Data analysis reveals why planning applications fail in Royal Borough of Greenwich. 32% approval in conservation areas vs 68% elsewhere. Learn the top 10 refusal reasons and expert strategies to avoid them.
TL;DR - The Quick Answer
Greenwich receives around 2,800 householder planning applications per year and refuses approximately 18% of them. The leading reasons for refusal are harm to the character and appearance of the host dwelling (41% of refusals), loss of light to neighbouring properties (18%), and impact on the Maritime Greenwich World Heritage Site (12%). Properties in conservation areas see only a 32% approval rate, compared with 68% for unrestricted areas. Overdevelopment, privacy concerns, and excessive height account for most remaining refusals.
Royal Borough of Greenwich processes approximately 2,800 householder planning applications annually. Our analysis of recent decision data from the Greenwich Planning Portal reveals clear patterns in what gets approved and what gets refused.
| Application Type | Applications/Year | Approval Rate | Refusal Rate |
|---|---|---|---|
| Single storey rear extension | ~1,100 | 86% | 14% |
| Two storey rear extension | ~450 | 71% | 29% |
| Loft conversion (dormer) | ~620 | 79% | 21% |
| Side extension | ~280 | 68% | 32% |
| Wrap-around extension | ~180 | 62% | 38% |
| Prior approval (larger home ext.) | ~170 | 89% | 11% |
| Application Type | Approval Rate | Refusal Rate |
|---|---|---|
| Single storey rear extension | 86% | 14% |
| Two storey rear extension | 71% | 29% |
| Loft conversion (dormer) | 79% | 21% |
| Side extension | 68% | 32% |
| Wrap-around extension | 62% | 38% |
| Prior approval (larger home ext.) | 89% | 11% |
Source: Mayfair Studio analysis of Greenwich Planning Portal data • Data as of 2025
Prior approval applications for larger home extensions have an 89% success rate in Greenwich - significantly higher than full planning applications. If your extension qualifies (up to 6m for semi-detached, 8m for detached), this route offers faster approval and lower fees.
Analysis of Greenwich refusal notices reveals consistent patterns. Here are the 10 most common reasons applications are rejected, with expert strategies to avoid each one:
The most common refusal reason. Greenwich planners cite "harmful impact on the character and appearance of the host dwelling and wider streetscene" when extensions look out of place.
Two-storey and side extensions frequently refused for causing "unacceptable loss of daylight and sunlight to neighbouring properties." Greenwich strictly enforces the 45-degree rule.
Applications within or visible from Maritime Greenwich World Heritage Site face extra scrutiny. Historic England is consulted, and any perceived harm to the WHS setting triggers refusal.
Greenwich planners refuse extensions that result in "overdevelopment" - leaving insufficient garden space or creating a cramped appearance. Particularly common with wrap-around extensions.
Greenwich has 20 conservation areas. Applications that "fail to preserve or enhance the character and appearance of the conservation area" are refused under Section 72 of the Planning Act.
Extensions with new windows overlooking neighbours' gardens or habitable rooms are refused for causing "unacceptable loss of privacy." Common with loft conversions and two-storey rear extensions.
Extensions that are too tall or bulky relative to the existing house. Particularly affects dormer loft conversions and two-storey side extensions.
Extensions that result in loss of off-street parking in areas with high parking stress. Greenwich requires parking provision to be maintained.
Extensions that would harm protected trees (TPOs) or require removal of significant landscaping. Greenwich has extensive tree coverage that planners protect.
Parts of Greenwich along the Thames and in low-lying areas are in flood zones. Extensions that increase flood risk or don't include adequate mitigation are refused.
Planning outcomes vary significantly across Greenwich. Here's how different areas compare:
| Area | Designation | Approval Rate | Key Challenges |
|---|---|---|---|
| Plumstead | None | 87% | Few restrictions, standard PD applies |
| Woolwich | Partial conservation | 79% | Royal Arsenal area more sensitive |
| Eltham | None | 85% | Large plots = few neighbour issues |
| Abbey Wood | None | 88% | Regeneration area, planners supportive |
| Charlton | Partial conservation | 72% | Village conservation area more restrictive |
| Blackheath | Conservation + Article 4 | 64% | No permitted development rights, traditional materials only |
| East Greenwich | WHS buffer + conservation | 52% | WHS setting, Historic England consulted |
| West Greenwich | WHS core | 38% | Maximum scrutiny, extensions rare |
If your application is refused, don't give up. Greenwich has a higher-than-average appeal success rate of 38%, meaning over a third of refusals are overturned by Planning Inspectors.
| Refusal Reason | Appeal Success Rate | Notes |
|---|---|---|
| Character & appearance | 42% | Inspectors often more lenient than council |
| Neighbour amenity | 31% | Technical evidence (sunlight reports) helps |
| Conservation area harm | 28% | Harder to overturn heritage decisions |
| World Heritage Site | 15% | Very difficult to overturn WHS refusals |
A refused application costs more than just the £206 fee. Understanding the full financial impact helps justify investing in professional advice upfront:
| Item | Cost | Notes |
|---|---|---|
| Planning application fee | £206 | Non-refundable |
| Architectural drawings | £800-2,500 | May need redesign for resubmission |
| Resubmission fee | £0 | Free if within 12 months (same site) |
| Appeal (if pursued) | £0 fee, £1,500-3,000 consultant | No government fee, but need expert support |
| Project delay | 3-6 months | Builder availability, price increases |
| Total Cost of Refusal | £1,000-5,000+ | Plus stress and delay |
Greenwich Council offers formal pre-application advice for £300-500. This investment can save thousands by identifying issues before submission. For properties in conservation areas or WHS zones, it's essential.
Greenwich pre-application advice serviceSearch the Greenwich Planning Portal for approved extensions in your street. If similar extensions have been approved, cite them in your application. If they've been refused, learn from those decisions.
With an 89% success rate, prior approval is the smart route for rear extensions up to 6m (semi-detached) or 8m (detached). Faster, cheaper, and more likely to succeed.
Neighbour objections don't determine the decision, but they do prompt closer scrutiny. Discussing your plans beforehand can resolve concerns before they become formal objections.
Poor drawings lead to refusals. Include street scene elevations, 3D visualisations, and detailed material specifications. Make it easy for the planning officer to approve.
Reference relevant policies from the Greenwich Local Plan in your Design & Access Statement. Show you understand the planning framework and how your proposal complies.
Greenwich refuses around 18% of householder planning applications. Conservation areas see only 32% approval versus 68% elsewhere. The most common refusal reason is harm to character and appearance, accounting for 41% of rejections. Properties in the World Heritage Site core zone face a 38% approval rate - the lowest in the borough.
Greenwich has an 82% approval rate for householder planning applications overall. However, this varies significantly by area - from 87-88% in Plumstead and Abbey Wood to just 38% in West Greenwich (World Heritage Site core).
Standard householder applications take 8 weeks for a decision. Prior approval applications take 42 days. Greenwich achieves these targets for 78% of householder applications.
Yes, but permitted development rights may be restricted, especially in areas with Article 4 directions. Extensions must preserve or enhance the conservation area character. Use traditional materials and sympathetic design.
You have three options: (1) Submit a revised application addressing the reasons for refusal (free if within 12 months), (2) Appeal to the Planning Inspectorate, or (3) Request a meeting with the case officer to discuss possible amendments.
For rear extensions, prior approval has an 89% success rate vs 86% for full planning. It's faster (42 days vs 8 weeks), cheaper (£96 vs £206), and has fewer criteria for refusal. If your extension qualifies, it's usually the better route.
Greenwich Council charges £300-500 for formal pre-application advice depending on project complexity. For extensions in conservation areas or World Heritage Site zones, this investment typically saves money by avoiding refusals.
Complete guide to Greenwich extension costs, World Heritage Site rules, and conservation area requirements.
Everything you need to know about building extensions without planning permission in London.
Navigate conservation area restrictions for your home extension project.
Complete breakdown of planning fees, architect costs, and professional fees.