Planning Permission in Lewisham
London Borough in London · Last updated April 2026
Lewisham is a London Borough in south-east London, encompassing diverse neighbourhoods from the riverside areas of Deptford and Deptford Creekside to the leafy suburbs of Sydenham, Lee, and Beckenham Place Park. The borough has a rich mix of Victorian terraces, post-war housing estates, modern developments, and extensive green spaces, reflecting both its historic Royal Dockyard heritage and contemporary urban renewal. The River Ravensbourne and its tributaries — the Quaggy, the Pool, and Deptford Creek — flow through the heart of the borough, creating both landscape character and flood risk considerations for development.
Lewisham's planning decisions are guided by the newly adopted Lewisham Local Plan 2020-2040 (July 2025) alongside the London Plan. This replaced the Core Strategy (2011), Site Allocations Local Plan (2013), Development Management Local Plan (2014), and Town Centre Local Plan (2014). With 29 conservation areas, 4 principal Article 4 Directions, and 367 listed buildings including 2 at Grade I, heritage protection is a significant consideration. The borough has no Green Belt but contains substantial Metropolitan Open Land designations that receive equivalent protection. Major regeneration is underway at Catford town centre, Convoys Wharf in Deptford, and Lewisham town centre, with the proposed Bakerloo line extension set to further transform the borough.
Lewisham's Housing Delivery Test score of 32% means the presumption in favour of sustainable development applies, which can benefit applicants for housing schemes. The borough's approval rate of 86.2% is close to the national average. Pre-application advice is available from £50 (written feedback) to £136.18 (Duty Planner Standard meeting), with no free duty planner service. If you are planning building work in Lewisham, the extensive conservation areas and Article 4 directions mean that many types of work that would normally be permitted development require planning permission — always check your property's status before starting.
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What can I build in Lewisham?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Only outside conservation areas and Article 4 zones | Properties near boundaries | Conservation areas (29), Article 4 zones (4), listed buildings |
| Rear extension (two storey) | Only outside conservation and Article 4 areas | Check distance to boundary ≥7m | Conservation areas (29), Article 4 zones (4), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (29), Article 4 zones (4), listed buildings |
| Loft conversion (dormer) | Only outside conservation and Article 4 areas | Properties on prominent corners or in Article 4 areas (Conservation area external alterations (multiple CAs), Class MA — Town centres and local centres) | Conservation areas (e.g. Brookmill Road, Halifax, St Stephens), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Lewisham outside conservation areas | Front-facing rooflights in conservation areas | Listed buildings, Article 4 areas |
| Outbuilding / garden office | Only outside conservation areas and Article 4 zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings |
| Porch | Most properties if within 3m² and 3m height | Properties in Article 4 areas or near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Lewisham (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Lewisham's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Lewisham
Permitted development rights in Lewisham are significantly restricted across much of the borough. Within the 29 conservation areas, Article 4 Directions remove PD rights for external alterations including window and door replacement, paving front gardens, creating crossovers, replacing roof materials, and altering chimneys, boundary walls, gates, and other architectural features. These directions apply to areas including Blackheath, Brockley, Culverley Green, Forest Hill, Telegraph Hill, Lee Manor, Hatcham, St Mary's, Ladywell, Perry Vale, and Brookmill Road. Borough-wide, an Article 4 Direction removes PD rights for HMO conversions (C3 to C4), requiring planning permission throughout Lewisham. From 1 November 2025, a further Article 4 Direction removes Class MA rights for commercial-to-residential conversion in town centres, local centres, and employment sites. Outside conservation areas and Article 4 zones, standard PD rights generally apply, but flood risk zones along the Ravensbourne corridor add further constraints. The Alterations and Extensions SPD (2019) and Small Sites SPD (2021) are material considerations for householder and small development proposals.
What Lewisham expects from your project
Lewisham's design expectations are set by the adopted Local Plan 2020-2040 and supported by the Alterations and Extensions SPD (2019) and Small Sites SPD (2021). The council operates a Design Review Panel (DRP) of 37 expert members, co-chaired by Dominique Oliver, Graciela Moreno, and Hilary Satchwell. The DRP reviews pre-application and planning application designs for major schemes and significant alterations, holding monthly meetings. A Tall Buildings Study and Addendum inform policy on appropriate tall building locations, with the Local Plan identifying where tall buildings may be appropriate and setting height parameters in compliance with London Plan Policy D9. The borough has identified Areas of Special Local Character (ASLCs) where development must address local character, strategic and local views, architectural styles, and landmarks. For basement development, the Small Sites SPD states that new dwellings solely within basements are not supported where reasonable outlook cannot be provided; two-storey maisonettes with basement levels may be acceptable subject to daylight and outlook requirements. CIL charges have applied since April 2015.
Local design guidance
- Small Sites SPD (2021)
- Planning Obligations SPD (2015)
Local Plan: Lewisham Local Plan 2020-2040
Replaces Core Strategy (2011), Site Allocations Local Plan (2013), Development Management Local Plan (2014), and Town Centre Local Plan (2014). Submitted November 2023, examined June-July 2024, found sound June 2025. Contains 75 site allocations.
29 conservation areas
Lewisham 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.
Conservation areas in Lewisham
29 designated conservation areas
Lewisham has 29 conservation areas, reflecting the borough's rich and varied architectural heritage from Georgian Blackheath to Victorian Brockley and Edwardian Lee Manor. Notable areas include Blackheath (designated 1968, the borough's oldest), Brockley (one of the largest, with outstanding Victorian terraces), Telegraph Hill (with panoramic views across London), Deptford High Street and St Paul's Church (centred on the Grade I listed St Paul's), Beckenham Place Park (Grade II* registered parkland), Ladywell, Forest Hill, Culverley Green, and Deptford Creekside (reflecting riverside industrial heritage). The borough has 367 listed buildings: 2 at Grade I (Boone's Chapel on Lee High Road and St Paul's Church, Deptford), 30 at Grade II*, and 335 at Grade II. Additionally, over 250 locally listed buildings are identified on the council's Local List. Within conservation areas, planning permission is required for demolition, most external alterations, and tree works (6 weeks' notice for felling or pruning).
Article 4 directions in Lewisham
4 Article 4 direction areas
Lewisham has 4 principal categories of Article 4 Direction. Conservation area external alterations: Individual directions cover most conservation areas, removing PD rights for windows, doors, porches, cladding, rendering, paving, crossovers, roof materials, chimneys, boundary walls, gates, and other features. These apply to Brockley, Lee Manor, Telegraph Hill, Hatcham, St Mary's, Ladywell, Forest Hill, Perry Vale, Brookmill Road, Blackheath, Culverley Green, Sydenham Thorpes, and other areas. HMO borough-wide (C3 to C4): Two directions now cover the entire borough — southern wards (Bellingham, Downham, Whitefoot, Grove Park) from 7 March 2020, and the remainder of the borough from 19 January 2024. Planning permission is required for any conversion from a dwelling to a small HMO (3-6 unrelated occupants). Class MA town centres and local centres: Confirmed January 2025, in force from 1 November 2025, removes PD rights for commercial-to-residential conversion across Lewisham and Catford major centres, all district and local centres, and ten shopping parades. Class MA employment sites: Covers Strategic Industrial Locations (SIL), Local Strategic Industrial Sites (LSIS), and Mixed Employment Locations (MEL) including Surrey Canal SIL, Bromley Road SIL, and Convoys Wharf MEL. Applications required solely due to an Article 4 Direction carry no planning application fee.
Listed buildings in Lewisham
There are 367 listed buildings in Lewisham. 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 Lewisham's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Lewisham received 1,449 planning applications and decided 1,422 in the year ending September 2025. The approval rate of 86.2% is below 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.
Lewisham approved 86.2% of planning applications in the year ending September 2025, close to the national average of 86.9%. Householder decisions were made within the 8-week target in 96.7% of cases, with major applications achieving a 95.5% on-time rate. The 97.7% delegation rate means virtually all decisions are made by officers under delegated authority. Lewisham's Housing Delivery Test score of 32% is one of the lowest in London, with only 1,439 homes delivered against a requirement of 4,444 over the measurement period. This means all three penalties apply: an action plan must be prepared, a 20% buffer applies to the 5-year land supply, and the presumption in favour of sustainable development (tilted balance) applies — which can benefit applicants for housing schemes. Pre-application advice starts at £50 for written feedback, £136.18 for a Duty Planner Standard meeting, and £241.34 for a Complex meeting, with no free duty planner service. Free advice is available only for disability access adaptations.
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.
Housing delivery in Lewisham
Housing Delivery Test 2023 measurement | Source: MHCLG
Lewisham delivered 1,439 homes against a requirement of 4,444 over the three-year measurement period, giving a Housing Delivery Test score of 32%. This is well below the 75% threshold, which triggers the most significant consequence: the “presumption in favour of sustainable development” (also called the “tilted balance”). This means planning applications for housing should be approved unless the harm would significantly and demonstrably outweigh the benefits. For homeowners, this is a strong signal — Lewisham is under considerable pressure to approve housing, making it one of the more favourable environments for residential planning applications in England.
Lawful Development Certificates in Lewisham
A Lawful Development Certificate (LDC) is formal confirmation from Lewisham 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.
Lewisham decided 661 householder applications in the year ending september 2025. Their 8-week performance of 96.7% 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 Lewisham
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Lewisham'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
Lewisham 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 Lewisham.
Pre-application advice in Lewisham
Lewisham offers a pre-application advice service. You can typically expect a response within Summary within 5 working days of Duty Planner meeting. Appointments booked in advance; documents must be submitted 5 working days before 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.
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Check your PD rights now →Planning fees and timelines in Lewisham
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder planning | £528 | 8 weeks |
| LDC (proposed) | £264 | 8 weeks |
| LDC (existing) | £298 | 8 weeks |
| Full planning (minor) | From £610 | 8 weeks |
| Listed building consent | £0 | 8 weeks |
| Prior approval | £120 | 56 days |
| Discharge of conditions | £145 | 8 weeks |
| Non-material amendment | £44 | 28 days |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Lewisham and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Lewisham
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 Lewisham is provided by Lewisham Building Control. You can also use a private approved inspector instead of the council's service.
Lewisham planning department
Your building project checklist for Lewisham
- Check if your property is in a conservation area — Lewisham has 29 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Lewisham has 4 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.
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