Planning Across Lewisham’s Town Centres, Terraces and Suburbs

Lewisham contains some of South East London’s most varied residential and commercial neighbourhoods. Dense urban centres around Lewisham, Catford, Deptford and New Cross sit alongside Victorian terraces, hillside homes, suburban streets, housing estates, railway corridors and significant areas of open space.

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The borough includes Lewisham, Catford, Deptford, New Cross, Brockley, Forest Hill, Sydenham, Honor Oak, Hither Green, Lee, Blackheath, Ladywell, Crofton Park, Grove Park, Downham and Bellingham.

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Planning opportunities and constraints can change considerably between these areas. A loft conversion in Brockley may need to respect an established Victorian roofscape, while a new home in Grove Park could raise questions involving plot layout, trees and access. A commercial proposal in Deptford or Catford may instead need to address noise, servicing, refuse storage and its relationship with nearby homes.

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Extending and Altering Homes in Lewisham

Much of the borough is formed by Victorian and Edwardian houses that have been altered and extended over many years. Typical Lewisham planning applications include:

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• Rear and side-return extensions

• Wraparound extensions

• Loft conversions and roof additions

• Mansard roofs and dormer windows

• Replacement windows and doors

• Balconies and roof terraces

• Porches and entrance alterations

• Garden buildings

• Property subdivisions

• Retrospective alterations

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The existence of extensions on neighbouring properties can provide useful planning context, but it does not automatically establish that another proposal will be approved.

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The scale of the addition, the remaining garden space, its visibility from the street and its effect on adjoining properties will all be relevant. A proposal may need to avoid unacceptable overlooking, loss of daylight, visual dominance or a sense of enclosure.

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Brockley, Telegraph Hill and Victorian Streets

Brockley, Telegraph Hill, Crofton Park, Ladywell and parts of New Cross contain long streets of Victorian and Edwardian houses with consistent elevations, bay windows, roof forms and architectural detailing.

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Planning applications in these areas may be particularly sensitive where they alter:

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• Traditional sash windows

• Front doors and entrance details

• Roof slopes and chimney stacks

• Original brickwork and render

• Boundary walls and railings

• Front gardens

• The proportions of the main elevation

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A rear extension may have less impact on the street scene, but it must still relate appropriately to the original house and neighbouring properties.

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Roof alterations can be more noticeable where a terrace retains an uninterrupted roofline. In other streets, an established pattern of mansards or dormers may help support a carefully designed addition.

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Forest Hill, Sydenham and the Southern Heights

Forest Hill, Sydenham, Honor Oak and parts of Dulwich are characterised by changing ground levels, mature trees, larger houses and views across South East London.

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The sloping landscape can make the height and visibility of development especially important. An extension or new dwelling that appears modest from one side may be prominent from another.

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Applications in these areas may need to address:

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• Changes in ground levels

• Retaining walls

• Mature trees

• Overlooking from elevated plots

• Building height and roof design

• Landscape character

• Access and parking

• Views between buildings

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Larger residential plots can present opportunities for replacement homes or additional dwellings, but the presence of space does not necessarily mean that intensive development will be acceptable.

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A successful proposal should retain an appropriate relationship with surrounding houses, gardens, trees and the prevailing character of the street.

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Lewisham, Catford and Larger Development

Lewisham and Catford are important town centres containing shops, offices, transport connections, public buildings, flats and major redevelopment opportunities.

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Planning proposals may involve:

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• New residential buildings

• Additional floors

• Mixed-use development

• Shopfront and commercial alterations

• Changes of use

• Public-realm improvements

• Office or retail conversions

• Hotels and visitor accommodation

• Redevelopment of larger sites

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Town-centre applications may need to consider building height, servicing, transport, pedestrian movement, refuse arrangements and the effect on nearby residential properties.

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Higher-density development can be appropriate in well-connected locations, but the design still needs to provide suitable living conditions, usable amenity space and an acceptable relationship with existing neighbourhoods.

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Deptford and New Cross

Deptford and New Cross contain a mixture of traditional housing, railway infrastructure, commercial premises, markets, cultural venues, workshops, estates and newer residential development.

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Planning applications in these neighbourhoods can involve:

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• Residential conversions

• New flats and houses

• Changes to commercial premises

• Restaurant, café and entertainment uses

• Redevelopment of former employment sites

• Shopfronts and advertisements

• Railway-arch uses

• Mixed-use development

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Where commercial and residential uses sit close together, applications may need to address noise, extraction equipment, deliveries, operating hours and waste storage.

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Proposals involving the loss of workshops, studios or employment premises may also require a clear planning case demonstrating why a different use is appropriate.

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Conservation Areas and Heritage Buildings

Lewisham contains numerous conservation areas, listed buildings and streets of local architectural interest. Planning applications in these locations may require a more detailed assessment of the building and its surroundings.

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Sensitive work can include:

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• Replacement windows and external doors

• Roof extensions and dormers

• Front and side extensions

• Removal of chimneys or original detailing

• Changes to boundary walls and railings

• Shopfront alterations

• External insulation or cladding

• Demolition

• Work affecting listed buildings

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Some properties may be affected by Article 4 Directions, earlier planning conditions or restrictions on permitted development rights.

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Listed building consent may be required for internal as well as external alterations. Detailed drawings, specifications and heritage information may be needed to show how the building’s important features will be protected.

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Using the Lewisham Planning Portal

The Lewisham planning portal provides access to publicly available planning applications, drawings, documents and decisions.

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It can normally be used to:

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• Search by property address

• Search by planning reference number

• View existing and proposed drawings

• Read planning and design statements

• Check the current status of an application

• Review decision notices and conditions

• Examine a property’s planning history

• View nearby applications

• Comment during a consultation period

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Using the planning portal for Lewisham before finalising a proposal can help identify how similar development has previously been treated.

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Approved applications can demonstrate local patterns of development, while refused proposals may highlight recurring concerns involving height, design, heritage, privacy, parking or loss of residential amenity.

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Carrying Out a Lewisham Planning Search

A Lewisham planning search can help homeowners, buyers, developers and property professionals understand the history and planning context of a site.

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A search may reveal:

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• Earlier extensions or loft conversions

• Previous planning refusals

• Restrictions imposed by planning conditions

• Similar applications in the same street

• Proposed development on neighbouring land

• Changes of use affecting the property

• Whether an application was withdrawn

• Whether existing work appears to have permission

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A Lewisham planning permission search is particularly useful when purchasing a property that has already been altered or converted.

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However, the absence of an application does not necessarily prove that work is unauthorised. It may have been permitted development, completed before planning permission was required or covered by another form of consent.

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Planning Permission in Lewisham

Planning permission may be required for:

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• Larger house and flat extensions

• Roof additions and mansard extensions

• Balconies and roof terraces

• New homes and replacement dwellings

• Property subdivisions and flats

• Houses in multiple occupation

• Commercial changes of use

• Shopfronts and advertisements

• Development in conservation areas

• Work affecting listed buildings

• Retrospective development

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Some projects may qualify as permitted development or prior approval. A Lawful Development Certificate can provide formal confirmation that proposed or existing work is lawful.

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Preparing a Lewisham Planning Application

Before drawings are prepared, it is important to establish the correct application route. Depending on the project, this may include:

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• Householder planning permission

• Full planning permission

• Prior approval

• Listed building consent

• Advertisement consent

• Change-of-use permission

• Lawful Development Certificate

• Retrospective planning permission

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A complete submission may require:

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• Location and block plans

• Existing and proposed floor plans

• Existing and proposed elevations

• Roof plans and building sections

• Street-scene drawings

• Design and access information

• Heritage or conservation statements

• Daylight and sunlight assessments

• Transport and parking information

• Tree, landscaping or ecology reports

• Drainage, waste or servicing details

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Planning Application Support

Planning Application Services (PAS) can assist with planning advice, architectural drawings and the preparation and submission of applications for properties throughout Lewisham.