Planning applications
Planning strategy and applications for homeowners and developers across London, from a lawful development certificate to multi-unit schemes. Much of the work happens before submission: choosing the right route and anticipating the council's concerns while the design can still respond.
- Householder and minor applications
- 8 week target decision
- Major applications
- 13 week target decision
- Householder appeals
- Within 12 weeks of refusal
- Also prepared
- Lawful development certificates, prior approvals, listed building consent
Who this is for
Owners planning an extension, loft or basement, often in a conservation area; landlords converting property; and developers bringing forward new homes and mixed-use schemes. If an application has already been refused, or an enforcement notice received, we review the position and advise on the next step, working with Green Code Consultants where specialist planning input is needed.
What we prepare
- Householder applications for extensions and alterations to houses
- Full planning applications for new homes, conversions and commercial schemes
- Lawful development certificates confirming permitted development
- Prior approval applications, including larger rear extensions and some changes of use
- Listed building consent for works to listed buildings
- Conservation area design and heritage statements
- Resubmissions and appeals after a refusal
How the process runs
- Planning appraisal. The site's history, designations and the council's policies, and decisions on comparable nearby properties.
- Strategy. The route (permitted development, prior approval or a full application) and whether pre-application advice is worthwhile.
- Drawings and documents. Plans, elevations and 3D views, with the statements and supporting reports the council requires.
- Submission. Submitted through the Planning Portal, with validation queries handled promptly.
- Negotiation. We stay in contact with the case officer, respond to comments, and agree amendments where they help secure approval without diluting the design.
- Decision and conditions. Once approved, we advise on discharging conditions before work starts.
Working in conservation areas and with listed buildings
Councils expect proposals in conservation areas to preserve or enhance the area's character, and works to listed buildings need listed building consent as well as planning permission. We read the conservation area appraisal before designing, and write heritage statements that explain how the design responds. Read our guide to renovating in a London conservation area.
Common questions
How long will planning take?
Councils aim to decide householder and minor applications within 8 weeks of validating them, and major applications within 13 weeks. Validation itself can take a week or more, and councils sometimes ask for an extension of time to negotiate changes. We build this into the programme rather than assume the target date.
Is pre-application advice worth it?
For straightforward extensions, usually not. For new homes, larger schemes, or work in conservation areas and to listed buildings, the council's pre-application service gives an early view and can avoid a refusal. Most councils charge for it.
How do you deal with the conservation or heritage officer?
We read the conservation area appraisal and any listing description before designing, test the scheme against the officer's likely concerns, and set out the reasoning clearly in a heritage statement. Where the officer raises points during the application, we respond with considered amendments rather than concessions that weaken the design.
What is a lawful development certificate, and do we need one?
A formal confirmation from the council that a proposal is lawful without planning permission, usually because it falls within permitted development. It isn't compulsory, but it gives certainty and is often requested when you sell.
What happens if the application is refused?
You can amend the scheme to address the reasons and resubmit, or appeal to the Planning Inspectorate. Householder appeals must be lodged within 12 weeks of the decision. We advise which route has the better prospect.
Should we speak to the neighbours first?
Usually, yes. The council notifies neighbours and invites comments, but a conversation before submission often avoids objections, particularly in close-knit streets.
