How to Read a Planning Application in London: A Practical Guide

Every day, dozens of planning applications are submitted across London’s 32 boroughs and the City of London. Whether you live next to a proposed development, run a local business or work in housing or transport, knowing how to read these applications helps you understand what is being built, why it matters and how you can have a say. This guide walks you through the process step by step, using official sources and practical tips.

Why Planning Applications Matter

Planning applications are the formal requests for permission to develop land or change the use of a building. They determine the shape of London’s streets, homes, offices and public spaces. Reading them allows residents, community groups and professionals to:

• Check whether a proposal complies with local planning policies
• Understand the likely impact on daylight, traffic, noise or heritage
• Submit informed comments during the consultation period
• Hold developers and councils accountable to published standards

Where to Find Applications

Every London borough runs its own online planning register, usually accessible through the council’s website. The quickest way to locate a specific application is to search by address or postcode. The Planning Portal also provides a national search tool that links to local authority systems. For larger schemes that may be called in by the Mayor of London, the Greater London Authority’s planning pages list applications referred under the Town and Country Planning Act. You can also use the London Datastore to download raw planning data for analysis.

Understanding Application Types

Applications are not all the same. The table below summarises the most common types you will encounter in London.

Some applications are classed as ‘major’ (e.g., 10+ homes or 1,000+ sqm of floorspace) and trigger a longer consultation period plus referral to the GLA if they depart from the London Plan.

Key Documents to Examine

Every application must include a set of drawings and a design and access statement (for most major schemes). The documents you should scan first are:

• Location plan – shows the site boundary and surrounding context
• Existing and proposed floor plans – indicate room sizes, layout changes and internal circulation
• Elevations – show the building’s appearance from all sides, including materials and fenestration
• Sections – cut-through views that reveal height changes and floor-to-ceiling dimensions
• Planning statement – explains how the proposal meets local and London-wide policies
• Transport assessment (for larger schemes) – analyses trip generation, parking, cycling and public transport access
• Daylight and sunlight report – assesses the impact on neighbouring properties

If any of these documents are missing or illegible, you can request clarification from the case officer – contact details are usually on the application page.

How to Read the Plans and Drawings

Start with the location plan to confirm the site boundary and nearby buildings. Then compare the existing and proposed floor plans: look for changes in room numbers, window positions and access routes. On elevations, check the height of the building relative to neighbours and the proposed materials (brick, metal, glass, etc.). For tall buildings, the Townscape and Visual Impact Assessment (TVIA) will show how the tower fits into the wider skyline.

Pay attention to the scale bar – drawings are often at 1:100 or 1:200. If a drawing says ‘do not scale’, it means the printed version may not be accurate; you must rely on the dimensions written on the plan. Cross-reference floor area calculations with the planning statement to spot inconsistencies.

Consultation Periods and How to Comment

Once a valid application is registered, the borough publishes a public consultation notice. For householder applications, the comment period is typically 21 days; for major schemes it can be 30 days or longer. Neighbours are notified by letter, but anyone can submit a comment online. Check the specific borough’s website for the exact deadline – some councils accept comments only until 5pm on the closing date.

Your comment should be focused on planning matters – such as design, traffic, overlooking, heritage impact or policy compliance – rather than personal objections. The case officer will summarise all representations in a report that goes to the planning committee (if the application is decided by committee) or to delegated decision.

Tips for Effective Responses

• Cite specific policies from the borough’s local plan or the London Plan (e.g., Policy D4 for tall buildings, Policy T2 for active travel)
• Reference the documents you have reviewed (e.g., “the transport assessment shows a 15% increase in peak-hour vehicle trips, which contradicts Policy T1 of the London Plan”)
• Keep your comment concise – bullet points are more effective than long paragraphs
• Submit before the deadline – late comments are often not considered
• If you cannot attend the planning committee, consider writing a pre-committee letter to the chair

Limitations and Next Steps

Not all planning decisions are made public in the same level of detail. Small ‘permitted development’ changes do not require a full application, and some proposals are approved under delegated powers without a committee hearing. If you are unsure about a decision, you can request the officer’s delegated report or committee minutes.

If you want to track applications in your area, many boroughs offer email alerts. You can also use the London Datastore’s planning data feeds to download raw application records for analysis. The London Plan and borough local plans are the key policy documents that shape every decision – reading them will give you a stronger basis for interpreting any application. For further guidance, the Royal Town Planning Institute publishes plain English resources on planning processes.