many councils will treat a reapplication for the same scheme favourably if the planning policy has not changed.

**Changing a permission**: significant changes to an approved scheme require a new application. Minor changes can be made via Section 73 (to vary or remove conditions) or Non-Material Amendment routes.

**Discharge conditions before starting**: be careful to discharge any pre-commencement conditions before starting on site. Starting before conditions are discharged (where required) can invalidate the planning permission.