Planning Permission in Coombe | Fixed-Fee Plans

No Article 4 Direction covers Kingston upon Thames, which keeps the Coombe permitted-development route open on unlisted houses. The character of Coombe is the yardstick a Kingston Council officer measures a scheme against: 1930s detached and large semi-detached. Inside the Hampton Wick boundary — one of 22 such designations in Kingston upon Thames — a Coombe scheme normally goes straight to a full Kingston Council application rather than relying on permitted development. We confirm the KT2 designation at survey rather than assuming it.

That check — Article 4 directions against the Coombe property — happens on day one. What can be built on a Coombe plot is decided by the 1930s detached — the original rear wall position first, the Coombe Hill roofline second. The borough policy layer over every KT2, KT3 address is set out on Kingston upon Thames planning. The Coombe survey then carries into building regulations drawings in Coombe if the project runs on to construction.

Validation at Royal Borough of Kingston upon Thames is the first delay a Coombe applicant meets. We start with a full laser survey of the Coombe address so the existing set is dimensionally right before anything proposed is drawn.

Statutory periods: 8 weeks from validation for a householder application, 13 weeks for a major scheme, 6 weeks for prior approval with a 21 days neighbour consultation, and 5 weeks for a full plans building control submission. A party structure notice requires one month notice and two months where excavation is involved.

We monitor the KT2 case and respond to officer queries during the period. Nothing leaves for a Coombe address until it matches the local validation checklist.

Objection volume on Coombe cases is public — we read it before advising. A Coombe survey takes two to three hours and needs access to every room.

Serve KT2 party wall notices before work starts, not after. Once consent is granted, loft conversion drawings follows for the KT2 property.

Coombe is characterised by 1930s detached, edwardian villas, concentrated across KT2, KT3 in the Kingston / Norbiton area. Across KT2, KT3 the 1930s detached repeats often enough to be predictable, once it has been measured properly. Reading that across to Coombe stock: edwardian houses here typically need the same householder set plus a roof plan where a dormer is proposed. That is the Coombe constraint Kingston Council will look for. Height on a Coombe proposal is measured against its neighbours, not against a policy number; the Coombe Hill terraces set that datum.

Kingston Council assesses Coombe basements on standard grounds. Survey data from the Coombe property flows straight into house extension drawings for KT2 properties or architectural drawings without a second site visit.

What the Coombe drawing pack contains

The Coombe pack below is what Kingston Council and a builder both need.

• site location plan for the Coombe property
• block plan
• existing and proposed floor plans
• existing and proposed elevations
• Design & Access Statement

Streets and landmarks we survey around Coombe

• Richmond Park — gardens deep enough for the 8 weeks householder route on a Richmond Park plot.
• Putney Vale — frontages visible from the highway, so Hampton Wick materials detail governs the Putney Vale elevation.
• Bushy Park — closet wings that change how a rear extension meets the Bushy Park back addition.
• Kingston Vale — roof profiles that set the ridge datum Kingston Council measures a Kingston Vale dormer against.
• Coombe Hill — nearby 1930s detached takes its scale from this frontage.
• Wimbledon Common — massing on adjoining KT2 plots is tested against it.
• Putney Heath — height and massing nearby are argued against this frontage.

Where Coombe sits

on Ordnance Survey grid reference TQ208703. That grid reference is not trivia — the Coombe site location plan is drawn over it, and Kingston Council validates the address against it. Source.

Practical detail for a Coombe submission: KT2 addresses are written to KINGSTON UPON THAMES; dialling code 020. Site plans are drawn to the address as Kingston Council holds it.

Coombe postcode coverage

Across KT2 (Kingston / Norbiton), shared with Kingston, Norbiton; KT3 (New Malden), shared with New Malden the survey is the same; the Kingston upon Thames policy overlay is not, and Kingston Council validates on the address.

Streets and stations in Coombe

Coombe instructions come from Richmond Park, Putney Vale, Bushy Park and Kingston Vale among others.

Areas we cover around Coombe

We survey across Colliers Wood (SW19), South Wimbledon (SW19), Sutton (SM1), Carshalton (SM5), Cheam (SM2, SM3), Wallington (SM6) as well as Coombe itself, plus the Merton side of the boundary.

The variables on a KT2 job are structural: party walls, floor levels, and whether the Hampton Wick designation adds a heritage statement.

Statutory application fees are set by regulation, not by the council: £548 householder, £610 for a new dwelling, £274 for a lawful development certificate, £249 for prior approval.

On a Coombe submission the statutory element is Royal Borough of Kingston upon Thames's, not ours. London planning approval-rate dataset · Kingston upon Thames planning · planning permission in London · planning permission in Colliers Wood.

The technologist drawing your Coombe scheme is MCIAT chartered — the professional body for technical design and building-regulations competence. On a marginal Coombe plot we would rather spend on Kingston Council pre-application advice than lose 8 weeks to a refusal on a KT2 address.

Drawings are produced by chartered members of the Chartered Institute of Architectural Technologists (MCIAT), the professional body for technical design and building-regulations competence. First-time approval across our London caseload is 98%. Statutory fees shown are those in force in England in 2026 under the Town and Country Planning (Fees for Applications) Regulations. Confirm your local authority at gov.uk and submission requirements on the Planning Portal. Studio: 71–75 Shelton Street, London WC2H 9JQ.

The first step for a Coombe owner is a measured survey, not a design. This Coombe page was reviewed in August 2026.