Planning Applications

A Homeowner's Guide to Planning Applications Navigating the process from submission to decision with expert guidance from the London Extend team.

A Simple Introduction from Our Experience

At London Extend, we've guided hundreds of London homeowners through the planning application maze. It can seem like a daunting journey filled with technical jargon, complex paperwork, and uncertain timelines. Our goal with this guide is to demystify the process for you.

This page breaks down what a planning application is, when you'll need one, and what to expect along the way. We want to replace uncertainty with confidence, providing you with the foundational knowledge to move your home extension project forward. Our firm offers a comprehensive range of services, from initial design to managing the entire application on your behalf, but our first priority is always to ensure you are well-informed.

The Concept in Plain English

Think of a planning application as the formal process of asking your local council for official permission to carry out a "development." That development could be anything from building a new rear extension to changing how a property is used. There isn't a single 'one-size-fits-all' application; the type you need depends entirely on the work you're proposing.

Common application types we handle for our clients include:

• Full Planning Permission: For new builds or significant alterations.

• Householder Application: For most extensions, loft conversions, and outbuildings.

• Lawful Development Certificate (LDC): To legally confirm that a project doesn't need planning permission or that an existing use is lawful.

• Retrospective Application: For work that has already been carried out without permission.

• Variation of Condition: To change or remove a condition on a previous planning approval.

It's also crucial to understand that if your home is a listed building, you will almost certainly require Listed Building Consent in addition to any planning permission. This is a separate, and often more detailed, application process.

When is Planning Permission Actually Required?

This is the most common question we hear, and the answer isn't always straightforward. Certain large-scale projects, like constructing an entirely new house or a large commercial building, will always require full planning permission.

However, many common home improvement projects fall under what are known as Permitted Development Rights. These are a set of national grants of planning permission which allow you to carry out certain types of work without needing to apply for full planning permission, provided you adhere to a strict set of rules regarding size, location, and materials.

While this sounds simple, we have seen many projects run into trouble when homeowners assume their plans are covered. This is why we almost always recommend applying for a Lawful Development Certificate (LDC) before starting any work under Permitted Development. An LDC is official proof from the council that your project is lawful. It's a relatively inexpensive 'insurance policy' that provides peace of mind and is invaluable when you come to sell your property.

How This Impacts Your Project in London

Navigating planning in London adds another layer of complexity. Each borough has its own unique Local Plan, and what is acceptable in Lambeth might be viewed very differently in Westminster.

Factors that frequently affect London properties include:

• Conservation Areas: If your property is in a Conservation Area, your Permitted Development rights will be restricted. Even minor changes, like altering a window, might require permission.

• Article 4 Directions: Councils can use an Article 4 Direction to remove specific Permitted Development rights in a certain area. This is common in conservation areas to protect the character of the neighbourhood.

• Flats and Maisonettes: It's a critical point many people miss: flats and maisonettes have no Permitted Development rights. Almost any external alteration will require a full planning application.

• Previous Planning Conditions: A condition attached to a past planning approval on your property may restrict what you can do now, overriding standard Permitted Development rights.

Before you invest time and money in drawings, always check the specific rules for your property and your borough. A failure to do so can lead to costly enforcement action.

The Official Process Step-by-Step

Once it's established that you need to apply, the process generally follows these key stages:

1. Preparation and Submission: Your application is more than just a form. It's a comprehensive package of documents that must be prepared correctly. Every council publishes a Local Validation List detailing exactly what they require. As a minimum, this typically includes:

   • Completed application forms.

   • A full set of scaled architectural drawings (existing and proposed plans, elevations, sections, roof plans, site plans).

   • A Design and Access Statement (explaining the design thinking and how it complies with policy).

   • The correct application fee.

   • Depending on the project, you may also need specialist reports like a Heritage Impact Assessment, Flood Risk Assessment, or an Arboricultural (Tree) Report.

2. Validation and Consultation: Once submitted, a council officer checks that all the necessary documents are present. If they are, the application is deemed "valid," and the clock starts. The council will then consult with neighbours, parish councils, and statutory bodies like the Highways Authority for their comments.

3. Officer Assessment and Decision: A planning officer is assigned to your case. They will assess your proposal against national and local planning policies, consider the consultation responses, and visit the site. They then write a detailed report recommending either approval or refusal.

   • For most straightforward applications, this leads to a delegated decision, where the officer issues the final approval or refusal.

   • For larger, more complex, or controversial applications, the decision is made by a vote at a Planning Committee meeting of elected councillors.

Timelines: The statutory deadline for most householder applications is 8 weeks from validation, and 13 weeks for major developments. In our experience, many London councils are under-resourced and often struggle to meet these deadlines, sometimes requesting an "extension of time" to avoid a non-determination appeal.

Common Pitfalls We've Seen

• Invalid Applications: The most common delay. Submitting an application with missing or incorrectly formatted documents will get it rejected before it even starts.

• Ignoring Listed Building Consent: We cannot stress this enough: carrying out unauthorised works to a listed building is a criminal offence. The penalties can be severe, including unlimited fines and even imprisonment. Always check.

• Misunderstanding the Reasons for Refusal: If an application is refused, the council provides specific reasons referencing planning policies. The next step—whether to amend and re-submit or to appeal—depends entirely on a strategic assessment of these reasons.

• "Free Go" Misconceptions: If your application is refused or withdrawn, you can generally resubmit a similar scheme for free within 12 months. However, you only get one "free go," so it's vital to use it wisely by properly addressing the council's previous concerns.

Our Concluding Advice

You are legally entitled to prepare and manage your own planning application. However, the real question is one of risk, time, and maximising your chances of a first-time approval. For complex sites, or projects in sensitive areas like Conservation Areas or the Green Belt, the expertise of a planning consultant can be invaluable. We understand how to interpret policy, what your local council is likely to approve, and how to present your case in the most compelling way.

What if permission is refused?

A refusal is not the end of the road. You have two primary options:

1. Revise and Resubmit: This is often the best route if the refusal is based on specific, easily resolvable design issues (e.g., the extension is too deep, or a window is overlooking a neighbour).

2. Appeal to the Planning Inspectorate: If you believe the council’s decision is wrong, subjective, or misinterprets planning policy, you can appeal. An independent Inspector will review the case and has the power to overturn the council's decision. Strict deadlines apply for lodging an appeal, typically 12 weeks for a householder application.

Navigating the planning system requires diligence and expertise. If you're considering an extension or alteration to your home, understanding these fundamentals is the first step toward a successful project.

Should you wish to discuss your specific plans, our team at London Extend is here to help. Our initial advice is always complimentary.