Planning Permission in City of London
City Corporation in London · Last updated April 2026
The City of London — the historic Square Mile — is the oldest part of London, built on the site of Roman Londinium. Today it is primarily a financial and commercial centre, but it also includes significant residential areas at the Barbican and Golden Lane estates, and scattered residential properties in converted buildings throughout the City. If you own or occupy a property here, understanding the planning rules is essential because this is one of the most tightly controlled areas in England.
The City of London Corporation handles all planning decisions, acting as both the local planning authority and highway authority. With 616 listed buildings (including 86 Grade I), 28 conservation areas, and 48 scheduled ancient monuments, heritage protection is comprehensive. Almost every property in the City falls within at least one protected designation, which means that permitted development rights are severely restricted. You should assume that any visible external change to your property will need some form of consent.
Despite being predominantly commercial, the City has a 95.9% planning approval rate — well above the national average of 86.9%. The Corporation is supportive of well-designed applications that respect the area's character. If you are planning work, early engagement with the planning team is strongly recommended. Use our free PD checker to see what constraints apply to your specific address.
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What can I build in City of London?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Almost never — nearly all properties in conservation areas | N/A | Planning permission and possibly listed building consent |
| Rear extension (two storey) | Almost never | N/A | Planning permission required for virtually all properties |
| Side extension | Almost never | N/A | Planning permission and conservation area consent |
| Loft conversion (dormer) | Almost never — conservation area and listed building restrictions | N/A | Planning permission and possibly listed building consent |
| Loft conversion (Velux/rooflight) | Very unlikely — most buildings in conservation areas | Unlisted buildings outside conservation areas (very rare) | Conservation area consent and/or listed building consent |
| Outbuilding / garden room | Very unlikely — most land within conservation areas | N/A | Planning permission required |
| Internal alterations | Unlisted buildings (no planning needed) | Non-structural internal works to unlisted buildings | Listed building consent for any internal alteration to listed buildings |
| Window replacement | Almost never in the City | N/A | Conservation area consent and/or listed building consent |
| Solar panels | Very unlikely — most rooftops in conservation areas | Non-visible installations on unlisted buildings | Planning permission and/or listed building consent |
| Change of use (office to residential) | Prior approval may apply under Class MA | Class MA prior approval if not listed or in conservation area | Full planning permission in most of the City |
This is general guidance based on City of London's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in City of London
Permitted development rights in the City of London are severely restricted. Although the City has no formal Article 4 directions, it does not need them — the sheer concentration of listed buildings (616) and conservation areas (28) covering almost the entire authority means that standard PD rights rarely apply. External alterations, extensions, loft conversions, window replacements, and roof works will almost always require planning permission and/or listed building consent. Even on the few unlisted buildings outside conservation areas, the City's policies prioritise heritage and design quality. Always check with the planning team or use our free PD checker before assuming you can proceed without consent.
What City of London expects from your project
The City of London has an extraordinarily layered architectural character. Medieval street patterns with narrow lanes and courts sit alongside Christopher Wren churches, Victorian commercial buildings in Portland stone, the Grade II listed Barbican Estate (one of Europe's finest examples of brutalist architecture), and modern towers like the Gherkin and Cheesegrater. The City's Local Plan 2015 policies DE1, DE2 and DE3 require development to respect this context, and the emerging City Plan 2040 (expected adoption Summer 2026) will continue this approach.
For residential properties in the Barbican and Golden Lane estates, the Corporation has published specific Listed Building Management Guidelines that set out what alterations are acceptable. These are detailed and prescriptive — covering everything from window materials to internal layouts. Even if your property is a flat, any alteration affecting the building's character needs listed building consent. As a London borough, London Plan policies D3 and D4 also apply.
Local design guidance
City of London Local Plan Design Policies
Local Plan: City of London Local Plan 2015–2030
The City of London Corporation adopted its Local Plan in January 2015. Planning in the Square Mile is distinctive, with policies primarily managing the world's leading international financial centre. Key priorities include protecting the setting of St Paul's Cathedral, managing tall buildings, and supporting the growth of the cluster of towers at Bishopsgate.
Emerging / replacement plan
The City of London is preparing a new Local Plan. A Regulation 19 Pre-Submission plan was consulted on in 2023–2024, with submission to the Planning Inspectorate anticipated in 2025 and adoption targeted for 2026.
28 conservation areas
City of London has a high number of conservation areas. Check whether your property falls within one before starting any work — conservation area status significantly restricts what you can do without planning permission.
95.9% approval rate
City of London approves 95.9% of planning applications, above the national average of 86.9%. Well-designed residential applications in this area tend to have a good chance of success.
Conservation areas in City of London
28 designated conservation areas
The City of London contains 28 conservation areas covering the vast majority of the historic Square Mile. These include internationally recognised locations: the Barbican and Golden Lane (the City's main residential area), Leadenhall Market, Smithfield, St Paul's Cathedral, Fleet Street, Chancery Lane, Charterhouse Square, Bank, Trinity Square, and many more. In these areas, you need consent from the City Corporation before demolishing buildings, walls or fences, carrying out tree works, or making most external alterations. The City has published conservation area character summaries and management strategies for each area — check these before designing your project.
Article 4 directions in City of London
1 Article 4 direction area
Listed buildings in City of London
There are 616 listed buildings in City of London. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with City of London's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
City of London received 529 planning applications and decided 442 in the year ending September 2025. The approval rate of 95.9% is above the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
The City of London made 442 planning decisions in the period, with a 95.9% approval rate — significantly above the national average of 86.9%. Only 2 of these were householder applications, reflecting the City's predominantly commercial character. The 95% delegation rate means most decisions are made by planning officers rather than the committee. The City has a 206% Housing Delivery Test score, meaning it is delivering over twice the required number of homes — so there is no presumption in favour of sustainable development from the HDT.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in City of London
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what City of London expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on City of London's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in City of London
Housing Delivery Test 2023 measurement | Source: MHCLG
City of London delivered 649 homes against a requirement of 315 over the three-year measurement period, giving a Housing Delivery Test score of 206%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in City of London are assessed on their own merits under standard planning policies.
Lawful Development Certificates in City of London
A Lawful Development Certificate (LDC) is formal confirmation from City of London that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
City of London decided 2 householder applications in the year ending september 2025. Their 8-week performance of 100% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in City of London
You can apply for a Lawful Development Certificate through the Planning Portal or directly through City of London's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
City of London must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for City of London.
Pre-application advice in City of London
City of London offers a pre-application advice service. The fee for householder pre-app advice is £260 inc VAT for householder (first meeting). You can typically expect a response within 1 week to arrange meeting.
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
Think your project might be permitted development?
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Check your PD rights now →From 9 June 2025, householder pre-app meetings cost £260 (inc VAT) for the first meeting and £160 for subsequent meetings. Listed building alteration pre-app costs £1,350 for the first meeting. A 20% cancellation fee applies for meetings cancelled within 3 days.
Planning fees and timelines in City of London
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning application | £528 | 8 weeks |
| Lawful Development Certificate (proposed) | £264 | 8 weeks |
| Lawful Development Certificate (existing) | £298 | 8 weeks |
| Discharge of conditions (householder) | £145 | 8 weeks |
| Pre-application advice (householder) | £260 inc VAT | 1 week to arrange |
| Listed building consent | Free | 8 weeks |
| Section 73 variation of condition (householder) | £528 | 8 weeks |
| Tree works in conservation area | Free | 6 weeks |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by City of London and may change. Building regulations fees are separate — see the building control section below.
Building regulations in City of London
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in City of London is provided by District Surveyor's Office, City of London Corporation. Both the Building Notice route (for simpler domestic works) and Full Plans route are available. Full Plans are required where the Regulatory Reform (Fire Safety) Order applies — including flats where the work affects common parts. You can also use a private approved inspector instead of the council's service.
Building control contact
| Work type | Typical fee |
|---|---|
| Domestic alterations (up to £10,000) | £946 (Building Notice) |
| Domestic alterations (up to £20,000) | £1,298 (Building Notice) |
| Domestic alterations (up to £40,000) | £1,816 (Building Notice) |
| Domestic alterations (up to £70,000) | £2,338 (Building Notice) |
| Domestic alterations (up to £100,000) | £2,512 (Building Notice) |
Fees exclude VAT. Deduct £250 from Building Notice charges if Part P electrics are not applicable or handled via a Competent Persons Scheme. Contact the District Surveyor for projects over £100,000.
City of London planning department
Your building project checklist for City of London
- Check if your property is in a conservation area — City of London has 28 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — City of London has 1 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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