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Modern Bathroom Design

Home Renovation in London: Step-by-Step Guide for Flat & House Owners

First: When does a renovation usually NOT need planning permission?

In England, planning permission is normally not required for most internal changes such as:

You still must follow Building Regulations if you touch things like electrics, drainage, or structure, but that’s separate from planning

Second: When does renovation often need planning permission?

You will probably need planning permission (or at least a formal check) if you:

  • Build something new – e.g. rear or side extension, new outbuilding that isn’t covered by permitted development. 

  • Make a major change to the outside – big new windows/doors, big dormer on the roof, changing the roof shape/height. 

  • Change how the building is used – e.g. house → flats, shop → flat. 

  • Your home is a flat, in a conservation area, or listed – there are extra restrictions; even internal work may need consent or freeholder permission.

For edge cases, the safe rule is:
➡️ Check the Planning Portal “Do you need permission?” tool or your local council before starting.

ROUTE A – Simple Renovation (No Planning Permission in most cases)

 

For people who just want to refresh the home – change materials, finishes and fittings – no major structural work.

Think: new kitchen, new bathroom tiles, new flooring, repaint, better lighting, built-in storage.

Step 1 – Define your goal (very simple)

  • What rooms do you want to improve?

  • Are you mainly changing look and feel (colours, floors, cabinets, tiles, lights)?

Step 2 – Check basic rules

  • If you’re in a flat or leasehold, check your lease / landlord / housing association before doing anything. Architectural drawings London+1

  • If the building is listed or in a conservation area, call the council and ask if internal work needs consent. Prettys Solicitors LLP+1

Step 3 – Design first

  • Create a simple layout: where is the shower, cooker, fridge, furniture, lighting etc.

  • An architect or interior designer can help you use the space better even if you don’t move walls.

Step 4 – Check Building Regulations

Even without planning permission, some things must follow Building Regulations:

Use registered trades (NICEIC electrician, Gas Safe plumber) so they can self-certify the work.

Step 5 – Get quotes & schedule

  • Ask at least 2–3 qualified contractors for written quotes.

  • Agree what is included: materials, labour, waste removal, decorating, snagging.

Step 6 – Do the work & collect certificates

  • Let the electrician and plumber give you their certificates.

  • Keep all paperwork – it matters when you sell the property or claim on insurance.

ROUTE B – Structural / Major Renovation (Planning Permission route)

 

 For people who want to change the space itself, not just the materials.

Think: extension, loft conversion with big dormer, major new openings, moving structural walls, changing use.

Step 1 – Clarify the big idea

  • Do you want more space, more light, or a completely new layout?

  • Examples: rear extension, side extension, new floor, major loft with dormer, turning a garage into a habitable room.

Step 2 – Talk to an architect

  • Architect does a measured survey and prepares options.

  • They check if your idea fits planning rules and permitted development limits.

Step 3 – Planning stage

  1. Architect prepares planning drawings and sometimes 3D visuals.

  2. They submit a Householder planning application (or confirm it’s within permitted development and apply for a Lawful Development Certificate). 

  3. Council reviews, neighbours can comment, and then you get a decision (approved / refused / conditions).

Step 4 – Building Regulations & technical design

After (or in parallel with) planning approval:

  • Architect + structural engineer prepare Building Regulations drawings (structure, insulation, fire, drainage, etc.).

  • You or your designer submit them to Building Control (council or private inspector).

Step 5 – Tender & choosing builders

  • Send the detailed drawings to builders for itemised quotes.

  • Check they are insured, have references, and are used to working under Building Control.

Step 6 – Construction with inspections

Typical order:

  1. Demolition and structural work

  2. Frame, steel beams, new walls/roof

  3. First fix electrics and plumbing

  4. Insulation, plasterboard, plaster

  5. Second fix (sockets, switches, sanitaryware, kitchen units, doors)

  6. Flooring, decorating, finishing

Building Control inspects key stages and, if happy, issues Completion Certificate at the end

Final Step: Choosing the Right Renovation Team

Why the team you choose matters ?
Renovation is not just “labour and materials” – it’s thinking + design + correct execution.
When you work with a team that uses qualified trades and experienced architects, they can solve problems in ways a normal person simply can’t see.
A good architect can adjust the layout, light, safety and details during the build so your home ends up safer, more beautiful, and genuinely better to live in, not just freshly painted.

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