Licence to alter in SE14
SE14 covers New Cross & Telegraph Hill. For a flat refurbishment or licence to alter, the route depends on the exact property: conservation areas, Article 4 directions, listed status, tenure and the scheme details all change the answer. Use this district guide as local context, then run the address check before relying on permitted development or any consent assumption.
SE14 covers New Cross and the Telegraph Hill and Hatcham conservation areas — steep Victorian streets above the Thames basin. Inside the conservation areas a full application is expected; outside, much of the terrace stock keeps permitted development rights, subject to the borough-wide HMO Article 4.
First checks for licence to alter
Service-specific- Freeholder consent / Licence to Alter — read your lease's alterations clause
- Building-control sign-off for electrics, plumbing and any layout change
- Whether the building is listed (internal works can still need consent)
District pages are not point-level checks. They do not confirm whether a specific property is listed, inside a conservation area, or subject to an Article 4 direction.
Local planning context · Lewisham
Real · planning.data.gov.ukLewisham has 30 conservation areas and 89 Article 4 areas in the official dataset. SE14 is too broad to say which apply to your property; the address check tests the point against available geometry.
Read the borough-wide context on the Lewisham planning guide.
What changes the route?
| Where constraints apply | Planning permission usually isn't needed for internal work, but freeholder consent (Licence to Alter) almost certainly is — and any external change may need permission here. |
| Where no designation is found | Planning permission usually isn't needed for internal work — but your lease almost certainly requires freeholder consent (a Licence to Alter). |
Approvals and who deals with them
| What you may need | Likelihood | Who usually deals with it |
|---|---|---|
| Planning permission Internal-only refurbishment usually does not need it; any external change (windows, doors, AC units, flues) can. | Not usually | Planning consultant / architect |
| Licence to Alter (freeholder consent) Most leases require the freeholder's written consent for alterations — and a surveyor's fee paid by you. | Likely | Chartered surveyor / freeholder / solicitor |
| Building Regulations approval Electrical work (Part P), new/moved bathrooms and kitchens, drainage, ventilation and fire safety typically need sign-off. | Likely | Building control + your builder |
| Party Wall etc. Act 1996 notice Engaged if works affect a party structure shared with a neighbouring flat (e.g. a shared wall, floor or ceiling). | Possible | Party wall surveyor |
| Listed building consent We do NOT check listed status. If the property is listed, consent is needed for works affecting its character — confirm on the National Heritage List for England. | Verify | Heritage adviser / conservation officer |
Cost context
| Cost per m² — lower (straightforward) | £1,500 / m² |
| Cost per m² — typical | £2,200 / m² |
| Cost per m² — higher (complex / conservation spec) | £2,800 / m² |
| 1-bed flat (~45 m²) | £68,000 – £126,000 (typical ~£99,000) |
| 2-bed flat (~70 m²) | £105,000 – £196,000 (typical ~£154,000) |
| 3-bed flat (~95 m²) | £143,000 – £266,000 (typical ~£209,000) |
Indicative London ranges — confirm with itemised quotes against a measured scope.
Watch-outs in SE14
- A short lease or onerous alterations clause — consent can be slow, conditional or costly.
- Upper-floor access and protection of common parts (lifts, hallways) adding time and cost.
- Moving 'wet' rooms (kitchens, bathrooms) over a downstairs neighbour — drainage falls and sound insulation become the problem.
- Assuming internal works are 'permission-free' in a listed building, where internal alterations can still need listed building consent.
Next steps
- Read your lease's alterations clause and ask the freeholder/managing agent what a Licence to Alter will require and cost.
- Confirm which elements need Building Regulations sign-off and whether a competent-person scheme covers them.
- Brief a contractor or designer from a measured scope so quotes are comparable.
- If the building is or might be listed, confirm listed status before specifying anything internal.
Related guides
Your lease is a contract — and the council was never the only gatekeeper.
Read the guide →Permitted development is a houses-only system. If you own a flat, the rules — and the consents — are different.
Read the guide →More services in SE14
First check: A structural engineer's check on whether the wall is load-bearing
Service guide →First check: Whether it's permitted development or needs a planning application
Service guide →First check: Whether the dormer needs planning permission
Service guide →First check: Planning permission and the borough's basement policy
Service guide →First check: The intended use (office/gym vs sleeping) — it changes everything
Service guide →First check: The property's planning history and any enforcement
Service guide →First check: Whether the building is listed, and at what grade
Service guide →Planning Permission Checker provides planning and cost intelligence for early feasibility only. It is not legal, planning, valuation, architectural, structural, or surveying advice. All estimates are indicative and must be verified by qualified professionals before purchase, design, planning submission, or construction.
Cost estimates are indicative only — not a quotation. Final price depends on survey, specification, structure, access, party wall matters, VAT, professional fees, and contractor availability.
Planning outcomes are not guaranteed. Local planning authorities make final decisions.