Planning and permissions specialists in Hampstead Heath NW3. Conservation area planning, permitted development assessments and full planning applications for large detached victorian and edwardian houses, arts & crafts properties, listed buildings and grand period homes. Camden planning experts.
Planning and permissions specialists for Hampstead Heath NW3. We handle conservation area applications, permitted development assessments, householder planning applications and pre-application consultations with Camden.
Hampstead Heath's conservation area status significantly affects what can be built. Our planning consultants understand Camden's specific policies and work closely with conservation officers through pre-application discussions to maximise approval chances.
Properties directly adjoining Hampstead Heath command London's highest premiums. Combination of Hampstead and Highgate conservation areas with the most sensitive planning environment in north London.
Camden · NW3
Planning & Permissions projects in Hampstead Heath may require Camden planning permission depending on the scope of work. As a conservation area, Hampstead Heath has additional restrictions on external alterations. Our planning team assesses requirements at the initial consultation and manages all applications.
All planning & permissions work in Hampstead Heath must comply with building regulations. We manage the building control process, from initial notice through inspections to the completion certificate. Our in-house engineers ensure all structural work meets current standards.
Our RIBA architects design planning & permissions projects in Hampstead Heath that respect the character of large detached victorian and edwardian houses, arts & crafts properties, listed buildings and grand period homes. Conservation area policies require sympathetic design and appropriate materials. We balance contemporary living requirements with the architectural heritage of the area.
Every planning & permissions project in Hampstead Heath is managed by a dedicated project manager from design through to completion. We coordinate all trades, manage Camden inspections and keep you informed with weekly progress reports. Our fixed-price contracts mean no surprises.
Our in-house planning team has a 97% approval rate across Camden. View our planning track record →
Camden · NW3
Navigating London's planning system is half the battle of any building project. Our in-house RIBA architects and dedicated planning consultants manage every application type — from straightforward permitted development confirmations to complex conservation area submissions and listed building consent — with a 97% approval rate across every inner London borough.
London's planning landscape is among the most complex in the world. Thirty-two boroughs, each with their own local plan, supplementary planning documents, conservation area appraisals and design guidance. Layer on top of that permitted development rights (which vary by property type, area designation and previous permissions), Article 4 directions that remove PD rights entirely, conservation area restrictions, listed building requirements and the increasingly common demand for Basement Impact Assessments, and even a simple rear extension can become a planning maze.
Our planning success comes from two things: first, our RIBA architects design schemes that are inherently approvable — they understand the massing, materials, detailing and proportions that planning officers and conservation officers want to see. Second, our dedicated planning consultants know how each borough interprets its policies, which arguments work and which don't, and when to push for a more ambitious scheme versus when to stay within safer parameters.
We offer planning services both as part of our integrated design-and-build package (where planning is included in the project fee) and as a standalone consultancy for clients who have their own builder. Either way, you get the same team, the same rigour and the same 97% approval rate.
We handle every type of planning application and consent that residential projects in London require.
Confirming that your proposed works fall within PD rights — including the larger home extension scheme (prior approval), rear and side extensions, loft conversions and outbuildings. We apply for a Lawful Development Certificate (LDC) to provide formal legal confirmation that no planning permission is needed.
From £350Full planning applications for extensions, loft conversions and alterations that fall outside permitted development — including double-storey extensions, side extensions on corner plots, properties with Article 4 restrictions and proposals that exceed PD size limits. We prepare plans, elevations, design and access statements and manage the application through to decision.
From £1,800Design-sensitive submissions for properties within conservation areas, where materials, proportions, roof forms and the relationship to neighbouring buildings are scrutinised by conservation officers. We attend pre-application meetings, negotiate design amendments and produce heritage impact statements where required.
From £2,500Separate consent required for any works affecting the character of a listed building — internal or external. We prepare detailed method statements describing every proposed alteration, justifying the works in heritage terms and demonstrating how the building's significance is preserved or enhanced. LBC runs in parallel with planning permission where both are required.
From £3,000Most London boroughs now require a BIA for basement excavations — covering hydrology, structural methodology, construction management, soil disposal logistics, vibration assessment and monitoring strategy. We commission the geotechnical investigations, prepare the full BIA document and manage it through to discharge of pre-commencement conditions.
From £3,500Many planning approvals come with conditions that must be formally discharged before or during construction — materials approval, landscaping schemes, construction management plans, drainage details and more. We manage every condition application, ensuring nothing delays the build programme or risks a breach of planning consent.
From £400/conditionA rigorous process that maximises approval probability while protecting your design ambition.
We review your property against the relevant planning policies — checking PD rights, conservation area status, Article 4 directions, tree preservation orders and any existing planning history. You receive a clear written assessment identifying the correct application route, likely timescale, key risks and our recommendation on the best approach. This is free and without obligation for all enquiries.
Our architects design the scheme — plans, elevations, sections and 3D visuals that show exactly what's proposed. For complex or sensitive sites, we submit a pre-application enquiry to the local authority, meeting with the case officer (and conservation officer, where applicable) to discuss the proposals before making a formal submission. Pre-apps cost extra but significantly de-risk larger projects by identifying objections early.
We prepare the complete submission package — application forms, site and location plans, proposed drawings, design and access statement, heritage statement (where applicable), BIA (for basements), CIL forms and any specialist reports. We submit via the Planning Portal, pay the application fee on your behalf and confirm validation with the borough. You receive a copy of the full submission for your records.
During the 8-week determination period, we monitor the application, respond to any case officer queries, address neighbour objections with reasoned planning arguments, negotiate minor amendments if requested by the officer and maintain communication with the planning department until a decision is issued. If approval is granted with conditions, we advise which conditions need discharging before construction and manage those applications in sequence.
Guide prices for standalone planning services. For design-and-build clients, planning is included within the project fee at no additional cost.
Formal confirmation that your works fall within permitted development rights. Provides legal certainty and protects you on future sale.
Full planning application for extensions and alterations outside PD. Includes drawings, D&A statement and full application management through to decision.
Design-sensitive application within a conservation area. Includes heritage statement, pre-application meeting and conservation officer negotiation.
Detailed consent application for works affecting a listed building's character. Includes method statements, heritage impact assessment and officer meetings.
What separates our approach from a planning consultant who has never held a trowel.
Our planning applications are prepared by RIBA architects who design the scheme — not planning consultants who write reports about someone else's design. The drawings are better, the proportions are right and the design narrative is compelling because the designer and the applicant are the same person.
We've submitted applications to every inner London borough and know how each one interprets its policies. Camden's conservation officers, Islington's basement restrictions, Haringey's extension guidelines, Westminster's roof policies — we calibrate every scheme to the specific borough before we draw a line.
Because we also build what we design, our planning submissions reflect real-world construction. The beam sizes are correct, the materials are genuinely available, the drainage runs are feasible. This means fewer condition discharge issues and no surprises when building regulations drawings are produced.
For sensitive sites, we submit paid pre-application enquiries and attend face-to-face meetings with planning officers — de-risking the formal application by resolving objections before they're raised.
Our architects speak the language of heritage — significance, setting, character, special interest. We build relationships with conservation officers and negotiate design solutions that satisfy both the client and the heritage framework.
We advise on pre-submission neighbour consultation where it helps — sharing drawings and addressing concerns before the formal notification period, reducing objections that can delay or complicate applications.
We identify every opportunity to use permitted development rights — including the larger home extension scheme, prior approval routes and combinations of PD classes — to avoid the cost and delay of a full planning application where possible.
We manage all post-approval condition discharges — materials, landscaping, drainage, construction management and any other pre-commencement conditions — ensuring nothing delays your build start date.
In the rare cases where an application is refused, we provide clear advice on appeal prospects and prepare written representations or hearing statements for Planning Inspectorate appeals.
We calculate Community Infrastructure Levy liability, advise on self-build exemptions where applicable and manage any Section 106 obligations attached to larger applications.
We provide planning consultancy as a standalone service to external clients, or as part of our design-and-build offering where planning is included in the project fee at no extra cost.
The answer depends on what you want to build, your property type and any designations affecting your home. Here is how to work out which route applies.
Permitted Development (PD) rights allow certain building works to proceed without a formal planning application. For houses (not flats), PD covers single-storey rear extensions (up to 3m attached, 4m detached), loft conversions within volume limits (40m³ terraced, 50m³ others), internal alterations and some changes of use. The rules are set by the Town and Country Planning (General Permitted Development) Order — a national framework that local authorities cannot override except through Article 4 directions.
When you ALWAYS need planning:
Conservation areas with Article 4 directions (many in Camden, Islington and Haringey) — PD rights may be wholly or partially removed. Listed buildings — any alteration, internal or external, requires Listed Building Consent in addition to any planning permission. Flats and maisonettes — no PD rights for extensions or loft conversions. New-build properties — PD rights may have been removed as a condition of the original planning consent. Mansard loft conversions — always require full planning. Two-storey extensions exceeding 3m depth — full planning required.
Lawful Development Certificate (LDC): If your works fall within PD, we strongly recommend applying for an LDC. This is formal legal confirmation from the council that your works are lawful. It costs £115 (householder fee) and typically takes 6–8 weeks. An LDC is invaluable when selling the property — solicitors routinely request proof that works were lawful, and its absence can delay or derail a sale.
Prior Approval route: For larger single-storey rear extensions (4–6m attached, 4–8m detached), a Prior Approval application notifies the council and your neighbours. The council assesses the impact on amenity and decides within 42 days. This is simpler and cheaper than a full planning application but does involve neighbour consultation. We prepare and manage Prior Approval applications as part of our planning service.
Every London borough has its own planning culture, policies and priorities. Knowing how each council approaches residential applications is critical to a successful outcome.
Conservation areas cover more than 40% of Camden's land area, making it one of the most heritage-protected boroughs in London. Design quality expectations are high, and officers scrutinize materials, proportions and roofscape impact carefully. Pre-application meetings with conservation officers are strongly recommended for anything beyond straightforward PD. Camden's basement policies are among the strictest in London, limiting excavation to a single storey beneath the original footprint. Our Finchley Road studio sits within Camden — we know every conservation area boundary and officer expectation intimately.
Generally more permissive than inner London boroughs, with large suburban plots that offer greater scope for extensions, loft conversions and new builds. Barnet's planning team is pragmatic and decision timescales are typically reliable. The borough has significant areas of Green Belt and Metropolitan Open Land where development is heavily restricted, but residential streets are usually straightforward. Two-storey extensions and hip-to-gable loft conversions are commonly approved without objection in most Barnet residential areas.
A mixed-approach borough with significant variation between its conservation areas (Highgate, Crouch End, Muswell Hill) and its regeneration zones (Tottenham, Wood Green). In the conservation areas, design sensitivity is paramount — particularly for mansard loft conversions and visible rear extensions. In regeneration areas, the council actively encourages well-designed development and decision-making tends to be more flexible. Haringey's planning portal and public access system are well-maintained, making application tracking straightforward.
One of London's most densely built boroughs, where overlooking, daylight and sunlight impacts are the primary planning concerns. Islington's conservation areas (Canonbury, Barnsbury, Duncan Terrace) have strict design policies and Article 4 directions that remove most PD rights. Rear extensions are assessed for their impact on neighbours' amenity with particular attention to the 25-degree and 45-degree daylight tests. Two-storey extensions on terraces are rarely approved unless they can demonstrate no material impact on adjoining properties.
Some of the strictest planning controls in London, reflecting the exceptional architectural and historic significance of the borough. Almost the entire borough is covered by conservation area designations. Westminster requires exceptionally detailed Design and Access Statements, and officers expect materials to be specified at application stage (not left to condition). Basement policies limit excavation to a single storey and require detailed construction management plans. Pre-application advice is essential for any significant proposal in Westminster.
With a 97% approval rate, refusals are rare in our practice. But understanding the options if it happens provides peace of mind.
If an application is refused, you can submit a revised application addressing the reasons for refusal at no additional council fee — provided you resubmit within 12 months of the decision date. This is usually the fastest and most cost-effective route. We analyse the refusal reasons, redesign the problematic elements and resubmit with a targeted covering letter explaining how the revised scheme addresses each concern.
You have the right to appeal a refusal to the Planning Inspectorate — an independent government body that reviews the council's decision. Appeals must be submitted within 12 weeks of the refusal (for householder applications) or 6 months (for other applications). The Inspector considers the original application, the council's reasons for refusal and any representations. The appeal is decided on written representations (no hearing) for most householder cases.
There is no fee to appeal to the Planning Inspectorate — it is a free process. However, professional fees for preparing the appeal submission typically range from £1,500 to £3,500 depending on complexity. National appeal success rates for householder applications are approximately 35–40%. Our appeal success rate is significantly higher because we only recommend appeal where the council's decision is demonstrably flawed or inconsistent with policy.
The best way to avoid refusal is to seek pre-application advice from the council before submitting. Most London boroughs offer a paid pre-app service (£200–£600 for householder proposals) where a planning officer reviews your scheme informally and provides written feedback on likely issues. We handle pre-app submissions for every complex project — the modest fee is invariably cheaper than the cost and delay of a refusal and redesign.
Some residential projects trigger financial contributions to the local authority. Understanding these charges early prevents budget surprises.
What is CIL? The Community Infrastructure Levy is a charge that councils levy on new development to fund local infrastructure — schools, transport, parks and community facilities. It is calculated as a fixed rate per square metre of new floor space created. In London, both the borough CIL and the Mayor of London CIL apply, so the total charge is the sum of both.
How to calculate CIL liability: CIL is charged on the net additional floor space created. If you are building a 30 square metre extension, the CIL is calculated on 30 square metres. If you demolish an existing 15 square metre conservatory and build a 30 square metre extension, CIL applies to the net gain of 15 square metres. Rates vary by borough — in Camden, the residential CIL rate is currently £500 per square metre (plus Mayoral CIL of approximately £80 per square metre). On a 30 square metre extension, this could mean a CIL charge of £17,400.
Exemptions: Self-build exemption — if you will occupy the new space as your principal residence for at least 3 years, you can apply for a full CIL exemption before starting work. This is a critical saving that many homeowners miss. Extensions under 100 square metres are exempt from CIL provided the building is in lawful residential use. Affordable housing is also exempt. The exemption must be applied for before work commences — retrospective claims are not accepted.
Section 106 obligations: Section 106 agreements apply to larger projects (typically new homes, conversions creating multiple units or major commercial development) rather than standard house extensions. They are negotiated between the developer and the council to provide site-specific benefits — affordable housing contributions, public realm improvements, employment and training obligations. For most residential extension and loft conversion projects, Section 106 does not apply. However, if you are converting a house into multiple flats, or building a new dwelling in the garden, a Section 106 obligation may be required.
Need a same-day repair in NW London?
Visit Hampstead On Demand →We were told by two architects that our wraparound extension in a Camden conservation area would never get planning. Hampstead Renovations designed a scheme with a recessed glass link and zinc roof that the conservation officer actually praised. Approved without amendment on the first submission. Their borough knowledge made all the difference.
We had no idea whether our loft conversion needed planning or fell under permitted development. The free assessment clarified everything within 48 hours — it was PD with a prior approval notification, which Hampstead handled for us. The whole process from enquiry to approved plans took three weeks. We started building the following month.
The listed building consent for our Georgian townhouse was the most complex planning process I've been through. Multiple meetings with the conservation officer, detailed method statements for every internal alteration, and negotiations about window details that lasted weeks. Hampstead handled every conversation and secured full approval for everything we wanted — including a contemporary kitchen extension that I was convinced would be refused.
Common questions about planning in London.
Use these area-specific guide pages to compare the next build routes, planning questions and cost topics people commonly research in Hampstead Heath NW3.
Tell us what you're planning and we'll identify the correct application route, likely timescale and key risks — completely free and without obligation. We respond within 24 hours.
We review your property, check your PD rights and advise on the best planning route — no cost, no obligation.
Get Free Planning AdviceOur design studio is 5 minutes from Hampstead Heath. Camden planning specialists.