Retrospective Planning Application Services in London
Rectifying unauthorized development requires a strategic and delicate approach to avoid the heavy hand of local authorities
What is a Retrospective Planning Application?
A Retrospective Planning Application is a formal request to the council to grant legal approval for development work that has already been carried out. While most projects require permission before building begins, this process allows you to regularize the situation after the fact.
Regularizes Existing Works: It confirms that an existing structure or change of use is lawful.
Assessed Against Policy: The council evaluates the project against design standards just like a standard proposal.
Neighbor Consultation: Neighbors are notified and allowed to comment on the development you have already built.
Decision Power: The council can approve the work, approve it with conditions, or refuse it which may lead to enforcement.
Types Of Retrospective Planning Application
New Residential Development
(NRD)
This is required when you are building a completely new dwelling from the ground up, such as a new house or a block of flats. This is the most comprehensive type of application and is assessed strictly against local design standards.
Change of Use
(COU)
If you intend to change the way a property is legally used for example, converting a commercial shop into a residential flat you must apply for full planning permission. This ensures the new use is appropriate for the local area and complies with planning policies.
Major External Alterations
(MEA)
You need this type of permission when your construction work goes beyond what is normally allowed under “permitted development”. This typically applies to substantial modifications that significantly change the appearance or footprint of a building.
Retrospective Planning Permission
(RPP)
If you have already carried out development work without obtaining consent first, you can apply for retrospective permission to regularize the works. This is an attempt to gain formal approval for what is already there, though it carries the risk of refusal and potential enforcement action.
Commercial and Non-Domestic Projects
(CNDP)
Full planning is the standard requirement for almost all non-residential developments, including office extensions, new industrial units, or modifications to retail premises
When You Need a Retrospective Planning Application
You generally require a Retrospective Planning Application if you have completed construction work that falls outside of “permitted development” limits without seeking prior consent. Common scenarios include:
- Unauthorized Extensions: Adding a loft conversion or rear extension that exceeds lawful size limits or height restrictions.
- Change of Use: Converting a property to a different usage class (e.g., residential to commercial) without securing a Retrospective Planning Application approval.
- Outbuildings: Large garden rooms, gyms, or sheds built without verifying maximum height or footprint requirements.
- Property Sales: When a solicitor or buyer discovers a lack of planning documentation during a transaction, delaying the exchange of contracts.
Our Regularization Process
Property & Lawfulness Assessment
We review what has been built and assess the likelihood of a successful Retrospective Planning Application.
Evidence & Drawing Preparation
We create professionally prepared “as-built” architectural drawings and gather evidence like site photos.
Statutory Declarations
If valid, we help prepare official sworn statements regarding the history of the property use.
Council Liaison
We manage all correspondence with the local planning authority to argue for the project’s retention.
Why Choose Online Architectural Services
Navigate London’s planning regulations with confidence. Our experienced team handles all aspects of planning applications.
London Borough Expertise
Deep knowledge of all 32 London boroughs and their specific planning requirements
High Approval Success Rate
Proven track record of successful LDC applications across London
Council-Compliant Drawings
Professional architectural drawings that meet all local authority standards
Fixed Pricing
Transparent, competitive pricing with no hidden fees or surprises
Fast Turnaround
Quick preparation and submission to meet your project timelines
Related Services
Building Regulation Drawings
Compliant technical drawings for building control approval.
Frequently Asked Questions
What happens if the council refuses the application?
You may face formal planning enforcement action, which can include a legal requirement to demolish the work or return the property to its original state.
How long does the process take?
Local authorities typically take 8 weeks to determine a Retrospective Planning Application, similar to standard applications
Will I need this to sell my house?
Yes. Solicitors and mortgage lenders often require a formal decision notice or a Certificate of Lawfulness before a sale can proceed.
What is the "4 Year Rule" or "10-Year Rule"?
Historically, works in place for 4 years (extensions) or 10 years (change of use) became immune to enforcement. Note: Recent laws (LURA 2023) are moving this towards a single 10-year rule, so expert advice is essential.