At-a-Glance Summary
This report outlines the key requirements for the proposed works at the SW10 0PJ property, located within the Lots Village Conservation Area. Immediate attention to planning and compliance is required.
Location Status
Conservation Area
Lots Village, RBKC
Planning Permission
Required
For external works & material changes
Building Regulations
Required
For refurb, roof, and damp proofing
Party Wall Act
Highly Likely
Terraced house; works to LGF
Project Details
The following details are based on the initial enquiry from the potential client. This forms the basis for all compliance and planning assessments.
Client Enquiry
- Name: Anonymous
- Email: Anonymous
- Phone: +447*********
- Property: Old terrace house (c. 1875), SW10 0PJ
- Area: Lots Village Conservation Area, RBKC
Proposed Works
- Water ingress in Lower Ground Floor (LGF) flat.
- New flooring for kitchen and bathroom (LGF).
- Leaking flat roof (repair/replacement).
- Brickwork: Rake out cementitious mortar.
- Brickwork: Repoint using breathable lime mortar.
- Full refurbishment of unoccupied LGF flat.
Required Approvals
The project requires formal consent from multiple bodies. Below is a breakdown of each required approval process. Use the tabs to navigate between the different types of permissions.
Planning Permission (RBKC)
Status: Required. This is the most critical and sensitive approval due to the Conservation Area status.
- Why is it needed?
In a Conservation Area, "Permitted Development" rights are often removed by an Article 4 Direction. All external alterations visible from the street require permission. The change from cement mortar to lime mortar is a "material change" and directly affects the building's appearance, requiring explicit permission. Works to the flat roof may also be visible and impact the character of the area.
- What does it cover?
The principle, materials, and design of the external works. The council (RBKC) will assess the impact on the "character and appearance" of the Conservation Area. The use of breathable lime mortar is historically appropriate and likely to be supported, but it must be formally justified in a Heritage Statement.
- Where to submit?
Via the UK Planning Portal, designating the Royal Borough of Kensington and Chelsea (RBKC) as the local planning authority.
Building Regulations (Building Control)
Status: Required. This is separate from planning and deals with the technical, structural, and safety aspects of the build.
- Why is it needed?
The works involve structure (roof, brickwork), thermal efficiency (roof, floor), damp proofing (water ingress), drainage (kitchen/bath), and fire safety (refurbishment). All these are covered by the Building Regulations.
- What does it cover?
Ensuring all new work meets minimum standards for:
- Part A (Structure): Roof repairs, repointing.
- Part C (Site prep/Resistance to moisture): Water ingress solution.
- Part H (Drainage): Kitchen and bathroom refurb.
- Part L (Conservation of fuel/power): New roof/floor insulation.
- Where to submit?
A "Full Plans" application can be made to either RBKC Building Control or a private-sector Approved Inspector.
Party Wall etc. Act 1996
Status: Highly Likely. This is a civil matter, not a council permission, but has legal standing and strict timelines.
- Why is it needed?
The property is a "terrace house," meaning it shares at least one "party wall" with a neighbour. Works to the LGF for water ingress (which may involve damp-proof courses or excavation) and structural repairs (brickwork, roof) could all be notifiable under the Act.
- What does it cover?
It provides a framework for preventing and resolving disputes. We are legally required to serve written notice on all "Adjoining Owners" 1-2 months *before* work starts. If they dissent, a surveyor (or surveyors) must be appointed to agree a "Party Wall Award" (a legal document outlining the works and protections).
- What to do?
Identify all adjoining owners. Prepare and serve formal notices. Strongly recommend appointing a specialist Party Wall Surveyor to manage this process.
Other Key Considerations
A critical first step is to confirm the building's full designation.
- Listed Building Consent (LBC)
ACTION: We must confirm immediately if the building is "Statutorily Listed" (Grade I, II*, or II). The client did not state it is, but many properties in CAs are also listed. If it IS listed, LBC is required for *all* works, internal and external, that affect its character. This is a far more stringent process than standard planning.
- Lots Village Conservation Area Appraisal
RBKC publishes a specific guidance document for this area. This "Appraisal" defines the area's special character, materials, and features. Our Planning/Heritage Statement *must* refer to this document and prove our proposals align with its objectives.
Document Checklist
This interactive checklist outlines the key documents required to submit applications. Preparation of these documents is the first major workstream.
For Planning Permission (RBKC)
For Building Regulations
For Party Wall Act
Estimated Pre-Construction Timeline
This chart illustrates the estimated timeline for the *approval phase only*, from project start to being clear to start on site. These timelines can run concurrently but demonstrate the critical path. A realistic start on site is likely 3-5 months away, pending all approvals.
Key Legislation & Principles
The works are governed by specific legislation for Conservation Areas. Understanding these principles is key to a successful application. This section also clarifies what, if any, work can be done without permission.
What is a Conservation Area?
Defined by the Planning (Listed Buildings and Conservation Areas) Act 1990, it is an "area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance." This gives the council (RBKC) a legal duty to pay "special attention" to our proposals and reject anything that harms the area's character.
Works With NO Permission Required
Very little. In a Conservation Area (and assuming an Article 4 Direction), almost all *external* changes are forbidden without permission. The LGF *internal* refurbishment (new kitchen units, bathroom fittings, re-plastering, painting) likely does not require Planning Permission (as long as it's not listed and no walls are moved). However, it definitely requires Building Regulations approval.
"Like-for-Like" Repairs
This is a common pitfall. True "repair" (e.g., replacing one broken tile with an identical one) may not need permission. "Replacement" (e.g., a whole new roof) does. Our brickwork is not "like-for-like" (cement -> lime), so it is an "alteration" and needs permission. This is a good change, but it must be approved.
Key Local Documents
Our entire planning application must be based on RBKC's specific policies. The key documents to review are:
- RBKC Local Plan (Core Strategy)
- Lots Village Conservation Area Appraisal
- All relevant Supplementary Planning Docs (SPDs)
