London planning applications: who decides what gets built

London planning applications are the formal route by which most new buildings, extensions, changes of use and major regeneration schemes are tested against planning policy. For residents, journalists and urbanism researchers, the difficulty is not usually finding an application; it is understanding which authority is making the decision, which documents matter, and whether a public comment can influence the outcome.

In London, most applications are handled by the 32 boroughs or the City of London. The Mayor of London becomes involved only in certain larger or strategically significant cases. National planning policy, the London Plan and local plans all shape the decision, but they do not carry the same weight in every case.

London planning applications in the planning system

A planning application is a request for permission to carry out development. That can include a small rear extension, a change from office to residential use, a new housing estate, a tall building, transport infrastructure, or alterations to a listed building. Some works do not need a full application because they fall under permitted development rights, but those rules are limited and have conditions.

The legal decision is normally made by the local planning authority. In London, that usually means the borough council. Officers assess the scheme, consult statutory bodies where required, consider public comments, and write a report recommending approval or refusal. Smaller cases may be decided by officers under delegated powers. Larger or controversial schemes may go to a planning committee made up of councillors.

The Mayor’s role is separate. Under the Mayor of London Order, certain applications must be referred to City Hall, commonly because of their scale, height, housing numbers, strategic transport impact or location. The Mayor can allow the borough to decide, direct refusal in defined circumstances, or take over the application for his own decision. City Hall publishes material on referred applications, but the borough file often remains the most detailed source for drawings, objections and committee reports.

Who decides what

This split matters because a resident’s objection to a borough application is not the same as a representation in a mayoral call-in or an appeal. The right place to comment, and the deadline, depends on the procedural stage.

The policies that carry weight

Planning decisions are made in line with the development plan unless material considerations indicate otherwise. In London, the development plan normally includes the borough’s local plan and the London Plan. Neighbourhood plans may also matter where they have been adopted.

The London Plan is the strategic planning document for Greater London. It covers housing delivery, affordable housing, town centres, design, density, transport, green infrastructure, air quality, energy and climate resilience. Borough plans translate those strategic policies into more local site allocations, conservation rules, employment land policies and design expectations.

National policy also matters. The National Planning Policy Framework and national planning practice guidance influence how councils interpret issues such as housing need, heritage harm, viability, flood risk and sustainable development. National policy does not replace the local development plan, but it can become important where local policies are out of date or where a specific national rule applies.

Documents worth reading first

A large planning file can contain hundreds of PDFs. Start with the documents that explain the proposal and the decision framework, not the ones that simply repeat it.

The application form identifies the applicant, site address, ownership certificates and basic description of development. Proposed drawings show what would be built; existing drawings show the baseline. The design and access statement is useful for understanding the applicant’s case on layout, scale, appearance and access, though it is advocacy as well as explanation.

For major schemes, the planning statement links the proposal to policy. The transport assessment, daylight and sunlight report, environmental statement, flood risk assessment, energy statement, fire statement and affordable housing documents may be crucial, depending on the site. The officer report is the key public decision document because it summarises consultation, weighs policy issues and sets out recommended conditions or reasons for refusal.

Public comments and what counts

Public comments can matter, but only planning considerations carry weight. A valid objection is strongest when it connects a specific impact to policy or evidence. Examples include loss of daylight, overlooking, design quality, heritage impact, transport safety, flood risk, air quality, tree loss, servicing arrangements, noise, affordable housing provision, or conflict with an adopted plan.

Issues such as loss of private view, effect on property values, dislike of the developer, or general opposition to change are usually not material planning considerations. That does not mean residents cannot mention lived experience, but comments are more useful when they identify a document, drawing number, policy conflict or missing assessment.

For committee cases, late comments may still be published, but councils set their own deadlines and procedures. Some boroughs allow public speaking at planning committee meetings, often with advance registration and strict time limits.

Where to check official records

The most complete file is usually on the relevant borough’s planning register. Search by address, postcode, application reference or applicant name. The City of London has its own register for the Square Mile. For strategic cases, check the Greater London Authority’s planning application pages for mayoral reports and decisions.

Planning Portal guidance is useful for understanding application types and common procedures, but it is not the decision record for a London case. The UK government’s planning guidance explains decision-making principles. Planning Data, the official data platform for planning information in England, is useful for structured data, but coverage and completeness can vary by dataset and authority.

For historical or comparative research, keep a note of the application reference, decision date, committee date and any linked appeal. London schemes often return with amended drawings, reserved matters applications, discharge of conditions or non-material amendment applications, so the first permission is rarely the end of the planning trail.

Common traps when reading a file

Do not assume that “approved” means construction will start immediately. A permission may be subject to legal agreements, planning conditions, financing, land assembly, building safety rules and further technical approvals. Some permissions lapse if not implemented within the required period.

Do not treat the applicant’s description as neutral. It is a formal description, but it may compress major design, housing or public realm changes into a short sentence. Use drawings and officer reports to understand the actual effects.

Do not rely only on press coverage for the planning status. A scheme may be “approved by committee” but still await a Section 106 agreement, a mayoral Stage 2 decision, or final notice. Conversely, refusal by a borough may be followed by an appeal or revised application.

Checks before you comment or cite a decision

Confirm the application reference and site boundary. Read the latest revised drawings, not just the original submission. Check whether the case is delegated, going to committee, referred to the Mayor, or under appeal. Look for the officer report and any legal agreement heads of terms. If using the case for research, save the decision notice and record the date accessed, as planning portals can reorganise documents over time.