Architecture and Masterplanning in Pimlico
Architecture and masterplanning in Pimlico 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.
Pimlico · SW1Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
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- 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
Our work around Pimlico
Pimlico (SW1) is one of the Greater London towns we cover, about a mile south of London. The nearest other places we cover are City of Westminster (1 mile), Battersea (1 mile) and Chelsea (1 mile). Within England, Pimlico falls in the London region.
Projects we can take on around Pimlico include schemes that need redesigning to work, fields that need a masterplan before an application and sites where the layout needs to change. Planning in Pimlico follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
Tell us about the site near Pimlico and we will explain how we would take it forward.
Why work with Land to Homes in Pimlico
Drainage and ecology built in
Sustainable drainage, biodiversity and tree retention shape the layout from the first sketch, rather than being squeezed in after the homes are placed.
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.
Buildability checked
We test every scheme for construction cost and practicality, so the consent we seek is for homes that can actually be built and then sold or let.
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.
Planning and land rules in Pimlico
Land with no planning permission can still be sold. Around Pimlico, 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.
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
|---|---|
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| 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. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Your questions answered for Pimlico
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.
What is a design and access statement?
It is a short report submitted with certain planning applications that explains the design principles behind a scheme and how people will get to and move around it. In England and Wales it is usually needed for major development and for some smaller schemes in sensitive areas. Scotland and Northern Ireland set their own requirements for design statements.
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 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 you take on planning and building work in Pimlico?
Yes, on sites we buy, option, promote or develop in partnership in Pimlico and elsewhere in Greater London, including Woodford Green, New Malden and Camden Town. 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