Planning application architects in London: dealing with 33 authorities

A planning application is the formal request to your council for permission to build or change something. In London that council is one of 33, and the way you find, track and argue your case differs from one to the next. This page walks through the London-specific steps. For the general process see our planning applications page, and for the borough picture see the London hub guide.

Where do you start with 33 different councils?

Confirm your authority from your postcode with GOV.UK's council finder. Some London addresses sit on a borough boundary, and a street can change authority at a junction, so check the property itself. Then open that borough's planning pages and look for four things: the online application register, the list of conservation areas, any Article 4 directions, and the validation requirements for your type of application. Our guide to finding your local planning authority covers the national steps.

The Mayor's London Plan sits above the borough policies, and its small-sites policy, for sites under 0.25 hectares, is relevant when an application adds homes (London Plan 2021, chapter 4). For most householders it is background. The borough's own Local Plan and design guidance carry the weight.

What do London's decision figures mean for your chances?

They give context, not a forecast. London's authorities decided 23,967 householder applications between July 2025 and June 2026 and granted 85.8% (MHCLG). Because those are pooled across 33 authorities, a single borough's rate can differ widely. What improves your odds is a scheme that follows the borough's own guidance, which is why architects read the officer reports on recent decisions in the same street before they draw.

How do Article 4 directions and conservation areas shape an application?

They decide whether you need an application at all. Islington says it has removed permitted development rights in 40 of its 42 conservation areas (Islington). Haringey describes four directions within conservation areas (Haringey). Lambeth lists nine areas and publishes its directions as downloadable data (Lambeth). The works restricted differ by direction, so open the direction document for your area, not only the summary page.

Is pre-application advice worth paying for in London?

It can be, for a scheme that pushes against guidance, such as a deep extension, a basement or a roof alteration in a conservation area. What the council provides varies. Richmond upon Thames, for example, offers a charged written service for householders with non-listed homes, and its page says it does not include an officer meeting (Richmond). Ask any borough how long the advice takes, who writes it and whether it is recorded on the file. Advice is not binding, so treat it as an early signal.

What will the council ask you to submit?

A valid application needs the national documents, and a council may add its own local list of requirements. For a householder scheme that usually means existing and proposed plans, elevations and sections, a site location plan, an ownership certificate and the fee. A borough may also ask for extra material when the property is in a conservation area, near trees or in a flood zone, and for basements it can require engineering reports. Read the list on the borough's website before you brief the drawings, because an application that lacks something is held as invalid and the clock does not start.

How do you follow your application once it is in?

Each borough has an online register where the case officer's name, the consultation dates and the comments appear. Check it weekly. Neighbours' comments are public there, and answering a concern promptly, with a revised drawing if needed, usually matters more than waiting for the deadline. If the officer asks for changes, your architect should tell you what the revision costs and whether to agree an extension in writing, so that a refusal does not arrive at the end of the eight weeks.

What does it cost and how long does it take?

The householder application fee for a single dwelling is £548 from 1 April 2026 (Planning Portal). It does not cover drawings, reports or specialist consultants. Councils are expected to decide within 8 weeks unless you agree a longer period in writing (GOV.UK). In London we calculate 93.5% of householder decisions were made within 8 weeks or an agreed extension in the year to June 2026, though that sum hides slower and faster boroughs.

What if the council refuses?

You can usually amend and resubmit, or appeal. The Planning Inspectorate allows 12 weeks from the decision notice to appeal a refused householder application, such as a rear extension on a Hackney terrace, and 6 months for most other refusals or for conditions (Planning Inspectorate). If the council has served an enforcement notice on the same development, that window can shrink to 28 days. Read the reasons for refusal against the borough's cited policies, because that tells you whether a redesign or an appeal is the better route. An architect who knows the borough's officers and committee can often judge that quickly.

What should you ask an architect before they submit?

• Which policies and guidance documents from my borough will the officer use to judge this scheme?
• Do you recommend pre-application advice, and what would it cost and cover?
• Who prepares the validation documents, such as plans, design and access statement or technical reports?
• How do you handle neighbour objections and officer queries during the 8-week period?
• Are council fees, consultants and a lawful development certificate included in your quote or extra?

Check each name on the ARB register of architects before you appoint, and compare written quotes that cover the same scope. For fee structures, see our guide to what architects charge.