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Bromley, London

Planning consultant in Bromley

Bromley has 108 Article 4 directions and about 51 per cent of its land under green-belt polygons, so a planning consultant here is mostly a constraints specialist. We map the address, choose the route and write the case, on a fixed quote after a free constraints check.

Fixed quote after a free constraints check

  • MCIAT chartered
  • £2m PI insured
  • LABC Partnered
  • Fixed fees, VAT included

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We use it to check conservation areas and constraints.
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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on planning consultant

    Seven steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Design options

      We model the house in Revit and show you options in 3D and plan, with the planning strategy and the precedents in your street.

    4. Design frozen

      You choose an option in writing. Nothing changes after this without your say.

    5. Independent check

      A second chartered technologist checks every sheet against the council's validation checklist and the policy. A senior review signs it off before anything is submitted.

    6. Submission

      We prepare the forms, certificates, fee and documents and submit through the Planning Portal.

    7. Officer liaison

      We answer the planning officer and make any amendments within five working days, at no charge until approval.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    Brick cottage with a tiled roof, chimneys and a front dormer window

    Planning consultant in Bromley: a heavy designation load

    The constraints here are extensive. The council publishes 108 Article 4 directions, 47 conservation areas and 412 listed entries, with 25 entries on the Heritage at Risk Register and 51 per cent of its area covered by green-belt polygons.

    For an owner the effect is that two similar houses can sit on opposite sides of a line and face different rules. A direction can remove the right to alter a front roof slope or a boundary wall, and a Green Belt site is tested on proportion to the original building rather than on neighbour impact alone.

    We start with that map. The free constraints check places your address on every layer, and the written advice names the rights you retain and the consents you need. From there the route is usually plain, and the Bromley Local Plan and the Urban Design Guide SPD supply the tests the statement addresses.

    Rear view of brick terraced houses in London with slate roofs and chimney stacks along the shared roofline

    Local figures for Bromley

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Article 4 directions108 Article 4 directions published by the council—planning.data.gov.uk
    Conservation areas47 named conservation areas published by the council—planning.data.gov.uk
    Listed building entries412 list entries (Historic England, within the LPA boundary)—planning.data.gov.uk
    Heritage at Risk entries25 Heritage at Risk Register entries within the LPA boundary (Historic England)—planning.data.gov.uk
    Green Belt share of the council area51 % of council area covered by green-belt polygons—planning.data.gov.uk
    Householder decisions1,609 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications granted78.6 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications decided in time89.1 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Minor applications granted70.3 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Lawful development certificate applications (PS1)512 certificates2025 Q2 to 2026 Q1 (1 Apr 2025 to 31 Mar 2026)assets.publishing.service.gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Bromley
    Which application your project needsLawful Development Certificate decision: 8 weeks. Prior approval decision: 42 days. Householder decision: 8 weeksYour projectWithin permitted development?Lawful Development CertificatePrior approvalHouseholder applicationYesLarger rear extensionNoABC

    Which application your project needs

    The usual route for a house; flats and listed buildings follow other rules.

    A · Lawful Development Certificate decision
    8 weeks
    B · Prior approval decision
    42 days
    C · Householder decision
    8 weeks

    Householder and minor decisions

    In the latest twelve months the council made 1,609 householder decisions, granted 78.6 per cent and decided 89.1 per cent within eight weeks or an agreed extension. Minor applications show 545 decisions, 70.3 per cent granted and 82.8 per cent decided in time.

    Not every case is decided within the period, so a consultant plans for the possibility of a request for an extension of time and agrees it in writing rather than letting the clock lapse.

    As ever these describe the borough as a whole and never predict a single decision.

    Heritage at Risk entries are worth a note for owners near them. A scheme close to a listed building on the register is read with extra care, and the statement has to show that the setting is not harmed. We check the register for your street during the free constraints check and say so in the advice.

    Prior approvals and certificates

    The year to March shows 3 larger home extension prior approvals granted and 15 refused, and 512 lawful development certificate applications. In the borough 68.6 per cent of households live in houses and 68.5 per cent own their home, so extension questions are everyday business for the planning service.

    A lawful development certificate suits a modest scheme inside the limits. Where a direction or listing removes the rights, we say so and move to the application that fits.

    What the statement does for a Bromley case

    On the borough edge many owners have large plots, outbuildings and earlier extensions. Earlier additions count towards the total in a Green Belt test, so we establish what the original building was before any new volume is discussed. Old planning decisions, historic mapping and the deeds can all help.

    A statement for an edge-of-Green-Belt house measures the original building, sets out the added volume, and explains why it is proportionate. A statement for a conservation-area house describes the street and shows how the alteration keeps its character.

    Timing deserves a plain word. With the council deciding 89.1 per cent of householder cases within the period, a noticeable minority run past it, and the date on a builder quote should allow for that. We advise owners to book contractors only after the decision, and to treat the first date as an estimate.

    Neighbours matter in Bromley as anywhere. A scheme that keeps its distance from boundaries, avoids new side windows and respects the building line gives an officer little to object to, and the statement should say so with measurements.

    We write each from the council's own documents and pair it with the planning drawings so the measurements in the text match the sheets.

    Fees and quote

    The householder council fee is £548, and a householder appeal must be lodged within 12 weeks of a refusal.

    Our fee for Bromley advice follows the free constraints check and is fixed in writing before work starts. Each statement and sheet is checked by a second chartered technologist, not its author, and amendments requested by the officer are redrawn at no cost until approval. Read the national planning consultant guide, or architectural drawings in Bromley.

    What you receive

    Planning drawing sheet for a rear extension with plans, elevations and sections
    Sample drawing. Planning drawings for a rear extension: plans, elevations and sections on one sheet set.
    Pencil resting on a dimensioned technical drawing beside a scale rule
    The street around you
    Move across the plinth — the blocks rise around the pointer.

    Other services in Bromley

    Planning consultant nearby

    Questions

    How many Article 4 directions apply in Bromley?

    The council publishes 108. Our free constraints check places your address against every one.

    How is a Green Belt extension judged in Bromley?

    On proportion to the original building. About 51 per cent of the borough is covered by green-belt polygons, so the statement has to measure and explain.

    Does Bromley decide householder cases on time?

    89.1 per cent were decided within eight weeks or an agreed extension in the latest twelve months, so we plan for agreed extensions.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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