Understanding London’s Planning Application Process

The process of planning and development in a vast and dynamic city like London is complex. For residents, developers, and urbanism enthusiasts alike, understanding the planning application process is crucial. This guide aims to demystify the journey of a planning application in London, from its initial submission to the final decision, drawing on official guidance and specialist insights.

What is a Planning Application?

A planning application is a formal request to a local planning authority (LPA) for permission to carry out building or other development. In London, LPAs are typically the borough councils, though some larger or strategically important applications may be handled by the Greater London Authority (GLA) or involve referral to the Secretary of State.

The Stages of a Planning Application

Pre-application Advice

Before formally submitting an application, it is highly recommended to seek pre-application advice from the relevant LPA. This allows applicants to discuss their proposals, understand potential issues, and ensure the application is as complete and compliant as possible. This stage can save significant time and resources later in the process.

Submission of the Application

Applications are usually submitted online via the Planning Portal. A comprehensive set of documents is required, including plans, elevations, site notices, and a completed application form. The specific requirements depend on the scale and nature of the proposed development.

Validation

Once submitted, the LPA will validate the application. This means checking that all necessary documents and fees have been provided. If the application is incomplete, it will be returned, and the applicant will be notified of the missing information.

Consultation

Upon validation, the LPA will publicise the application. This typically involves:
* Statutory consultees: Such as statutory bodies like Transport for London (TfL) or the Environment Agency, depending on the nature of the development.
* Neighbour notification: Letters sent to adjoining properties.
* Site notice: Posted at or near the application site.
* Public advertisement: In local newspapers or on the LPA’s website.
The consultation period allows interested parties to view the plans and make comments.

Assessment

An appointed planning officer will assess the application against local and national planning policies, including the London Plan, the relevant borough’s Local Plan, and other material considerations. They will consider the comments received during the consultation period.

Site Visit

The planning officer may conduct a site visit to understand the context and impact of the proposed development.

Officer’s Report and Recommendation

The planning officer will prepare a report summarising the proposal, the planning policies, the consultation responses, and their professional recommendation (either to approve or refuse).

Decision Making

The decision is usually made by:
* Delegated powers: For minor applications, the decision is made by senior planning officers.
* Planning committee: For major or controversial applications, the decision is made by elected councillors at a public planning committee meeting.

Decision Notice

The applicant will receive a formal decision notice, stating whether planning permission has been granted (often with conditions) or refused. If refused, the notice will explain the reasons.

Appeals

If an application is refused, the applicant has the right to appeal to the Planning Inspectorate. This is an independent body that will review the case and make a final decision.

Key Considerations in London Planning Decisions

• The London Plan: This is the spatial development strategy for Greater London, setting out Mayor’s policies on housing, transport, environment, and economic development.
• Borough Local Plans: Each London borough has its own Local Plan, which details specific policies for development within that area.
• Material Considerations: These are factors that can be taken into account when deciding a planning application, which are not contained in the planning policy. They can include things like the impact on neighbours, design quality, and infrastructure capacity.
• Sustainability and Climate Resilience: Increasingly, planning decisions are scrutinised for their contribution to sustainability and resilience to climate change.

Navigating the system can be daunting, but by understanding these steps and consulting the resources available from the GLA and your local borough council, you can better engage with the urban development shaping London.

Comparison of Planning Application Types