INTRODUCTION

From Clerkenwell to Archway, obtaining planning permission for home extensions and renovations in Islington can be a complex process. This guide provides a comprehensive overview of the steps involved, requirements, and tips for a successful application.

What is Planning Permission?

Planning permission is a formal approval from the local authority (in this case, Islington Council) allowing you to carry out building work on your property. Every borough in London has a local plan which guides decisions on future development proposals and addresses the needs and opportunities of the area. Topics that Local Plans usually cover include housing, employment and shops and they also identify where development should take place and areas where development should be restricted. For homeowner extensions the local plan affects the size of new developments being permitted in Islington so the housing stock can adjust to demographic, cultural and societal changes taking place within the borough and the UK at large.

For detailed guidelines, refer to Islington’s Local Plan.

Why is Planning Permission Required?

Planning permission ensures that any building work falls in line with local development plans and policies, and it considers factors such as the impact on the environment, neighbours, and the character of the area. This includes extensions, renovations, and other significant changes. In almost all cases in which a development affects the outward appearance and character of a property it requires some form of approval from the local authority. This is particularly true of developments that affect the amenity of a neighbouring property. In Islington, which contains many conservation areas and listed buildings even painting the exterior or changing the windows will require permission from the local authority. In the case of certain listed buildings changing the interior would require permission too. For further information refer to Islington’s planning hub here.

TYPES OF APPLICATION

Permitted Development

Some minor extensions and renovations may fall under ‘permitted development rights,’ meaning they do not require planning permission. This can include certain small-scale extensions, loft conversions, and internal alterations. Please be aware that even if a project falls within the permitted development rules, there’s still a formal process of obtaining a “License to Alter” from the council which states the development falls in line with Permitted Development. At the end of this process you will receive a “Certificate of Lawful Development”. You do not have to go through this process by law, however it is very useful to obtain one, as when selling your house a buyers bank will often demand one, when conducting a search on the property.

For more details, see the Planning Portal’s Permitted Development page.

Householder Planning Permission

For larger extensions and significant changes to a house, you will need to submit a householder planning application. This is required for substantial alterations that do not fall under permitted development rights. In general at My/Architect we suggest not limiting yourself to a particular application type. We often speak with homeowners who want to deliver under permitted development as it will save them time, even if it limits their extension to 3m in depth. Given the timescales of obtaining a certificate of lawful development, we suggest designing the space you want and we’ll advice on the most appropriate planning strategy.

Detailed guidelines can be found on the Planning Portal.

Full Planning Permission

Full planning permission is required for more significant developments, such as new homes, splitting properties, and changes to flats. This type of application is more comprehensive and is assessed in greater detail by the local planning authority.

Please be aware of making changes to flats, in particular maisonettes in Victorian properties. It’s easy to assume this would be a householder planning application, but it’s not. You must submit a full planning application.

More information is available on the Planning Portal.

CONSERVATION AREAS AND LISTED BUILDINGS

Conservation Areas

If your property is in a conservation area, there are additional planning controls in place to preserve the character of the area. You may need to obtain additional consents for certain types of work. To find out if your property is in a conservation area, refer to the Islington Conservation Area Maps.

Listed Buildings

Listed buildings are subject to stricter regulations to preserve their historical and architectural significance. Any alterations will require listed building consent in addition to planning permission. You can check if your property is listed on the Historic England website.

SUPPLEMENTARY PLANNING DOCUMENTS

Local Design Guidance

Islington Council provides Supplementary Planning Documents (SPDs) that offer detailed guidance on various aspects of planning and design. These documents help homeowners and architects understand the principles that the local authority will use to judge a design. Some key SPDs include:

• Urban Design Guide: Provides general principles for new development and extensions. Urban Design Guide SPD
• Basement Development SPD: Specific guidelines for basement developments. Basement Development SPD
• Environmental Design SPD: Guidelines for sustainable design and construction. Environmental Design SPD

A full list of SPDs can be found on the Islington Council’s Supplementary Planning Documents page.

PLANNING YOUR APPLICATION

Initial Research

• Check Local Policies: Review Islington’s local plan and supplementary planning documents here.
• Assess Your Property’s Status: Determine if your property is listed or in a conservation area, as this will affect the application process. More information can be found on Islington’s Listed Buildings and Conservation Areas page.

Consult with Professionals

• Architects and Designers: Engage professionals to draft plans that comply with local regulations.
• Planning Consultants: Consider hiring a planning consultant to navigate complex applications.

Pre-Application Advice

Islington Council offers pre-application advice services, which can provide guidance and feedback on your proposals before you submit a formal application. We suggest only using this service for significant developments or work taking place in conservation areas or to listed buildings. If there’s many examples of a similar proposal having been approved in your area within the last 5 years you generally don’t need pre-application advice. However always ensure you reference any similar nearby projects in your application.

To find our what projects have been approved / refused in your area use Islington’s planning search database here.

SUBMITTING YOUR APPLICATION

Required Documents

• Application Form: Complete the planning application form on planning portal here.
• Plans and Drawings: Submit detailed plans, including site location plans, existing and proposed elevations, and floor plans. Examples of required documents can be found here.
• Supporting Statements: Provide design and access statements, heritage statements (if applicable), and other relevant documents.

Application Fees

Be prepared to pay the necessary application fees, which vary depending on the scope and nature of the project. The fee schedule is available here.

THE DECISION PROCESS

Validation

Once submitted, the council will validate your application, ensuring all necessary information is included. You or your architect will be contacted by a member of Islingtons planning team if there’s any information missing, like additional planning drawings, statements or more information on the drawings submitted.

Further information on the validation process is explained here.

Public Consultation

Neighbors and relevant stakeholders will be notified of your application, and they may submit comments or objections. This is normally a 21 day process from the application being validated and all comments are available to view publicly. Learn more about the consultation process here.

Assessment

The planning officers will assess your application against local and national planning policies and guidelines. This is a 8-13 week process depending on the type of application you have submitted. Most householder planning applications and permitted development applications are 8 weeks. At My/Architect we take a proactive approach to gainging approval by chasing your assigned case officer every week until determination. This ensure your project is at the top of the case officers inbox and can be dealt with efficiently if there’s any concerns or changes that need to be made to the application.

Detailed information on assessment criteria is available here.

Decision

The council will issue a decision within a statutory period (usually 8 weeks for minor applications and 13 weeks for major applications). The decision can be approval, conditional approval, or refusal. More details can be found here.

AFTER RECEIVING A DECISION

Approval

If approved, ensure you comply with any conditions set out in the decision notice before starting work. This is typically ensuring that the project is constructed in accordance with the approved drawings and within 3 years of receiving approval. If you wish to make any changes to the project following approval you will either need to submit a non-material amendment to the application for minor changes like materials. Please note however this is at the discretion of the council and there’s no specific guidance on what is deemed material and non-material. If it is deemed a material change you will have to submit a new application.

Information on post-approval procedures is available here.

Refusal

If refused, you can:

• Revise and Resubmit: Address the reasons for refusal and submit a new application. Guidance on resubmissions can be found here.
• Appeal: Appeal the decision to the Planning Inspectorate. Detailed appeal procedures are outlined here.

Refusal typically takes about 3-6 months and quite a lot of money if you wish to appoint a planning consultant to advise on the matter. However any refusal comes with a reason for the refusal and the specific legislation the proposal has contravened. Meaning you can submit a new proposal with amendments that adhere to the legislation cited.

ADDITIONAL CONSIDERATIONS

Building Regulations

Separate from planning permission, ensure your project complies with building regulations, which cover the safety and structural aspects of the work. Information on building regulations can be found here.

Party Wall Agreement

If your extension affects shared walls or boundaries, you may need a party wall agreement with your neighbors. Learn more about the Party Wall Act here.

CONCLUSION

Navigating the planning permission process in Islington requires careful preparation and adherence to local guidelines. By understanding the requirements and seeking appropriate advice, you can enhance your chances of a successful application and achieve your home extension or renovation goals. For further information, visit Islington Council’s Planning and Building Control page.