London planning applications: who decides, what to read and where to check

London planning applications are the formal route through which most building, land-use and major public-realm changes are assessed in the capital. For residents, campaigners, researchers and development watchers, the key difficulty is not finding a single “London” planning file. It is knowing which authority holds the file, which documents carry weight, and when a borough decision may be shaped by the Mayor of London, national policy or a specialist development corporation.

This page explains the main decision points and the records worth checking before drawing conclusions from an application.

Who handles London planning applications

Most planning applications in London are submitted to the local planning authority: usually one of the 32 London boroughs or the City of London Corporation. The application file normally sits on that authority’s planning portal and may include drawings, statements, consultation responses, officer reports and decision notices.

Some areas are handled differently. The London Legacy Development Corporation and the Old Oak and Park Royal Development Corporation have planning powers in their designated areas. Transport, heritage, environmental and infrastructure bodies may also be consultees, but being consulted is not the same as being the decision-maker.

The Mayor of London is not the planning authority for every large scheme. The Mayor’s role is strongest where an application meets the thresholds for strategic referral under the Mayor of London Order. Those thresholds can relate to scale, height, housing numbers, strategic transport effects, Green Belt or other London-wide issues. The Greater London Authority publishes records for referable applications and decisions on its planning pages.

Key records and what they tell you

A planning file can contain dozens, and sometimes hundreds, of documents. The most useful records depend on the stage of the case.

Do not rely only on the proposal description. It can be short and may not capture the practical effect of a scheme, such as servicing arrangements, affordable housing tenure, loss of workspace, tree removal or changes to pedestrian routes.

How the Mayor of London fits in

For strategic cases, the borough usually consults the Mayor at an early stage. The GLA then issues a Stage 1 response, which comments on whether the proposal complies with the London Plan and identifies issues to resolve. After the borough resolves to grant or refuse permission, the case may return to the Mayor at Stage 2.

At Stage 2, the Mayor may allow the borough to determine the application, direct refusal, or in some cases take over the application for the Mayor to decide. The precise route depends on the legal powers available and the circumstances of the case.

For readers tracking a major scheme, it is worth comparing three documents: the borough officer report, the GLA Stage 1 response and any Stage 2 decision letter. Differences between them often reveal the live policy issues, such as affordable housing viability, tall building impacts, transport mitigation, energy strategy or industrial land loss.

Policy sources to check

London planning applications are assessed against a hierarchy of policy and material considerations. The London Plan is the spatial development strategy for Greater London and is central to issues such as housing delivery, design, transport, town centres, industrial land, green infrastructure and climate resilience.

Local plans, neighbourhood plans where applicable, supplementary planning documents and site allocations add borough-level detail. National policy also matters, including the National Planning Policy Framework and planning legislation. For larger or more complex schemes, environmental statements, transport assessments, fire statements, heritage assessments and viability material may be part of the evidence base.

The UK government’s Planning Data platform is useful for structured planning and land-use datasets, but it does not replace the local case file. Borough portals remain the first stop for live applications, comments, drawings and decision documents.

Consultations and public comments

Public consultation is usually run through the local planning authority. Neighbour notification letters, site notices and press notices may apply depending on the type of application. Many applications have a defined comment period, but late comments may or may not be considered depending on timing and local procedures.

A useful objection or support comment is specific. It should refer to planning matters such as land use, design, daylight and sunlight, heritage, transport, trees, public realm, housing mix, affordable housing, noise, servicing or policy compliance. General dislike of a developer, private property disputes and effects on house prices are unlikely to carry the same planning weight.

If an application is going to committee, check the committee agenda, officer report, addendum papers and speaking rules. Some authorities require speakers to register before a deadline. The most current information may appear in a late addendum rather than the original report.

Common traps when reading an application

The first trap is confusing submission with approval. A validated application is not permission to build. Conditions, legal agreements and later reserved matters can also affect what is actually delivered.

The second is treating consultation responses as final decisions. A transport, heritage or environmental consultee may raise objections or request conditions, but the planning authority must still weigh the full planning balance.

The third is missing revisions. Applicants often submit amended drawings, revised housing schedules or updated technical reports. Always check document dates and drawing revision numbers before citing a figure.

The fourth is overlooking legal agreements. For major schemes, a Section 106 agreement may secure affordable housing, public realm works, employment measures, carbon offset payments, transport improvements or other obligations. These details may not be fully captured in the headline decision notice.

Where to start your own check

For a specific London site, begin with the local planning authority portal and search by address, postcode or application reference. Then check whether the scheme appears on the Mayor of London’s planning application pages. For policy context, read the relevant London Plan policies and the borough local plan. For structured datasets or boundary checks, use the Planning Data platform where available.

Before relying on any single source, compare the latest drawings, the officer report, the decision notice and any GLA correspondence. If those records conflict, treat the newest formal decision document as the starting point and check whether later amendments, appeals or discharge-of-condition applications have changed the position.