PLANNING CONSULTANTS · BROMLEY
Planning consultants in Bromley
We prepare and coordinate the planning case and specialist reports for sites in Bromley covering Bromley, Beckenham, Penge, Chislehurst, West Wickham and Orpington. This page sets out what London Borough of Bromley asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Bromley
judges you against.
Validation list. London Borough of Bromley Validation Guidance and List of Requirements - Planning Applications (2024-12-12). An application missing a required document can be made invalid, which delays the decision.
Development plan. Bromley Local Plan (adopted, 2019); Bromley Local Plan Review (emerging); 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 Bromley.
Checked against the council's published policy and guidance. Each point links to its source.
- Side extensions of two or more storeys normally need a minimum 1m gap to the side boundary for their full height and length, and more where an area already has wider spacing (Bromley Local Plan Policy 8, 2019). Source
- Article 4 directions confirmed on 8 February 2022 remove permitted development rights for small HMOs: an immediate direction in Biggin Hill and Darwin wards and a non-immediate direction in all other wards. Source
- There are 47 conservation areas in Bromley, where additional planning controls apply, including extra protection for trees. Source
- The Bromley Local Plan (2019) is under review; a second Regulation 18 'Direction of Travel' consultation ran from July to September 2025. Source
- Article 4 direction: Houses in multiple occupation (Biggin Hill and Darwin wards). Converting a house into a small HMO (C3 to C4) needs planning permission, in Biggin Hill and Darwin wards. Source
- Article 4 direction: Houses in multiple occupation (all other wards). Converting a house into a small HMO (C3 to C4) needs planning permission, in all wards except Biggin Hill and Darwin. Source
- Article 4 direction: Commercial to residential (Class MA). Converting shops, offices and other Class E premises to homes needs planning permission, in Bromley's town centres, Business Improvement Areas, office clusters, Strategic Industrial Locations, most Locally Significant Industrial Sites and some neighbourhood centres (as modified by the Secretary of State). Source
- 21 further Article 4 directions apply to particular areas or conservation areas. Council list
REPORTS BROMLEY ASKS FOR
Bromley's validation list, report by report.
Which of these your application needs depends on the project and the site. In Bromley, extra reports are triggered most often by tall buildings, flood zones 2 and 3, a conservation area, a listed building, near a listed building, the Green Belt. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Accessible/Adaptable Homes and Wheelchair Housing Statement | Required | All new-build housing must show M4(2)/M4(3) compliance with 1:50 unit plans; majors need 10% wheelchair homes.Applies to: one new home, 2 to 9 homes, major schemes, changes of use | London Plan D7 |
| Affordable Housing Statement | Required | Major residential schemes must set out affordable provision; 150+ units must show grant has been sought.Applies to: major schemes | London Plan H4, H5 |
| Air Quality Assessment and Air Quality Neutral Statement | Required | Majors need a full AQA; minors in an AQMA that are polluting or traffic-generating usually need only an air quality neutral statement.Applies to: major schemes | London Plan SI1 |
| Tree Survey and Arboricultural Implications Report | Required | Required where trees on or next to the site, including street trees, could be affected.Applies to: all applications | London Plan G7 |
| Biodiversity Net Gain Minimum Information or Exemption Statement | Required | Every application must give BNG minimum information or an exemption statement; self-build exemptions need the council proforma.Applies to: all applications | Environment Act 2021 |
| Construction Environmental Management Plan | Required | Major proposals must address construction noise, dust and NRMM emissions.Applies to: major schemes | London Plan SI1 |
| Construction Logistics Management Plan | Required | Required for majors, schemes of 5 or more new dwellings (including change of use), or significant traffic impact.Applies to: major schemes, 2 to 9 homes, changes of use | TfL CLP guidance |
| Daylight/Sunlight Assessment | Required | Required for majors and tall buildings, and case by case otherwise, to BRE guidance.Applies to: major schemes | BRE guidance |
| Energy Strategy | Required | Major schemes need an energy hierarchy strategy with at least 35% on-site carbon reduction, Be Seen monitoring and heat network review.Applies to: major schemes | London Plan SI2, SI3, SI4 |
| Flood Risk Assessment, Sequential and Exception Test | Required | Needed in Flood Zones 2/3, on Zone 1 sites of 1 ha+, in critical drainage areas or where vulnerability increases.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | NPPF; Bromley SFRA |
| Flood Risk Householder and Minor Extensions Declaration | Required | Extensions of 250 m2 footprint or less in Flood Zone 2 or 3 can use the council's declaration instead of a full FRA.Applies to: house extensions | EA guidance |
| Heritage Statement | Required | Required for works affecting a listed building's setting, listed building or scheduled monument consent, and schemes in or next to a conservation area.Applies to: all applications | NPPF |
| Landscaping Strategy and Urban Greening Factor | Required | Majors and new-build housing need landscaping plans and a 5-year management plan; majors must also calculate UGF.Applies to: major schemes, one new home, 2 to 9 homes | London Plan G1, G5 |
| Fire Statement (London Plan) | Required | New dwellings including conversions, commercial schemes, changes of use and majors need an independent fire statement by a qualified third party.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | London Plan D12 |
| Planning Statement | Required | Required for majors and schemes raising wide-ranging issues such as Green Belt or MOL very special circumstances.Applies to: major schemes | London Plan; Bromley Local Plan |
| Statement of Community Involvement | Required | Major proposals must show pre-application community engagement.Applies to: major schemes | Bromley SCI |
| Foul Sewage and Surface Water Drainage Assessment | Required | Majors, schemes increasing runoff or sewer demand (including garden land), and sites crossed by sewers need a drainage and SuDS assessment.Applies to: major schemes | London Plan SI13 |
| Tall Buildings Impact Assessment | Required | Required for buildings over 6 storeys or 18 m.Applies to: all applications | London Plan D9 |
| Transport Assessment, Healthy Streets and Active Travel Zone Assessment | Required | Major developments need a TA with Healthy Streets/ATZ assessment; other schemes affecting the highway case by case.Applies to: major schemes | London Plan T2, D8 |
| Travel Plan | Required | Majors with significant transport implications need a travel plan.Applies to: major schemes | TfL guidance |
| Air Quality Neutral Statement (non-major) | Where relevant | Potentially polluting or traffic-generating minor schemes in an AQMA/focus area need an air quality neutral statement.Applies to: 2 to 9 homes, commercial, changes of use | London Plan SI1 |
| Circular Economy Statement | Where relevant | Required for schemes referable to the Mayor.Applies to: major schemes | London Plan SI7 |
| Land Contamination Report | Where relevant | Desk study needed for sensitive uses or sites with polluting, commercial, landfill or unknown previous uses.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | PPG; Bromley Contaminated Land Strategy |
| Daylight/Sunlight Assessment (case by case) | Where relevant | Non-major schemes may be asked for one case by case where neighbour impact is likely; tall buildings always.Applies to: house extensions, one new home, 2 to 9 homes, commercial, changes of use, basements | BRE guidance |
| Design and Access Statement | Where relevant | Needed for majors, and in conservation areas for one or more dwellings or 100 m2+ of floorspace; also for listed building consent.Applies to: one new home, 2 to 9 homes, major schemes, commercial, basements | London Plan D4, D5, E10 |
| Biodiversity/Ecology Assessment and Species Surveys | Where relevant | Required for sites in SSSIs, SINCs, AONB or nature reserves, or where protected species may be affected, e.g. old roof demolition or tree removal.Applies to: all applications | London Plan G6 |
| Financial Viability Assessment | Where relevant | Required where a major applicant argues it cannot afford policy contributions; reviewed independently at applicant cost.Applies to: major schemes | GLA Affordable Housing and Viability SPG |
| Housing Management Plan | Where relevant | Required for build-to-rent, specialist older persons housing, student housing and large-scale shared living.Applies to: major schemes, changes of use | London Plan H11, H13, H15, H16 |
| Lighting Assessment | Where relevant | Required for floodlighting or lighting affecting amenity, wildlife, heritage or countryside.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | BS 5489-1 |
| Marketing and Vacancy Evidence | Where relevant | Needed when business, community, pub or shop premises are lost; e.g. 12 months' marketing for offices, 24 months for pubs.Applies to: changes of use, commercial, major schemes | London Plan E1, E7, HC7; Bromley Local Plan 23 |
| Noise and Vibration Impact Assessment | Where relevant | Required for noise-sensitive uses near noise sources, mixed use near noisy activities, or noisy plant.Applies to: all applications | London Plan D13 |
| Social Infrastructure Statement | Where relevant | Required where social infrastructure (health, education, community, sport, faith) is provided or lost.Applies to: changes of use, commercial, major schemes | London Plan S1-S5 |
| Structural Survey and Rebuilding Method Statement | Where relevant | Required for demolition of listed or locally listed buildings and conversion of buildings in Green Belt or MOL.Applies to: all applications | Source |
| Town Centre and Retail Impact Assessment | Where relevant | Impact test for 2,500 m2+ retail, leisure or office outside centres; sequential test also for retail changes of use.Applies to: commercial, major schemes, changes of use | NPPF; Bromley Local Plan 88, 91 |
| Landscape/Townscape and Views Impact Assessment | Where relevant | Needed where buildings exceed local heights, affect views, are in or next to Green Belt/MOL, or affect heritage assets.Applies to: major schemes, commercial, 2 to 9 homes, one new home | LI/IEMA guidelines |
| Ventilation/Extraction Details and Specification | Where relevant | Needed for restaurants, cafes, takeaways, pubs and other commercial extraction.Applies to: commercial, changes of use | Source |
| Whole Life-Cycle Carbon Assessment | Where relevant | Mandatory for schemes referable to the Mayor, encouraged for other majors.Applies to: major schemes | London Plan SI2 |
OUR SERVICES IN BROMLEY
Every report, one coordinated team.
All 54 services are available for sites in Bromley. 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 Bromley: FAQs
Still have a question?
Tell us about the site and we will confirm what Bromley will need and what it should cost.
Make an enquiryWhich reports does Bromley require for a house extension?
Bromley's validation list requires Biodiversity Net Gain Minimum Information or Exemption Statement for householder applications, before any site constraints are taken into account. Constraints such as a conservation area, flood zone or protected trees add further reports. Our application checker lists them for your address.
How up to date is Bromley's validation list?
The list we use is "London Borough of Bromley Validation Guidance and List of Requirements - Planning Applications", dated 2024-12-12. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Bromley?
Yes. We work across the whole of Bromley, including the postcode districts BR1, BR2, BR3, BR4, BR5, BR6, BR7, SE9, SE19, SE20, SE26, TN14, TN16 and areas such as Bromley, Beckenham, Penge, Chislehurst, West Wickham and Orpington.
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 Bromley?
Tell us about the site and what you want to build. We will tell you which reports Bromley is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.