PLANNING CONSULTANTS · BARNET
Planning consultants in Barnet
We prepare and coordinate the planning case and specialist reports for sites in Barnet covering Finchley, Golders Green, Hendon, Mill Hill, Edgware and Colindale. This page sets out what London Borough of Barnet asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Barnet
judges you against.
Validation list. Barnet Local Requirements Validation Guidance Notes 2017 (2017). An application missing a required document can be made invalid, which delays the decision.
This list dates from 2017, before the London Plan 2021 and statutory biodiversity net gain, so the national and London requirements apply as well. Our validation review confirms the current position.
Development plan. Barnet Local Plan 2021-2036 (adopted, 2025); The London Plan 2021 (adopted, 2021).
National policy. The National Planning Policy Framework and, for every London council, the London Plan 2021 sit alongside the local plan.
LOCAL PLANNING POINTS
Things that shape applications in Barnet.
Checked against the council's published policy and guidance. Each point links to its source.
- The Barnet Local Plan 2021 to 2036 was found sound, subject to main modifications, in the inspectors' report dated 6 November 2024. Source
- The Local Plan's HMO policy, as modified, treats a concentration of HMOs as harmful where three or more of the ten nearest properties are already HMOs, and protects existing HMOs of a reasonable standard unless there is no local need. Source
- As modified, the plan expects all housing schemes to include family-sized homes, which matters when converting or redeveloping a larger house. Source
- Barnet has an Article 4 direction on small houses in multiple occupation, recorded with a start date of 29 May 2016, so turning a house into a small HMO where it applies needs planning permission. Source
REPORTS BARNET ASKS FOR
Barnet's validation list, report by report.
Which of these your application needs depends on the project and the site. In Barnet, extra reports are triggered most often by a listed building, trees on or near the site, protected trees, noisy locations, air quality management areas, flood zones 2 and 3. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Accessible and Adaptable Dwellings statement | Required | Housing schemes must show 90% of homes meet M4(2) and 10% M4(3).Applies to: one new home, 2 to 9 homes, major schemes, changes of use | London Plan 3.8; Barnet DM02 |
| Affordable Housing Statement | Required | Residential schemes of 11 or more units or 1,000 m2+ gross need a statement, with a viability appraisal if not policy compliant.Applies to: major schemes | London Plan 3.10-3.12; Barnet DM10 |
| Air Quality and Dust Risk Assessment | Required | All major applications need an air quality and dust risk assessment.Applies to: major schemes | London Plan 7.14; Barnet DM04 |
| Tree Survey and Arboricultural Statement | Required | Needed where trees on or next to the site, including street trees, could be affected; plans must show trees within 15 m, to BS5837:2012.Applies to: all applications | London Plan 7.21; Barnet DM01 |
| Design and Access Statement (listed building consent) | Required | Every listed building consent application needs a DAS.Applies to: all applications | Planning (LBCA) Regulations 2013 |
| Ecological statement (major) | Required | Major and large-scale schemes must include an ecological statement.Applies to: major schemes | London Plan 7.19; Barnet DM16 |
| Energy Assessment | Required | All major developments must include an energy assessment.Applies to: major schemes | London Plan 5.2-5.7; Barnet DM04 |
| Flood Risk Assessment | Required | Most development in Flood Zones 2 and 3 needs an FRA with sequential and exception tests, except some householder works and commercial extensions under 250 m2.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | NPPF; London Plan 5.12; Barnet DM04 |
| Flood Risk Assessment (Zone 1 large sites) | Required | Flood Zone 1 sites over 1 ha need an FRA.Applies to: all applications | NPPF; Barnet DM04 |
| Heritage Statement | Required | Required for listed building consent, demolition in or development in or next to a conservation area, and ground works in an Area of Archaeological Significance.Applies to: all applications | NPPF; Barnet DM06 |
| Statement of Community Involvement | Required | Required for large-scale major applications.Applies to: major schemes | NPPF |
| Air Quality Assessment | Where relevant | Required where a scheme affects air quality or places sensitive uses near busy roads.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | London Plan 7.14; Barnet DM04 |
| Contaminated Land Assessment | Where relevant | A preliminary risk assessment generally, with a full site investigation where contamination is known or suspected.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Barnet DM04 |
| Sunlight/Daylight Assessment | Where relevant | Needed where neighbours' light could be significantly harmed, to BRE guidance; check with the planning service.Applies to: all applications | Barnet DM01 |
| Design and Access Statement | Where relevant | Needed for majors, and in conservation areas for schemes creating a dwelling or 100 m2+ of floorspace; always for listed building consent.Applies to: one new home, 2 to 9 homes, major schemes, commercial, basements | DMPO 2015 |
| Draft Heads of Terms (planning obligations) | Where relevant | Most non-householder applications should include draft heads of terms.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Barnet Planning Obligations SPD |
| Biodiversity Assessment | Where relevant | Required near known habitats or where protected species are likely; majors need an ecological statement.Applies to: all applications | London Plan 7.19; Barnet DM16 |
| Economic Statement | Where relevant | Required for loss of employment land (with marketing evidence) and for majors in regeneration areas.Applies to: changes of use, commercial, major schemes | Barnet DM14 |
| Environmental Statement | Where relevant | Urban development above 150 dwellings, 1 ha non-residential or 5 ha sites may need EIA; screening available.Applies to: major schemes | EIA Regulations |
| Foul Sewerage and Utilities Assessment | Where relevant | Expected for most schemes; majors need a utility company capacity letter, and more detail if not connecting to public sewer.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | London Plan 5.15; Barnet DM04 |
| Lighting Scheme and Light Pollution Assessment | Where relevant | Required for floodlighting, schemes in or near rural areas or Mill Hill Observatory, and illuminated adverts.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Barnet SDC SPD |
| Noise Impact Assessment | Where relevant | Initial noise risk assessment for noise-sensitive uses near railways, A roads or noisy areas; full assessment where noisy uses are near sensitive sites.Applies to: all applications | London Plan 7.15; Barnet DM04 |
| Open Space and Landscaping | Where relevant | Normally required for major schemes and for development in conservation areas or affecting listed building settings.Applies to: major schemes | London Plan 3.6, 7.4, 7.6; Barnet DM01, DM02 |
| Planning Statement | Where relevant | Sets out context, need and policy compliance; listed on the council checklists for non-householder applications.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | DMPO 2015 |
| Drainage Statement and Barnet Sustainable Drainage Assessment Form | Where relevant | Required where surface water drainage is involved; the council SuDS assessment form is needed for full or reserved matters applications.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | London Plan 5.13; Barnet DM04 |
| Town Centre Sequential and Impact Assessment | Where relevant | Sequential test for town centre uses outside centres and extensions over 200 m2; impact test for retail/leisure over 500 m2 gross.Applies to: commercial, major schemes, changes of use | NPPF; Barnet DM11 |
| Transport Statement / Transport Assessment | Where relevant | Smaller schemes need a transport statement and larger schemes a full transport assessment.Applies to: 2 to 9 homes, major schemes, commercial, changes of use | London Plan 6.3; Barnet DM17 |
| Travel Plan | Where relevant | Required where a scheme has significant transport implications.Applies to: major schemes, commercial | London Plan 6.3; Barnet DM17 |
| Ventilation and Extraction Details | Where relevant | Required for food and drink, business, industrial and similar sui generis uses, or any proposal with ventilation plant.Applies to: commercial, changes of use | Barnet DM04 |
OUR SERVICES IN BARNET
Every report, one coordinated team.
All 54 services are available for sites in Barnet. Prices are starting estimates; we confirm the fee in writing before appointment.
Planning & strategy
Heritage & townscape
Water & ground
Environment & amenity
Ecology & landscape
Energy & sustainability
Transport & viability
Structure, basements & ground
- Structural feasibility notes
- Structural planning statements
- Basement impact assessments
- Basement construction method statements
- Ground movement assessments
- Groundwater & hydrology screening
- Geotechnical desk studies
- Ground investigation reports
- Slope stability assessments
- Retaining wall assessments
- Demolition & construction method statements
- Construction management plans
- Structural reuse & retrofit appraisals
- Structural condition discharge statements
OUR WORK IN BARNET
Applications we have supported here.
YOUR QUESTIONS ANSWERED
Planning in Barnet: FAQs
Still have a question?
Tell us about the site and we will confirm what Barnet will need and what it should cost.
Make an enquiryWhich reports does Barnet require for a house extension?
Barnet's list adds reports mainly when the site has constraints, such as a listed building, trees on or near the site, protected trees, noisy locations, air quality management areas, flood zones 2 and 3. Drawings and the forms are always needed. Our application checker lists the reports for your address.
How up to date is Barnet's validation list?
The list we use is "Barnet Local Requirements Validation Guidance Notes 2017", dated 2017. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Barnet?
Yes. We work across the whole of Barnet, including the postcode districts EN4, EN5, HA8, N2, N3, N10, N11, N12, N14, N20, NW2, NW4, NW7, NW9, NW11 and areas such as Finchley, Golders Green, Hendon, Mill Hill, Edgware and Colindale.
Where are you based?
Our office is at Unit D New Wave House, 4 Humber Road, London NW2 6DW, and we work on sites across all 32 London boroughs, the City of London and OPDC.
YOUR NEXT STEP
Planning an application in Barnet?
Tell us about the site and what you want to build. We will tell you which reports Barnet is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.