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Free 2026 London Planning Report — Coombe KT2

Computer-generated image of a red-brick house with a hipped tiled roof, two small dormers, a pale green front door, a white garage door and a block-paved drive, with part of a white weatherboarded wing on the right
KT2 · Coombe · Kingston

Planning and building regulation drawings in Coombe (KT2)

KT2 is Coombe, the wooded, low-density area north of Kingston town centre. The houses are large and detached, mostly Victorian, Edwardian or twentieth-century, set in spacious landscaped grounds among golf courses and mature woodland. Several were designed by notable architects, and the landscaped grounds are part of the spacious, semi-rural street scene that the conservation areas protect.

  • MCIAT chartered technologists
  • Royal Borough of Kingston upon Thames granted 82% of 766 householder applications
  • Drawings in about 7 days

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Coombe Hill Road, Coombe Lane West, Warren Road and George Road are among its roads. The plots are generous, and Kingston allows more substantial schemes on the larger Coombe plots, within its design policy, so the questions are about scale, siting and how much of the landscaped setting survives. Kingston expects the low-density, semi-rural character to carry through, and the building line toward the road is treated as part of that.

Four conservation areas are named for the district: Coombe Hill, Coombe House, Coombe Wood and Kingston Hill. Trees are part of that setting. Mature specimens in the gardens may carry tree preservation orders, so foundations, access and the position of any extension have to take roots and canopies into account early, not at the end.

Planning in Coombe: what to know before you apply

Kingston treats Coombe as a place where design policy has room to accommodate larger schemes, provided they respect the landscaped, low-density setting. Its controls protect the building line, the low density and the estate and golf-course landscape. Inside a conservation area, roof enlargements, side extensions and rear extensions of more than one storey are not permitted development, so schemes of that kind need a householder planning application. Where trees could be affected, a tree survey or protection plan may be needed with it. A single-storey rear extension or an outbuilding within the limits can still be permitted development, but the conservation status and any listing have to be confirmed for the individual house first. No Article 4 direction is recorded for Coombe itself, while the borough lists directions restricting some permitted development in conservation areas, so we check the council's own map as well.

Applications are decided by Royal Borough of Kingston upon Thames — its planning pages.

Check your route

Does your Coombe project need planning permission?

Route check · Coombe (KT2)

Listed building?
Conservation area?
Likely permitted development — no planning applicationNeeds checking
  • A single-storey rear extension up to 4 m deep on a detached house, or 3 m on any other house, is Class A permitted development subject to the height and materials conditions.
  • An Article 4 direction applies here and may withdraw this freedom — the schedule must be checked before relying on it.
  • One or more constraints are unknown — we check the council's registers as part of the free appraisal.
  • Where permitted development applies, a lawful development certificate proves it for lenders and buyers.

Sources: GPDO 2015, Schedule 2, Part 1 · Planning Portal — common projects · Building Regulations 2010 — when approval is needed

This is a first-pass indication from the national rules, not planning advice for your property. Your council's registers, any Article 4 schedule and the exact dimensions decide it — the free appraisal checks all three before we recommend a route.

Confirm it with a free appraisal

Coombe (KT2) in numbers

What Royal Borough of Kingston upon Thames has decided, and what KT2 is built of — the two facts that shape every job here.

Householder planning decisions — Royal Borough of Kingston upon Thames

Coombe (KT2) applications are decided by Royal Borough of Kingston upon Thames; these are its published householder figures for the last four quarters.

Householder applications decided2025 Q2 to 2026 Q1766
Granted628
Refused138
Grantedof 766 decisions · England 90%82%
Decided within 8 weeksof 664, excluding prior approvals93%

Source: Ministry of Housing, Communities and Local Government (PS2 district planning application statistics). Open Government Licence v3.0 Extracted 2026-09-22.

Permitted development prior approvals — Royal Borough of Kingston upon Thames

How the larger-home-extension route has fared with Royal Borough of Kingston upon Thames, which decides KT2 notifications.

Larger home extension prior approvals — not required2024 Q2 to 2026 Q194
Prior approval granted9
Prior approval refused102
Grantedof 111 determined8%

Source: Ministry of Housing, Communities and Local Government (PS1 district planning application statistics). Open Government Licence v3.0 Extracted 2026-09-22.

Planning appeals — Royal Borough of Kingston upon Thames

Refusals in KT2 can be appealed to the Planning Inspectorate; this is Royal Borough of Kingston upon Thames's householder appeal record.

Householder appeals determined2021–2026171
Allowed75
Allowedof 171 · England 36%44%

Source: Planning Inspectorate appeals casework. Open Government Licence v3.0 Extracted 2026-09-22.

Conservation areas and Article 4 directions — Royal Borough of Kingston upon Thames

Register counts for Royal Borough of Kingston upon Thames. A count describes what the council has published, never a rank against another council.

Conservation areas in the register26 dated, 1971–200428
Article 4 directions in the register3
Areas covered by an Article 4 direction114

Source: MHCLG Planning Data Platform. Open Government Licence v3.0 Extracted 2026-09-22.

What KT2 is built of

Residential building form across Coombe (KT2), from 327 classified buildings — the fact that decides party walls, side returns and loft headroom before any policy does.

Attached on more than one side28%
Attached on one side48%
Detached25%
Median building footprint69 m²
Addresses per buildingAbove about 2 means flats and maisonettes dominate1.39
Buildings classified327

Source: Ordnance Survey National Geographic Database (derived statistics). Contains OS data © Crown copyright and database right 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026. Extracted 2026-09-22.

  1. Day 0Measured survey of your Coombe property — or your existing plans if you have them.
  2. About 7 daysDrawings issued for your approval. Free redraws until you are happy.
  3. SubmissionWe validate against Royal Borough of Kingston upon Thames’s checklist and submit on your behalf.
  4. Council: 8-week targetHouseholder applications carry an 8-week statutory target. Royal Borough of Kingston upon Thames decided 93% of 664 recent householder applications inside it.

Source: Ministry of Housing, Communities and Local Government (PS2 district planning application statistics). Open Government Licence v3.0 Extracted 2026-09-22.

Neighbourhoods

Streets and neighbourhoods in KT2

CoombeVictorian, Edwardian and 20th-century detached houses in a semi-rural setting
Nearby

Nearby postcode districts

Kingston KT1New Malden KT3Chessington KT9Worcester Park KT4Surbiton KT6
FAQ

Coombe (KT2) — FAQs

Can I build a big extension on a Coombe detached house?+
There can be more scope than on a smaller plot, because Kingston accepts more substantial schemes on the larger Coombe plots within its design policy. The scheme still has to suit the building line and the wooded character, and in a conservation area a side extension, a rear extension of more than one storey or a roof enlargement needs a planning application. We draw the proposal and check the site's trees at the outset.
Do trees in my garden affect what I can build?+
They can. Trees covered by a tree preservation order need consent before work, and in a conservation area most other trees above a small size need notice to the council before they are cut back or removed. Roots also affect foundation design, so we plan the position and structure of an extension around the trees instead of treating them as an afterthought.
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