Greater London
The capital and largest city of England, a global metropolis of 33 boroughs offering unparalleled diversity, culture, and opportunity.
Planning Permission in Greater London
Planning permission in Greater London is administered by the 32 London boroughs and the City of London Corporation, each of which operates as a local planning authority. The Greater London Authority, through its planning powers under the Greater London Authority Act 1999, acts as the strategic planning authority and can direct refusal or call in applications of potential strategic importance - generally those exceeding 150 residential units, though thresholds vary for other uses.
The London Plan 2021 is the overarching strategic policy framework within which all borough planning decisions in London must be made. Policies D1 to D6 are the primary design policies, establishing London-wide requirements for design quality, sustainable design, tall buildings, the public realm, urban greening and inclusive design. Policy H2 (Small Sites) is particularly relevant to self-builders, establishing a presumption in favour of residential development on small sites well served by public transport and requiring boroughs to set small site delivery targets.
Each London borough has its own adopted Local Plan that sets out borough-specific housing, design and development management policies. These borough Local Plans must be consistent with the London Plan but can add additional local policy requirements. Self-builders should consult the Local Plan for their specific borough at the earliest stage, as borough policies vary considerably - from the highly heritage-focused approach of Westminster and Kensington and Chelsea to the more growth-oriented approach of Barking and Dagenham or Havering.
Community Infrastructure Levy in London is charged at two levels: the Mayoral CIL2 (charged across all London boroughs at a standard rate) and the borough CIL (charged by individual boroughs at borough-specific rates). Both levies apply to new residential development. Self-builders who qualify for the self-build CIL exemption - intending to occupy the home as their principal residence for at least three years - can claim exemption from the borough CIL. However, the Mayor's CIL2 may still be payable unless the borough has arrangements to exempt self-build from this charge. Self-builders should check the CIL position with their borough council and with the GLA at the pre-application stage.
Pre-application advice is available from all London borough planning services, typically on a fee-paying basis. For complex sites, the borough may recommend a pre-application meeting with their design officer, heritage officer and planning officer. The Design Council's Homes England Design Review Panel and Design Review Panel services provided by various regional organisations including Design Review London offer independent design review that can strengthen an application and reduce the risk of a design-related refusal.
Heritage considerations are particularly prominent in London's planning environment. The capital contains more listed buildings and conservation areas than any other area of England, and many boroughs also designate locally listed buildings and Areas of Special Character that carry additional design expectations. Applications near designated heritage assets must include a heritage impact statement that demonstrates compliance with the policies in the London Plan and the relevant borough Local Plan.
Section 106 obligations in London are used to secure contributions toward affordable housing, public realm improvements, transport and infrastructure. Single self-build plots typically fall below the affordable housing threshold, which varies by borough, but applicants should confirm this with the relevant borough's planning obligations team.
The London Plan 2021 is the overarching strategic policy framework within which all borough planning decisions in London must be made. Policies D1 to D6 are the primary design policies, establishing London-wide requirements for design quality, sustainable design, tall buildings, the public realm, urban greening and inclusive design. Policy H2 (Small Sites) is particularly relevant to self-builders, establishing a presumption in favour of residential development on small sites well served by public transport and requiring boroughs to set small site delivery targets.
Each London borough has its own adopted Local Plan that sets out borough-specific housing, design and development management policies. These borough Local Plans must be consistent with the London Plan but can add additional local policy requirements. Self-builders should consult the Local Plan for their specific borough at the earliest stage, as borough policies vary considerably - from the highly heritage-focused approach of Westminster and Kensington and Chelsea to the more growth-oriented approach of Barking and Dagenham or Havering.
Community Infrastructure Levy in London is charged at two levels: the Mayoral CIL2 (charged across all London boroughs at a standard rate) and the borough CIL (charged by individual boroughs at borough-specific rates). Both levies apply to new residential development. Self-builders who qualify for the self-build CIL exemption - intending to occupy the home as their principal residence for at least three years - can claim exemption from the borough CIL. However, the Mayor's CIL2 may still be payable unless the borough has arrangements to exempt self-build from this charge. Self-builders should check the CIL position with their borough council and with the GLA at the pre-application stage.
Pre-application advice is available from all London borough planning services, typically on a fee-paying basis. For complex sites, the borough may recommend a pre-application meeting with their design officer, heritage officer and planning officer. The Design Council's Homes England Design Review Panel and Design Review Panel services provided by various regional organisations including Design Review London offer independent design review that can strengthen an application and reduce the risk of a design-related refusal.
Heritage considerations are particularly prominent in London's planning environment. The capital contains more listed buildings and conservation areas than any other area of England, and many boroughs also designate locally listed buildings and Areas of Special Character that carry additional design expectations. Applications near designated heritage assets must include a heritage impact statement that demonstrates compliance with the policies in the London Plan and the relevant borough Local Plan.
Section 106 obligations in London are used to secure contributions toward affordable housing, public realm improvements, transport and infrastructure. Single self-build plots typically fall below the affordable housing threshold, which varies by borough, but applicants should confirm this with the relevant borough's planning obligations team.
Building your own home is the boldest financial move most people ever make. It's also the riskiest - if you're doing it without proper support.
80% of self-builders overspend by 25-30%. Not because they made bad decisions. Because they made complex decisions alone, without the right information, at the wrong moment.
Lynx Copilot exists to fix that. It's an AI agent that guides you through every phase of your self-build - helping you understand your plot, model your real costs, and move forward confidently at every step. A licensed architect reviews your key decisions, so nothing slips through the cracks.
→ Get started free - plan your self-build with Lynx Copilot