TL;DR — Key Facts
- Planning authority: City of London Corporation
- Conservation areas: 27 designated areas
- Article 4 Directions: Yes
- Postcodes covered: EC1, EC2, EC3, EC4
- Typical housing: Very limited residential — Barbican Estate (listed post-war), Golden Lane Estate, modern luxury flats
- Householder application fee: £258 (2026 rate)
Planning in City of London — what you need to know
If you are planning a home improvement project in City of London, understanding the local planning landscape is essential before you begin. City of London is managed by City of London Corporation, which handles all planning applications, enforcement, and local plan policy for the borough.
Overwhelmingly commercial; residential planning extremely constrained; listed building density the highest of any London borough. The borough has a population of approximately 11,000 residents and covers postcodes EC1, EC2, EC3, EC4.
The housing stock in City of London is predominantly very limited residential — Barbican Estate (listed post-war), Golden Lane Estate, modern luxury flats; overwhelmingly commercial. This mix of property types means that City of London Corporation deals with a wide range of applications, from rear extensions on terraced houses to loft conversions on semi-detached properties and full refurbishments of period homes in conservation areas.
With 27 designated conservation areas and active Article 4 Directions, City of London has a relatively controlled planning environment where Permitted Development rights may be restricted in many areas.
At Architectural Drawings London, we prepare planning drawings and building regulations drawings for properties across all City of London postcodes. Our MCIAT chartered architectural technologists have experience with City of London Corporation and understand the specific policies, design guides, and precedents that apply in City of London. Our fixed fees start from £840 for our Essentials package and £1,750 for our Complete package — 30% below typical London architect rates.
Article 4 Directions in City of London
City of London has Article 4 Directions in place that remove certain Permitted Development rights. Multiple Article 4 Directions around office-to-residential, demolition, and shopfront changes.
Article 4 Directions are used by councils to protect the character of an area by requiring planning permission for changes that would otherwise be permitted. If your property is affected by an Article 4 Direction in City of London, you will need to submit a full planning application even for works that would normally fall under Permitted Development. The council fee for a householder application is £258, and we prepare the necessary drawings and supporting documents.
It is important to note that Article 4 Directions in City of London are separate from conservation area restrictions. A property can be affected by both, and in practice many Article 4 areas overlap with conservation areas. We check the specific restrictions affecting your property as part of our initial assessment.
Conservation areas in City of London
City of London has 27 designated conservation areas. Notable conservation areas include:
- Barbican
- Smithfield
- Fleet Street
- Whitefriars
- St Paul's
In conservation areas, Permitted Development rights are more restricted than in non-designated areas. Key restrictions include:
- No cladding, stone, artificial stone, pebble dash, render, timber, plastic, or tile to any external wall without planning permission
- No side extensions under Permitted Development
- Rear extensions are limited and may require planning permission
- Dormer loft conversions facing the highway require planning permission
- Satellite dishes on front elevations or chimneys are not permitted
- Demolition of gates, walls, fences, or other boundary treatment requires planning permission
If your property is in a City of London conservation area, we can advise on what is achievable and prepare a planning application that addresses the conservation officer's requirements. Our 98% first-time approval rate includes a strong record in conservation area applications.
Popular projects in City of London
The types of planning applications most commonly submitted in City of London are shaped by the borough's housing stock. Very limited residential — Barbican Estate (listed post-war), Golden Lane Estate, modern luxury flats; overwhelmingly commercial, which drives demand for specific types of extensions and conversions.
Flat conversions and internal alterations
With mansion blocks and converted flats forming part of City of London's housing stock, internal layout changes and flat conversions are common projects. While internal alterations rarely need planning permission, converting a house to flats (C3 to C4 HMO) or vice versa may require planning approval, particularly given City of London's Article 4 Direction covering HMO conversions. We can prepare the necessary floor plans, elevations, and supporting documents for flat conversion applications in City of London.
How much do planning drawings cost in City of London?
The cost of a planning application in City of London has two components: the council application fee and the professional drawing fees.
Planning costs in City of London
Our fixed-fee pricing means you know the cost upfront with no hourly billing surprises. We include a measured survey, existing and proposed plans, elevations, and a site plan — everything required for a valid planning submission to City of London Corporation. Our fees are 30% below typical London architect rates for the same scope of work.
For Permitted Development projects that do not require a planning application, we recommend obtaining a Lawful Development Certificate (£129 council fee). This provides formal legal confirmation that your project is lawful and prevents problems when selling the property. We prepare the LDC drawings and application on your behalf.
Our experience in City of London
We cover all City of London postcodes: EC1, EC2, EC3, EC4. Whether your property is in a conservation area, affected by an Article 4 Direction, or in an unrestricted residential street, we have experience with City of London Corporation and understand the borough's planning policies.
Our MCIAT chartered architectural technologists prepare planning drawings and building regulations drawings for residential projects across City of London. We handle the full process from initial measured survey through to planning submission, and we liaise with City of London Corporation on your behalf.
We also work in City of London's neighbouring boroughs:
Frequently asked questions
Do I need planning permission in City of London?
Many home improvements in City of London fall under Permitted Development (PD) rights and do not need planning permission. This includes single-storey rear extensions up to 6 metres, most rear dormer loft conversions, and internal alterations. However, if your property is in one of City of London's 27 conservation areas or affected by an Article 4 Direction, PD rights may be restricted and full planning permission may be required. We recommend checking with City of London Corporation or applying for a Lawful Development Certificate.
Does City of London have Article 4 Directions?
Yes. Multiple Article 4 Directions around office-to-residential, demolition, and shopfront changes.
How many conservation areas are in City of London?
City of London has 27 designated conservation areas, including Barbican, Smithfield, Fleet Street, Whitefriars, St Paul's. In conservation areas, Permitted Development rights are more restricted. For example, you cannot add cladding, build side extensions, or install satellite dishes without planning permission. Rear extensions and loft conversions may also be restricted. Always check whether your property falls within a conservation area before starting work.
How much does a City of London Corporation planning application cost?
A householder planning application to City of London Corporation costs £258 (2026 rate). On top of the council fee, you need professional architectural drawings. At Architectural Drawings London, our Essentials package starts from £840 and our Complete package from £1,750, making a typical total cost between £1,098 and £2,008. A Lawful Development Certificate (for Permitted Development confirmation) costs £129.
How long does City of London Corporation take to decide a planning application?
The statutory target for a householder planning application is 8 weeks. In practice, City of London Corporation may take longer during busy periods. Pre-application advice typically takes 4-6 weeks. From initial instruction to final decision, expect 12-16 weeks for a straightforward householder application in City of London. Major applications have a 13-week determination period.