Grosvenor Estate Belgravia & Mayfair Management Schemes

This is a guide to carrying out alterations to your property under the Grosvenor Estate Belgravia & Mayfair Management Schemes. 

This guide is for FREEHOLD owners.

Welcome to the Grosvenor Estate

For over 340 years Grosvenor has actively managed the historic character of Belgravia and Mayfair, to safeguard their beautiful architecture, amenity and townscapes.   As a freehold owner you will be familiar with the Mayfair and Belgravia Management Schemes. These are key part of how we regulate and preserve the heritage of these neighbourhoods, and ensure they remain beautiful and welcoming places to live, even as they evolve and adapt to changing needs, technologies and times. 

The schemes outline that you need Grosvenor’s consent, alongside other statutory permissions, to make certain changes to your property.  

Wherever relevant, our policies carefully align with local or national planning regimes for historic environments, which aim to minimise harm to the heritage significance of properties through development or alterations. In line with these policies, we consider the heritage significance of the building (whether listed or not), the character of the conservation area, and the impact of the proposed changes when deciding whether to grant consent.  

However, it is important to note that the scope of the Estate Management Schemes encompass more than just planning policy when protecting the architectural integrity of Mayfair and Belgravia and the value of their townscapes.

This guide explains how Grosvenor’s Estate Management Schemes interact with planning policy, outlines when and if consent is needed, and provides a step-by-step process for applying for consent for property alterations. It should be read alongside the relevant Estate Management Scheme.

What is an Estate Management Scheme?

An Estate Management Scheme is a standard legal framework that controls how freehold properties in a specific area can be used or look. As a freehold owner, this means that you will need Grosvenor’s consent, alongside other statutory permissions, to make certain changes to your property.  

The management of these schemes and the protections they provide contribute significantly to the neighbourhoods’ enduring appeal and value to you as owners. They reflect our long-standing commitment as stewards of these historic places, to you as our customers, and our contribution to London’s cultural heritage.

For further information, please see the signposted resources or contact the team at 
building.surveying@grosvenor.com   

Our approach

As long term stewards, Grosvenor has actively managed the historic character of Belgravia and Mayfair for over 300 years, to protect the beautiful architecture and townscape we all enjoy today.  

Even where the property is freehold, we remain as the managers of these properties in the context of the Mayfair and Belgravia Estates.  This helps to preserve the historic character of the neighbourhoods and ensure they remain beautiful and welcoming places to live.  The full details of our management obligations are contained in the Grosvenor Belgravia and Mayfair Estate Management Schemes. 

As a freehold owner, this means that you will need Grosvenor’s consent to make certain changes to your property. 

Grosvenor aligns with national and local planning policies for the historic environment, which aim to manage change by minimising harm to heritage significance.  In line with these policies, we consider the heritage significance of the building (whether listed or not), the character of the conservation area, and the impact of the proposed changes when deciding whether to grant consent. 

Any restrictions to alterations are there to protect the historic fabric of the building (and surrounding buildings, where applicable), and to protect the external appearance of the building and the wider estate.  

In the following sections, we will take you through the purpose and extent of the Estate Management Schemes and their relationship to other planning controls. We’ll guide you through when consent is and is not needed and outline the application process.

Relationship between the Estate Management Schemes and Statutory Planning Controls

The Grosvenor Belgravia and Mayfair Estates are home to some of the most iconic homes in the world. Many of the buildings in these areas are listed, and much of each estate is within a Conservation Area.
Because of this, there is a close relationship between the regulations in our Estate Management Schemes and Statutory Planning Controls. While we aim to closely align the Schemes to Statutory Planning Controls there are some differences in the aims and scopes of each.

What are Statutory Planning Controls?

Statutory Planning Controls are regulations and laws that govern how land and buildings can be used and developed. These are enforced by Local Planning Authorities (LPA) to ensure that development is carried out in a way that benefits the community and protects the environment. Importantly, they also help protect buildings and areas of historical or architectural significance.

How do these controls work together?

The main heritage value of the buildings across our Mayfair and Belgravia Estates is their external appearance, which is something that we know our residents value highly as well.
The Estate Management Schemes aim to preserve the structural integrity and external appearance of the buildings, as well as the historic character of the wider townscape. Largely they govern the repair and alteration of the external load bearing structures, the decoration of external surfaces and also, in Belgravia only, alterations to internal load-bearing structures.

More information relating to the Conservation Areas can be found here:

Westminster City Council - Belgravia Conservation Area Guide

Westminster City Council - Mayfair Conservation Area Guide

Royal Borough of Kensington and Chelsea - Conservation Areas

There are some key differences between Grosvenor Estate Management Scheme and Local Planning Authority regulations, when considering applications for alterations to a property:

Grosvenor Belgravia and Mayfair Estate Management Schemes

• Long-term Vision: These schemes focus on a coherent, long-term, and proactive strategy to maintain the character of the estates.
• Comprehensive Coverage: They apply to all buildings within the historic Grosvenor Mayfair and Belgravia Estates.
• Maintenance Obligations: There are specific obligations for repair and maintenance to ensure the ongoing high quality of the built environment.
• Estate Shaping: Grosvenor uses the schemes to shape the historic estates for the benefit of all occupiers and visitors to the area.
• Decision-Making Focus: The primary concern is maintaining the integrity and architectural appearance of the Grosvenor estate.

Local Planning Authority

• Reactive Approach: The Local Planning Authority regulates development and aims to prevent harm to heritage significance in a reactive manner.
• Individual Application: Their approach relates to individual buildings, rather than the holistic management of the wider area, particularly in the case of Listed Building Consent (LBC).
• Neglect Protection: They cannot guard against the effects of everyday neglect.
• Planning Balance: They use a ‘planning balance’ to weigh public benefits against harms to heritage significance.
• Public Benefits Consideration: They can grant Listed Building Consent if the public benefits outweigh the harm caused.

It is possible for an application to receive Listed Building Consent and/or Planning Permission from the Local Planning Authority, but not consent from Grosvenor. You cannot proceed without both these consents.

Alterations guidance

The Grosvenor Mayfair and Belgravia Management Schemes set out some important guidelines for freehold owners wanting to make alterations to their properties. The lists below are illustrative. For more information you should refer to the text of the Estate Management Schemes or contact the Building Surveying Team.

Before you start, it’s important to understand when you do and don't need to get consent.

When is consent required?

Consent is not required for: 

• External repairs or renewal works: if you are using identical materials.
• Internal or external redecorations: But please note that there are strict requirements about the colour and type of paint that can be used externally.
• New kitchens, bathrooms or cupboards: provided that you use the existing plumbing, electrical and gas connections without making new ones. 

Consent is required for:

• Extensions: including conservatories and basement extensions.
• Replacement of or alterations to windows: including the provision of security grilles.
• Works to the walls and roofs: including the addition or alteration of external pipework.
• Roof terraces.
• The installation of air conditioning or comfort cooling, and any other external plant.
• The installation of security cameras, satellite aerials, burglar alarm boxes, external signage, external lighting, and boiler flues.
• Any change of use of any part of the property.
• Internal alterations that affect the structure of the building (Belgravia only).

Listed buildings:

If you live in a listed building, considerations are stricter. You may be required to obtain consent for any interior repairs, renewals or redecoration works.  Both Listed Building Consent and planning permission from the LPA may be required for any exterior changes, in addition to written consent from Grosvenor.

Guide to alterations

External alterations

Any external alterations or additions to your property require Grosvenor’s written consent, set out in Clause 17 of the Belgravia Estate Management Scheme and Clause 12 of the Mayfair Estate Management Scheme. The scope of these regulations is comprehensive, and includes changes to the external elevations, adding street numbers and letters, or building extensions including rooftops and basements.
The following are not permitted:

• Advertisements: You can’t put up any signs on your property without written approval from Grosvenor. 
• Wires: No telephone or other wires are allowed on the front of the property.
• External aerials aren’t permitted unless you have written approval from Grosvenor.

Internal load-bearing walls

In Belgravia properties only, changes to internal load-bearing walls will also need consent from Grosvenor.  For example, changing the internal wall configuration or demolition of a load bearing wall.

Basement developments

Although basement developments don’t change the external look of your property once completed, they require Grosvenor’s consent under the Estate Management Schemes. You’ll also need Planning Permission from the Local Planning Authority and, where relevant, Listed Building Consent. 

Westminster City Council (WCC) and Royal Borough of Kensington and Chelsea (RBKC) have Supplementary Planning Documents on basement developments:

Basements SPD for adoption.indd (westminster.gov.uk)

Basements SPD, April 2016 | Royal Borough of Kensington and Chelsea (rbkc.gov.uk)

If your property is in Belgravia, you will find comprehensive guidance within the Belgravia Neighbourhood Plan and Design Codes here: Belgravia Neighbourhood Plan | Westminster City Council   

If your property is in Mayfair, please also refer to the Mayfair Neighbourhood Plan here: Mayfair Neighbourhood Plan | Westminster City Council

Potential Issues with Basement Developments

Our experience is that basement development can cause severe problems for the buildings and the local area including:

• Structural impact: Traditional buildings were built on shallow foundations with flexible lime mortars, allowing them to move with the seasons. Adding a rigid concrete basement can cause excessive movement and cracking in neighbouring buildings, which may not be covered by Party Wall Awards or insurance.
• Water table: The water table can be surprisingly close to the surface. While technically possible, excavating through it can create construction challenges and uncertainties about water diversion, potentially affecting nearby properties.
• Increased servicing needs: Larger floor areas require more services like gas, water, and electricity. Basements often need more power for lighting and ventilation, which can strain local infrastructure.
• Environmental impact: Excavating under gardens reduces natural drainage and space for planting, which can affect biodiversity and contribute to the ‘heat-island’ effect of living in a city.

Considerations for basement development applications

Each application for basement development is considered on its merits. Assessments will consider the factors above, as well as others such as (but not limited to):

• Whether the property is listed, in a Conservation Area, or unlisted.
• Whether the property is in a terrace, semi-detached, or detached.
• Whether the property is a mews house, where basements are generally discouraged.
• The complexity of the engineering involved, considering the existing structure’s fragility, ground and sub-soil conditions, and excavation depth.
• The professional expertise with which the proposals demonstrate.
• Evidence that the proposed construction method has not caused long-term issues in other projects.
• The impact on the garden (if any) from excavation.
• Access to the site and the number of previous and active schemes in the area.
• Excavations below existing floors that are already below street level are generally not permitted unless the existing floor-to-ceiling height is less than 2400mm, in which case excavations to achieve that clearance are allowed.
• Excavations may be permitted where a swimming pool, isolated from the party walls, is to be installed.
• The maximum depth of a basement storey should not exceed 3.0m from the top of the basement floor slab to the underside of the structural ceiling and limited by a maximum total excavation depth of 4.2m as measured from formation level to the underside of the structural soffit.
• Excavations conflicting with a 45° line from the bottom of the foundations of an adjacent listed building are unlikely to be approved.

Subject to the above, buildings where basements are more likely to be acceptable include commercial buildings (both the developed building and its neighbours, if any), where the site is to be fully redeveloped, where there is good access, and where nuisance and inconvenience to neighbours will be minimal.

Roof Terraces

Roof terraces are popular alterations and are carefully regulated. In addition to restrictions on development, in some cases, development of roof terraces is not permitted.  You should check the conditions relating to your property, which you will find in the documents you received on purchase, or please contact us for further advice.  it is important to note that your ownership may exclude airspace rights, limiting access to and use of roofs for maintenance only.   We consider proposals for roof terraces based on the property’s specific circumstances and below are our general guidelines:

• Roof terraces should be appropriate for occasional enjoyment rather than as permanent outdoor rooms.
• They should not be visible from street level.
• Trees, fencing and trellising should be a maximum height of 1800mm.
• Water features are not encouraged and are unlikely to be approved.
• Real or gas fires are not permitted due to the fire risk.
• Fixed appliances such as cookers, hobs, barbecues etc. are not encouraged and are unlikely to be approved due to the fire risk. 
• Only discreet down-lighting will be considered. Up-lighting is not permitted.
• Permanent audio/visual installations are not permitted.

Westminster City Council also has specific policies on roof alterations which should be noted for properties in that borough.

Changes to roofs of listed buildings or those in conservation areas will also be assessed for their impact on heritage significance by the LPA. 

Applying for consent

This section outlines the process for obtaining consent for building alterations from Grosvenor. The information here does not affect or override the existing requirements of the Estate Management Schemes and should be read along with those documents. 

There are three types of consent you may need when seeking to make alterations to your property, and each has a distinct process.

• Consent from Grosvenor.
• LBC from the local council.
• Planning permission from the local council.

You are responsible for ensuring that you fulfil any relevant requirements of the Local Planning Authority for LBC or planning permission. 

Applications to the local council for LBC must include an assessment of the heritage significance of the building and the impact of the proposed alterations on that significance. Grosvenor aims to align with national and local policies on the historic environment, and we welcome the submission of a similar document as part of any application for consent under the Estate Management Schemes.

The process

1. Initial Consultation: Appoint an architect, chartered building surveyor, or accredited designer to prepare concept drawings. Once these initial drawings are ready, contact the Grosvenor Building Surveying team to determine if the principles of your proposal are likely to be accepted. Modifications may be discussed at this point which will need to be made before submission.
    
2. Formal Submission: If the initial principles and any modifications needed are accepted, you will need to submit architectural drawings to a scale of not less than 1:50 for formal approval. Applications should be submitted via the Grosvenor Connect online portal, along with the relevant application fee, which is based on the cost of the works to a builder’s finish. Details of our fees can be found here.
   
   We will review the proposed works, considering recent works at the property and any current or proposed works nearby. This may result in phased or delayed approval to avoid unnecessary disturbance to nearby occupiers, particularly in mews areas.
    
3. Approval Conditions: Any approval letter we issue (subject to contract) will include conditions that must be met must be met before, during, and after the works.  This letter will detail any additional fees, which may include inspection fees, hoarding or scaffolding fees, deposits payable to Grosvenor, and fees for our consultants.  Consultants include structural engineers, geotechnical consultants, acoustic consultants, highways consultant and/or mechanical engineer, who may be appointed by Grosvenor to review and approve the detailed design.
   
   If your proposals involve adding floor area or significantly enhancing the property’s value, you may be required to pay a premium and we will assess any appropriate payments before granting approval.
    
4. Conditional Consent: Once your proposals are approved, you will receive a letter granting conditional consent. This means that certain conditions need to be met before work starts (conditions precedent). These can include the payment of approval fees, provision of insurance information, and confirmation of planning and LBC as applicable.   Where LBC or planning permission is also required and conditionally granted, the conditions may align but remain independent.

For further information, including details of how to access Grosvenor Connect, please contact the Building Surveying Team  building.surveying@grosvenor.com

You can access Grosvenor Connect at this link

Useful resources

Helpful resources can be found on our website, including:

• The Grosvenor Specification, which are the technical requirements with which all works have to comply. 
   
• The London Estate Contractor’s Obligations, which sets out our requirements for the construction phase, which includes contractors’ rules of conduct, health and safety requirements, and requirements for working in our private mews. 

Further resources which may be of use:

• Historic England’s Guide to Listed Building Consents
• UK Government’s Plain English guide to the planning system 

Please don’t hesitate to contact the Building Surveying team for further information: building.surveying@grosvenor.com  

Glossary

Listed Building Consent (LBC): Permission required from a local planning authority to alter, extend, or demolish a listed building, ensuring changes preserve its character or appearance

Local Planning Authority (LPA): A local government body responsible for managing and approving planning applications and development within a specific area.

Local Planning Authority regulations: specific rules and policies developed by local councils or planning authorities within the framework of the statutory planning controls. They are tailored to the needs and characteristics of the local area and must align with the broader statutory planning controls.

Statutory Planning Controls: regulations and laws that govern how land and buildings can be used and developed. These controls are enforced by local planning authorities to ensure that development is carried out in a way that benefits the community and protects the environment. Importantly, they also help protect buildings and areas of historical or architectural significance.