PLANNING CONSULTANTS · BEXLEY
Planning consultants in Bexley
We prepare and coordinate the planning case and specialist reports for sites in Bexley covering Bexleyheath, Welling, Sidcup, Erith, Belvedere and Crayford. This page sets out what London Borough of Bexley asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Bexley
judges you against.
Validation list. Planning Application Requirements (London Borough of Bexley) (2018-10-17). An application missing a required document can be made invalid, which delays the decision.
This list dates from 2018, 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. Bexley Local Plan (adopted, 2023); 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 Bexley.
Checked against the council's published policy and guidance. Each point links to its source.
- The council adopted its Design Guide SPD Part 2, covering building alterations and extensions, small sites, area types and a technical handbook, on 29 June 2026. Source
- Single-storey rear extensions to terraced and semi-detached houses should typically project no more than 3.5m beyond the original rear wall, with a maximum height of 4m and eaves of 3.1m (Design Guide SPD Part 2: Building Alterations and Extensions, 2026). Source
- Basements should typically be no more than one floor below ground and no larger than the footprint of the existing house; they will not be permitted in Flood Zones 2 and 3. Source
- An Article 4 direction covering the whole borough has required planning permission to convert a house into a small HMO since 24 September 2017. Further Article 4 directions apply in the Brook Street, Old Bexley, Old Forge Way and Red House Lane conservation areas. Source
- Bexley has 23 conservation areas. Source
- Article 4 direction: Houses in multiple occupation. Converting a house (C3) into a small HMO (C4) needs planning permission, across the whole borough. Source
- Article 4 direction: Town centres: commercial to residential. Converting shops, offices and other Class E premises to homes (Class MA) needs planning permission, for selected buildings in the borough's 13 designated town centres shown on the maps. Source
- Article 4 direction: Industrial areas: commercial to residential. Converting Class E premises to homes (Class MA) needs planning permission, for selected buildings in the borough's designated industrial areas shown on the maps. Source
- 4 further Article 4 directions apply to particular areas or conservation areas. Council list
REPORTS BEXLEY ASKS FOR
Bexley's validation list, report by report.
Which of these your application needs depends on the project and the site. In Bexley, extra reports are triggered most often by a conservation area, critical drainage areas, archaeological priority areas, scheduled monuments, trees on or near the site, a listed building. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Accommodation Schedule | Required | All proposals for new dwellings must schedule units by size and tenure, habitable rooms, floor areas and wheelchair units.Applies to: one new home, 2 to 9 homes, major schemes, changes of use | London Plan 3.3-3.8 |
| Affordable Housing Statement | Required | Schemes liable for affordable housing must detail numbers, mix, tenure and Registered Provider partners.Applies to: major schemes | London Plan 3.10-3.13; Core Strategy CS10 |
| Tree Survey / Arboricultural Assessment | Required | Required where trees on or next to the site, including street trees, could be affected; BS 5837.Applies to: all applications | London Plan 7.21 |
| Archaeological Assessment (desk-based) | Required | Non-householder development in an Area of High Archaeological Potential, ground disturbance on sites over 0.4 ha, or schemes affecting nationally important remains.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | London Plan 7.8; CS19 |
| Energy Assessment | Required | Major development needs an energy strategy following the energy hierarchy, with zero-carbon homes and offsetting of any shortfall.Applies to: major schemes | London Plan 5.1-5.11; CS08 |
| Flood Risk Assessment | Required | All new development (including minor and change of use) in Flood Zones 2 and 3; householder and small extensions may use EA standing advice. Also required for Flood Zone 1 sites of 1 hectare or more and in areas with critical drainage problems.Applies to: all applications | London Plan 5.12, 5.13; CS09 |
| Flood Risk Assessment (Zone 1) | Required | Flood Zone 1 sites of 1 ha+ or in areas with critical drainage problems need an FRA.Applies to: all applications | London Plan 5.12; CS09 |
| Flood Sequential Assessment | Required | Majors and all new dwellings in Flood Zones 2 and 3 need a sequential test, possibly waived in Sustainable Growth Areas.Applies to: major schemes, one new home, 2 to 9 homes | London Plan 5.12; CS09 |
| Heritage Statement / Assessment | Required | Required where a scheme affects any designated or non-designated heritage asset or its setting, with schedule of works for listed buildings.Applies to: all applications | NPPF; London Plan 7.8-7.12; CS19 |
| Open Space Assessment | Required | Needed for development in or causing loss of open space, including Metropolitan Open Land and Green Belt.Applies to: all applications | London Plan 7.16-7.19; CS17 |
| Site Waste Management Plan | Required | Required for majors and schemes involving waste handling.Applies to: major schemes | London Plan 5.16-5.19 |
| SuDS Strategy | Required | All major applications need a SuDS report with greenfield runoff calculations and a maintenance plan.Applies to: major schemes | London Plan 5.13; CS08 |
| SuDS Strategy (Vulnerable Drainage Area) | Required | Non-householder schemes adding buildings or hard surfaces in a Vulnerable Drainage Area need a SuDS strategy.Applies to: basements, changes of use, commercial, major schemes, one new home, 2 to 9 homes | London Plan 5.13; CS08 |
| BREEAM pre-assessment | Required | Non-residential schemes with 1,000 m2+ new floorspace must target BREEAM Very Good (Excellent at PTAL 5+).Applies to: commercial, major schemes | London Plan 5.3; CS08 |
| Sustainability Statement | Required | Non-major schemes not needing an energy assessment must show sustainable design and at least 10% renewable energy.Applies to: one new home, 2 to 9 homes, commercial, changes of use | London Plan 5.1-5.3; CS08 |
| Travel Plan | Required | Major development needs a travel plan to reduce car dependency.Applies to: major schemes | London Plan 6.3; CS15, CS16 |
| Air Quality and Dust Risk Assessment | Where relevant | Needed for majors in or next to an AQMA, new sensitive uses in poor air quality areas, biomass/CHP and combustion uses; majors must be air quality neutral.Applies to: major schemes, commercial, changes of use, 2 to 9 homes | London Plan 7.14 |
| Construction Logistics Plan (draft) | Where relevant | Required for majors and schemes whose construction would affect congestion, pedestrian safety or obstruct the highway.Applies to: major schemes, 2 to 9 homes, commercial, basements | London Plan 6.11-6.14 |
| Land Contamination Assessment | Where relevant | Required where contamination is known or suspected, or for sensitive uses such as housing or schools.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | London Plan 5.21 |
| Daylight/Sunlight Assessment | Where relevant | Needed for majors and where neighbouring homes, gardens or the scheme itself could lose significant daylight or sunlight, to BRE guidance.Applies to: all applications | London Plan 7.7 |
| Delivery and Servicing Plan (draft) | Where relevant | Required for majors or schemes significantly affecting the road network, pedestrian safety or residential amenity.Applies to: major schemes, commercial | London Plan 6.3, 6.11-6.14 |
| Design and Access Statement | Where relevant | Needed for major development, and in conservation areas and similar designations where a dwelling or 100 m2+ is created; always for listed building consent.Applies to: one new home, 2 to 9 homes, major schemes, commercial, basements | DMPO 2015 |
| Biodiversity / Ecology Survey and Report | Where relevant | Required where nature sites or protected species may be affected, e.g. near SINCs/LNRs/green corridors, roof or old building demolition, vegetation removal, or lighting near habitat.Applies to: all applications | London Plan 7.19; CS17, CS18 |
| Economic Statement | Where relevant | Required for majors and schemes affecting employment sites or causing job loss.Applies to: major schemes, commercial, changes of use | London Plan 4.1-4.4 |
| Financial Viability Assessment | Where relevant | Required when affordable housing (including tenure split or unit sizes) falls short of policy; presumed public.Applies to: major schemes, 2 to 9 homes | London Plan 3.10-3.12; CS10 |
| External Lighting Assessment | Where relevant | Required for floodlights or external lighting affecting amenity or nature conservation.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | London Plan 7.19; CS18 |
| Microclimate (Wind) Assessment | Where relevant | Needed for buildings of 30 m or over 10 storeys, exposed large-frontage sites, or near busy or sensitive pedestrian areas.Applies to: major schemes, commercial | London Plan 7.6, 7.7 |
| Noise and Vibration Assessment | Where relevant | Required where noise or vibration could disturb neighbours, for sensitive uses near noise sources, and for noisy uses or plant; BS4142 / ProPG.Applies to: all applications | London Plan 7.15; CS09 |
| Parking Stress Survey | Where relevant | Residential schemes likely to increase on-street parking pressure need a Lambeth-methodology overnight survey.Applies to: one new home, 2 to 9 homes, major schemes, changes of use | London Plan 6.13; CS15 |
| Planning Statement | Where relevant | Required for majors, departures from the plan, loss of protected uses and other cases needing policy justification.Applies to: major schemes, commercial, changes of use, 2 to 9 homes | Development Plan; NPPF |
| Statement of Community Involvement | Where relevant | Encouraged for major applications.Applies to: major schemes | Bexley SCI |
| Demolition Methodology and Structural Survey | Where relevant | Needed where demolition is justified on structural grounds (e.g. facade retention, basements) or for major works to listed or conservation area buildings.Applies to: basements, house extensions, changes of use, one new home | London Plan 7.8; CS19 |
| Townscape / Landscape and Views Impact Assessment | Where relevant | Needed for most majors, tall buildings, effects on views, Green Belt/MOL openness, or conservation areas and listed buildings.Applies to: major schemes, commercial | London Plan 7.10-7.12; CS19 |
| Transport Assessment / Transport Statement | Where relevant | TA for majors or significant transport effects; a TS for smaller schemes affecting the highway.Applies to: major schemes, commercial, 2 to 9 homes, changes of use | London Plan 6.3; CS15 |
| Ventilation / Extraction / Flue Details | Where relevant | Needed for restaurants, pubs, takeaways, commercial kitchens and schemes with substantial extraction plant.Applies to: commercial, changes of use | London Plan 5.9, 7.14 |
OUR SERVICES IN BEXLEY
Every report, one coordinated team.
All 54 services are available for sites in Bexley. 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
YOUR QUESTIONS ANSWERED
Planning in Bexley: FAQs
Still have a question?
Tell us about the site and we will confirm what Bexley will need and what it should cost.
Make an enquiryWhich reports does Bexley require for a house extension?
Bexley's list adds reports mainly when the site has constraints, such as a conservation area, critical drainage areas, archaeological priority areas, scheduled monuments, trees on or near the site, a listed building. Drawings and the forms are always needed. Our application checker lists the reports for your address.
How up to date is Bexley's validation list?
The list we use is "Planning Application Requirements (London Borough of Bexley)", dated 2018-10-17. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Bexley?
Yes. We work across the whole of Bexley, including the postcode districts DA1, DA5, DA6, DA7, DA8, DA14, DA15, DA16, DA17, DA18, SE2, SE28 and areas such as Bexleyheath, Welling, Sidcup, Erith, Belvedere and Crayford.
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 Bexley?
Tell us about the site and what you want to build. We will tell you which reports Bexley is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.