Architecture and Masterplanning in London
Architecture and masterplanning in London is the design work that turns a parcel of land into a layout of homes, streets and open space that a council can approve and a builder can deliver. Land to Homes prepares capacity studies, site layouts, house types and design statements, testing each one against planning policy, access, drainage and the character of the area.
London · EC1AFree site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Sites we take on near London
London (EC1A) anchors our coverage of Greater London, which takes in 81 other places. Nearby, we also cover City of Westminster, Pimlico and Islington, all within 2 miles.
Near London, we look at sites that need a fresh planning strategy, fields that need a masterplan before an application and land where self-build plots could suit the market. Because London is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
Send us the site address near London and we will tell you what we think the planning route is.
Our approach in London
Design codes followed
Where a council has adopted a design code or design guide, we design to it and explain in the design statement how the scheme responds.
Clear plans for landowners
We explain drawings in plain terms, so you can see how your land would be used, where the access runs and what land might be left over.
Capacity studies
We test several layouts to show what a site could realistically take, allowing for access, open space, drainage and the separation distances councils expect between homes.
House types that suit the place
Homes designed to reflect local materials, scale and character, with layouts people want to live in, rather than a standard pattern book dropped onto the site.
Planning and land rules in London
Land with no planning permission can still be sold. Around London, the usual routes in England are a direct sale, an option agreement or a promotion agreement, where the planning work is funded for you and the land is sold once consent is granted. Outline planning permission settles the principle, with reserved matters approved later. Section 106 obligations, the Community Infrastructure Levy where charged and biodiversity net gain all affect what a site is worth, so independent advice matters.
In England, the National Planning Policy Framework places strong weight on well-designed places, and the National Design Guide and National Model Design Code shape what councils expect. Many councils have adopted local design codes. Most applications must also deliver biodiversity net gain, which affects how much of a site is set aside for habitat.
| In-principle consent | Outline planning permission, with reserved matters approved later |
|---|---|
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
| How a sale becomes binding | A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry. |
Questions about Architecture and Masterplanning in London
Can a layout keep part of my land free from development?
Yes. A layout can be drawn to leave a paddock, a garden or a buffer next to your own home outside the development, and the boundary can be fixed in any agreement. We will explain how that choice affects the number of homes, the access and the value of the land being sold.
Do new housing schemes need sustainable drainage?
In most cases, yes. National and local policy usually expects new developments to manage rainwater sustainably, for example with swales, ponds and permeable paving. In Wales, most new developments need separate approval from the local SuDS approving body. We design drainage into the layout from the start, because it can take up a real share of the site.
Do I need an architect for a planning application?
Not by law, but a well-designed scheme with clear drawings stands a much better chance. Larger schemes also need specialist input from landscape architects, highways engineers, drainage engineers and ecologists. Where Land to Homes promotes land, we appoint and fund the design team as part of the planning work, so the landowner does not need to.
How many homes could my land take?
It depends on the size and shape of the site, the access, the character of the area, the open space and drainage the scheme needs, and local planning policy on density. Sites of the same size can have very different capacities. A capacity study is the reliable way to answer the question, and our free site appraisal gives an indicative figure.
Do you take on planning and building work in London?
Yes, on sites we buy, option, promote or develop in partnership in London and elsewhere in Greater London, including Finchley, Stratford and Hampton. We do not take on planning or building work for third parties as a consultancy.
Read more: Architecture and Masterplanning · Guide: Planning permission explained for landowners