PLANNING CONSULTANTS · BRENT
Planning consultants in Brent
We prepare and coordinate the planning case and specialist reports for sites in Brent covering Kilburn, Queen's Park, Willesden, Wembley, Kingsbury and Neasden. This page sets out what London Borough of Brent asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Brent
judges you against.
Validation list. Further information on validation requirements - Local List (London Borough of Brent). An application missing a required document can be made invalid, which delays the decision.
Development plan. Brent Local Plan 2019-2041 (adopted, 2022); 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 Brent.
Checked against the council's published policy and guidance. Each point links to its source.
- Single-storey rear extensions are normally limited to 3m deep on terraced and semi-detached houses and 4m on detached houses, with more depth possible if set in from the boundary (Residential Extensions and Alterations SPD 2, 2018). Source
- Rear dormers outside conservation areas can be the full width of the original roof but must sit at least 0.3m below the ridge and 0.5m above the eaves. Source
- Basements should be no wider than the original house, extend no more than 3m beyond the rear and be one storey deep (Basement SPD, 2017). Source
- An Article 4 direction has removed permitted development rights for small HMOs across most of the borough since 1 November 2022, so converting a house to a small HMO needs planning permission. Source
- Additional HMO licensing started on 2 February 2026, and selective licensing covers every ward except Wembley Park. Source
REPORTS BRENT ASKS FOR
Brent's validation list, report by report.
Which of these your application needs depends on the project and the site. In Brent, extra reports are triggered most often by flood zones 2 and 3, critical drainage areas, trees on or near the site, protected trees, tall buildings, air quality management areas. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Affordable Housing Statement | Required | Schemes providing affordable housing must set out unit numbers, mix, tenure and any Registered Provider partner.Applies to: major schemes | Brent CP2, DMP 14, DMP 15 |
| Basement tree report | Required | Basements near trees on site, on neighbouring land or in the street need a tree report.Applies to: basements | Source |
| Tree Survey / Arboricultural Impact Assessment | Required | Needed where trees or hedges are affected; majors or significant impacts need a qualified arboriculturist to BS 5837.Applies to: all applications | BS 5837 |
| Archaeological Impact Statement | Required | Required where a site includes or may include archaeological heritage assets, with desk-based assessment and field evaluation where needed.Applies to: all applications | NPPF |
| Basement Impact Assessment | Required | Basement applications need a BIA including a site survey covering levels, landscaping and trees.Applies to: basements | Brent policies map |
| Employment Land Assessment | Required | Required for proposals on Strategic Industrial Locations, Locally Significant Industrial Sites and Local Employment Sites.Applies to: changes of use, commercial, major schemes | Brent DMP 14 |
| Basement flood risk assessment and drainage strategy | Required | Basements in Flood Zone 2 or 3, or with local flooding issues, need an FRA and drainage strategy.Applies to: basements | Brent policies map |
| Flood Risk Assessment | Required | Required where the site lies in an area at flood risk as shown in the SFRA evidence.Applies to: all applications | Joint West London SFRA |
| Heritage Statement | Required | Required for proposals for, or affecting, a heritage asset, covering significance and setting.Applies to: all applications | NPPF |
| Air Quality Assessment | Where relevant | Assessment of air quality effects; the list gives no specific trigger.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | London Plan |
| Air Quality Neutral Assessment | Where relevant | Needed to show compliance with London Plan air quality neutral requirements.Applies to: major schemes | London Plan 7.14 (2016) |
| Contaminated Land Survey | Where relevant | Required where contamination is known or suspected or the proposed use is vulnerable.Applies to: all applications | NPPF |
| Daylight/Sunlight Assessment | Where relevant | Daylight and sunlight study to BRE guidelines by a qualified professional; the list gives no specific trigger.Applies to: all applications | BRE guidelines |
| Ecological Assessment / Protected Species Survey | Where relevant | Needed where wildlife sites (SSSI, SINC, wildlife corridor) or protected species could be affected.Applies to: all applications | NPPF; Wildlife and Countryside Act 1981 |
| Energy Statement | Where relevant | Shows contribution to London Plan energy and carbon targets per GLA guidance; no trigger given.Applies to: major schemes, commercial, 2 to 9 homes | London Plan energy policies |
| Financial Viability Appraisal | Where relevant | Not needed where 50% affordable housing (by habitable room, 70/30 tenure split) is provided on site; otherwise a viability appraisal is required.Applies to: major schemes | Brent DMP 15; Mayor's Affordable Housing and Viability SPG 2017 |
| Foul Sewage and Utilities Assessment | Where relevant | Must show agreement from service providers on relocating or protecting infrastructure; no trigger given.Applies to: major schemes | Source |
| Lighting Assessment | Where relevant | Required where external lighting is proposed, following ILP obtrusive light guidance.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | ILP GN01:2011 |
| Basement noise assessment | Where relevant | Basements with external plant, or internal plant venting externally, need a noise assessment.Applies to: basements | Source |
| Noise and/or Vibration Impact Assessment | Where relevant | Brent's list sets the standard for noise reports (a qualified acoustician, British Standards and WHO guidelines) but gives no trigger; expect one where noise sources or new plant affect new homes or uses.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | British Standards; WHO guidelines |
| Planning Statement | Where relevant | Explains the proposal against national, London and local policy; no trigger given.Applies to: major schemes, commercial, 2 to 9 homes, changes of use | Source |
| Retail Impact Assessment | Where relevant | Retail proposals that could affect town centres need a sequential and impact assessment over 5 years (10 for majors).Applies to: commercial, major schemes | NPPF |
| Statement of Community Involvement | Where relevant | Applications should include an SCI proportionate to scale, following Brent's SCI.Applies to: major schemes | Brent SCI; NPPF |
| Drainage Strategy | Where relevant | Drainage strategy, separate from or within an FRA, using the West London SFRA and the council's drainage checklist.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Joint West London SFRA |
| Sustainability Statement including BREEAM pre-assessment | Where relevant | Sets out compliance with Brent and London Plan sustainability policies with a BREEAM pre-assessment; no trigger given.Applies to: major schemes, commercial | Brent Local Plan; London Plan |
| Townscape / Visual Impact Assessment | Where relevant | Prepared by a suitably qualified professional; the list gives no specific trigger.Applies to: major schemes | Source |
| Transport Assessment / Transport Statement including Travel Plan | Where relevant | Needed where transport implications are significant: a TS for smaller schemes and a TA with travel plan for majors.Applies to: major schemes, commercial, 2 to 9 homes, changes of use | NPPF; TfL guidance |
| Ventilation/Extraction Statement | Where relevant | Required where ventilation or extraction equipment is proposed, with noise and odour details.Applies to: commercial, changes of use | Source |
| Wind Microclimate Assessment | Where relevant | Summary of wind testing; the list gives no specific trigger.Applies to: major schemes | Source |
OUR SERVICES IN BRENT
Every report, one coordinated team.
All 54 services are available for sites in Brent. 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 BRENT
Applications we have supported here.
YOUR QUESTIONS ANSWERED
Planning in Brent: FAQs
Still have a question?
Tell us about the site and we will confirm what Brent will need and what it should cost.
Make an enquiryWhich reports does Brent require for a house extension?
Brent's list adds reports mainly when the site has constraints, such as flood zones 2 and 3, critical drainage areas, trees on or near the site, protected trees, tall buildings, air quality management areas. Drawings and the forms are always needed. Our application checker lists the reports for your address.
How up to date is Brent's validation list?
The list we use is "Further information on validation requirements - Local List (London Borough of Brent)", which is undated. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Brent?
Yes. We work across the whole of Brent, including the postcode districts HA0, HA3, HA9, NW2, NW6, NW9, NW10 and areas such as Kilburn, Queen's Park, Willesden, Wembley, Kingsbury and Neasden.
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 Brent?
Tell us about the site and what you want to build. We will tell you which reports Brent is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.