Services / Lawful development certificates
Lawful development certificates
Proof from the council that your extension, loft or outbuilding is permitted development, or that existing work or a use is lawful. Buyers and their solicitors increasingly ask for one.
- FreeInitial consultationA conversation about your project, and a first view of what's possible, before any fee is agreed.
- FixedFee for each stageEvery stage is priced in writing before it starts. No hourly billing.
- 3DSee the design firstYour design is shown in 3D before it's submitted, while changes are still easy.
- FreeResubmissionIf planning is refused, we revise and resubmit at no extra design fee. Conditions
What we do
Proposed work (permitted development)
A certificate before you build, confirming the extension, loft, outbuilding or porch is permitted development.
Existing use or work
A certificate for work or a use that has become lawful over time, with the evidence the council needs.
Larger home extension prior approval
The neighbour consultation route for a deeper single-storey rear extension.
Permitted development check
We confirm the limits for your house first, including any Article 4 direction or conservation area.
Lawful development certificate
What's included
Usually part of our planning drawings package; certificates for existing work are priced on the evidence needed.
- Permitted development check for your house
- Existing and proposed drawings
- Application prepared, submitted and managed
- Certificate for your records and any future sale
Before you start
What we need, and what sits outside our fee
- From you: the property address, a few photos, and any existing drawings, planning approvals or surveys you have. We arrange the measured survey with you.
- Not in our fee: council planning and building control fees, and specialist reports a council asks for, such as a tree survey or flood risk assessment, unless your fee proposal lists them.
- Your fee proposal sets out exactly what is included for your project before any work starts.
Timescales
How long it takes
We give you a timetable for our work in your fee proposal. Council and other statutory timings start once an application is validated.
- Proposed work certificate
- Councils aim to decide within 8 weeks
- Larger home extension prior approval
- 42 days, including 21 days for neighbours to comment
Common questions
Do I need a certificate for permitted development?
It isn't compulsory, but it is the council's formal confirmation that the work is lawful. Without one, a buyer's solicitor may ask questions when you sell.
Can I get a certificate for work that's already built?
Yes, if the work or use has become lawful over time. The time limits depend on when it was carried out, so we check the dates and evidence before applying.
Other services
- Free planning check
- House extensions
- Loft conversions
- Upward extensions
- Renovations and internal alterations
- Basement conversions
- Planning permission
- Pre-application advice
- Building regulations drawings
- Building control applications
- Structural calculations
- Structural surveys and letters of comfort
- Flat conversions
- Lease plans and licence to alter
- Change of use
- New builds
- Interior design
- 3D visualisation
- Energy and retrofit
- Energy Performance Certificates (EPC)
- Accessible home adaptations
- Commercial fit-outs and shopfronts
- Design consultations
- Party wall surveys
- Build over agreements and drainage
- Planning reports and statements
- Amendments, conditions and regularisation
- Planning appeals
- Conservation areas and listed buildings
- Community Infrastructure Levy (CIL)
- HMO planning and licensing
- Feasibility and site checks
- Measured surveys
- Building surveys
- Drawing reviews and second opinions
- Location and block plans
- Tender and construction support
- Principal designer (CDM and building regulations)
- Cost management
- Project management
- Contract administration
- Design and build
- Turnkey projects
- Landscape design
Where we work
Lawful development certificates across London
Local planning points for the boroughs closest to our Cricklewood studio: Ealing, Harrow, Brent, Hillingdon, Hounslow, Haringey, Enfield, Barnet, Camden, Westminster, Hammersmith and Fulham, Kensington and Chelsea. See all 33 boroughs.