About planning in the UK.
Planning categories:
Even small developments in London are rarely “straightforward.” Local policy, Article 4 Directions, and borough-specific interpretation often remove Permitted Development rights entirely.
However, local constraints such as site-specific limitations and Article 4 Directions vary by council and are increasingly common, and frequently override any Permitted Development rights, so assumption may be risky.
For this reason, we strongly recommend formalising any proposal through an application. This provides legal confirmation from the council that the works are compliant and immune from enforcement.
For further reading and detailed breakdown of: How we determine required documentation, What councils expect in submissions, How planning officers assess applications, Read our deep dive here.
Successful applications:
Selected planning approvals across London boroughs:
How we are different:
We operate on the principle that the most successful developments are shaped long before an application is submitted. Early-stage strategic input is not optional-it is fundamental. By engaging at the outset, we are able to structure the entire planning approach, align it with policy realities, and ensure resources are deployed efficiently from day one. This results in better outcomes, reduced risk, and improved value for your project.
Our approach enables you to:
- Access planning strategy advice during property acquisition, before financial commitment
- Identify planning, policy, and site-specific risks at the earliest possible stage
- Undertake rapid feasibility testing to establish development viability
- Minimise redesign cycles, delays, and avoidable application refusals later in the process
What this delivers in practice:
- A clear, evidence-based recommendation on the optimal application route (e.g. Pre-Application, Lawful Development Certificate, Householder, or Full Planning Application)
- A realistic programme setting out design development and statutory approval timelines
- A curated planning intelligence pack, including relevant policy extracts and precedent case studies to support a stronger submission strategy
Why work with us:
- London borough experience
- Fast turnaround
- Fixed transparent pricing
- Planning + design together
- Honest feasibility advice
Pricing packages:
Planning Consultation (Initial Review)
Get clarity before spending hundreds.
Redeemable if we are appointed.
- suitability review
- up to 30 min consultation
- Existing layout review
- Written next-step roadmap
Project Clarity Package
For early-stage project owners needing direction
See the goal before aiming.
- Feasibility review
- 60–75 min consultation
- Existing layout review
- One concept direction
- Written next-step roadmap
Planning & Design Package
For most London flats and planning projects,
- Developed design concepts
- Planning drawing set (existing + proposed)
- Layout refinement
- Planning strategy guidance
- Revision cycle included
For clarity regarding how we set our fees, we will be publishing our fee chart in the near future.
For simple applications, scope of total GIA below 100sqm, see fixed-fee options here.
Optional Specialist Support
Subject to each site, it may necessary to obtain specialist assessments and coordination. This shall be communicated after the initial package. Potential add-ons are listed below:
- High precision surveys via 3D scanning specialist
- Transport report
- Structural engineer coordination
- Energy and water usage assessments
- Sustainable drainage System Design Coordination
Ecology and Biodiversity
Do I have to worry about building control now? Now "Front-loaded" Building Regs Requirements
Planning and Building Control used to be entirely separate departments and processes. However, recent reforms have inserted preliminary assessments requirements to be met in the planning stage.
Granted with Conditions: Now what?
Pre-construction Condition
- Often an application would be considered generally acceptable, with technicalities to satisfy.This would be considereda "condition". If it's a "Pre-construction Condition", then exactly as worded, this has to be sastisfied via an application prior to breaking ground.
Pre-occupation Condition:
If the requested condition is "Pre-occupation", then the project is okay to begin, with awareness that prior to handover, all pre-occupation conditions shall be satisfied.