Planning Permission Guide for London Homeowners (2026)

Not every home improvement project in London requires a planning application. Many common works fall under Permitted Development rights — an automatic grant of planning permission for defined categories of work.

However, several factors can remove or restrict Permitted Development rights:

If Permitted Development rights apply, you do not need to submit a planning application — but you may want to apply for a Lawful Development Certificate to confirm the works are lawful. This is a formal document from the local planning authority confirming no planning permission was required.

• Living in a Conservation Area
• Living in a Listed Building
• Previous Permitted Development rights being removed by a planning condition on the property
• The property being a flat or maisonette (flats generally have no Permitted Development rights for extensions)
• Works exceeding the volume, height, or footprint limits set by the General Permitted Development Order

You typically need to apply for planning permission when:

• Your proposed extension exceeds Permitted Development limits
• You are in a Conservation Area and the work affects the exterior appearance
• You are altering or extending a Listed Building (also requires Listed Building Consent)
• You are changing the use of a building (e.g., converting a house into flats)
• You are building a new dwelling
• You are making large-scale roof alterations
• Local planning conditions have removed Permitted Development rights from your property

Permitted Development rights apply to houses (not flats). Key limits for common projects:

Always check with your local planning authority or an architect before assuming Permitted Development applies. Rules change and individual properties may have conditions or restrictions not visible from the title register.

From December 2023, planning application fees in England increased significantly.

For a typical householder application (extension or loft conversion):

This fee is set nationally and applies across London. Some local authorities may apply additional pre-application charges.

• Householder application fee: £258 (as of 2024)

A standard grant of planning permission is valid for 3 years from the date of the decision. You must commence the approved works within this period.

Planning permission is often granted with conditions attached. Common conditions include:

You must comply with all conditions, including any pre-commencement conditions, before starting work.

• Materials to match the existing building
• Drainage details to be approved before works commence
• Obscure glazing required on certain windows
• No permitted development rights for future extensions (to protect neighbouring amenity)
• Archaeological investigation required before groundworks

Greater London has over 1,000 designated Conservation Areas covering significant historic and architectural areas. In a Conservation Area, the rules are stricter. Exterior changes that would normally fall under Permitted Development may require planning permission.

If your property is in a Conservation Area:

Common Conservation Areas in London include most of Kensington & Chelsea, large parts of Richmond, Camden, Islington, Hackney, and Wandsworth.

• Always check with the local planning authority before starting work
• Design guidance may require materials and appearance to complement the character of the area
• Extensions should typically be subservient in scale and sympathetic in design

• Check the local authority's design guidance — many London boroughs publish Supplementary Planning Documents (SPDs) on extensions and alterations. Following this guidance increases approval chances significantly.
• Speak to a planning officer informally before submitting — most authorities offer pre-application advice (sometimes free, sometimes charged). This can confirm whether the design is likely to be accepted and flag issues early.
• Use high-quality drawings — poorly prepared drawings are the single biggest cause of delays and refusals. Accurate and complete drawings demonstrate the proposal clearly.
• Design to be subservient — extensions should generally be set back from the principal elevation, lower in height than the host building, and finished in materials that complement the existing building.
• Manage neighbours — while not required, informing neighbours of your plans before submitting can reduce the chance of objections. Objections on planning merit (not personal preference) are most likely to influence a decision.
• Address amenity concerns — assessors will consider the impact on neighbouring amenity: overshadowing, overlooking, and loss of daylight. Well-designed proposals minimise these impacts.

• Check whether Permitted Development rights apply
• Check whether your property is in a Conservation Area
• Check whether your property is Listed
• Check your title register for any planning conditions restricting development
• Commission professional architectural drawings
• Consider pre-application advice from the local planning authority
• Prepare all required documents (form, plans, ownership certificate, fee)
• Submit via the Planning Portal or directly to your local authority
• Inform neighbours (not required but recommended)
• Allow 8 weeks for the standard determination period