PLANNING CONSULTANTS · CITY OF LONDON
Planning consultants in City of London
We prepare and coordinate the planning case and specialist reports for sites in City of London covering Barbican, Golden Lane, Smithfield, Temple, Blackfriars and Aldgate. This page sets out what City of London Corporation asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What City of London
judges you against.
Validation list. Applications for Full Planning Permission: Validation Checklist (plus separate Householder checklist) (February 2016). An application missing a required document can be made invalid, which delays the decision.
This list dates from 2016, 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. City of London Local Plan 2015 (adopted, 2015); City Plan 2040 (emerging, 2026); 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 City of London.
Checked against the council's published policy and guidance. Each point links to its source.
- The Barbican Estate was listed Grade II in 2001, and its landscape is Grade II* on the Register of Parks and Gardens. The Barbican Listed Building Management Guidelines (an SPD) help residents judge which works need listed building consent. Source
- In Barbican flats, removing or altering internal walls, replacing original internal doors or replacing windows needs listed building consent, while like-for-like repairs and changing bathroom fittings normally do not. The residents' guide predates the current management guidelines, so check before starting work. Source
- The City has 28 conservation areas, including Barbican and Golden Lane and Charterhouse Square, and the Barbican and Golden Lane Conservation Area has its own SPD. Source
- There are more than 600 listed buildings and other listed structures in the City. Source
- The new City Plan 2040 has been examined but is not yet adopted: on 29 June 2026 the government directed further hearings on tall buildings, which will delay adoption. Source
- Article 4 direction: Office to residential. Converting offices (Class E(g)(i)) to homes under Class MA needs planning permission, across the whole City of London. Source
REPORTS CITY OF LONDON ASKS FOR
City of London's validation list, report by report.
Which of these your application needs depends on the project and the site. In City of London, extra reports are triggered most often by a conservation area, a listed building, near a listed building, tall buildings, close neighbours, 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 |
|---|---|---|---|
| Air Quality Neutral Assessment | Required | Required for major new buildings or extensions (1,000 m2+ non-residential or 10+ homes), including minor material amendments to them.Applies to: major schemes | London Plan 7.14; Local Plan DM15.6 |
| Design and Access Statement | Required | Needed for many planning applications and most applications in a conservation area; householder schemes need one only in a conservation area or where listed building consent is required.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | National List item 4 |
| Affordable Housing and Viability Statement | Required | Required for schemes proposing 10 or more new homes.Applies to: major schemes | London Plan 3.11; Local Plan CS21 |
| Flood Risk Assessment and Sequential Test evidence (major) | Required | Required for all major development anywhere in the City.Applies to: major schemes | NPPF; Local Plan CS18 |
| SuDS / Drainage Plan | Required | Required for major applications (1,000 m2+ non-residential or 10+ homes).Applies to: major schemes | London Plan 5.13; Ministerial Statement HCWS161 |
| Sustainable Development and Climate Change Report | Required | Required for new buildings and major extensions, and for condition variations or minor material amendments to them.Applies to: one new home, 2 to 9 homes, major schemes, commercial | London Plan climate change policies; Local Plan CS15 |
| Air Quality Impact Assessment | Where relevant | Required for major development (1,000 m2+ non-residential or 10+ homes), any scheme using biomass or biofuel, and sites next to sensitive buildings such as schools or hospitals.Applies to: major schemes, commercial, one new home, 2 to 9 homes, changes of use | Local Plan DM15.6 |
| Tree Survey / Arboricultural Implications | Where relevant | Required where a proposal could affect trees on or next to the site, including street trees, with a survey showing trees to be felled or pruned.Applies to: all applications | Local Plan CS19; Open Spaces SPG |
| Heritage Assessment: Conservation Areas | Where relevant | Required for redevelopment or alterations affecting a conservation area or its setting.Applies to: all applications | London Plan 7.8; Local Plan CS12 |
| Land Contamination Assessment | Where relevant | Required for new buildings or extensions on land known or suspected to be contaminated.Applies to: one new home, 2 to 9 homes, major schemes, commercial, basements | London Plan 5.21; Local Plan DM15.8 |
| Daylight/Sunlight Assessment | Where relevant | Required for new buildings or extensions close to existing or approved homes or to open spaces.Applies to: one new home, 2 to 9 homes, major schemes, commercial, house extensions | Local Plan (para 10.7 as cited) |
| Design and Access Statement (householder) | Where relevant | For householder works, required only where the site is in a conservation area or the works need listed building consent.Applies to: house extensions | National List |
| Access Statement | Where relevant | Required for changes to building entrances, open spaces or levels and for changes of use, unless a Design and Access Statement already covers access.Applies to: all applications | London Plan 7.2; Local Plan CS10 |
| Biodiversity Survey and Report | Where relevant | Required where existing buildings are demolished or new buildings are constructed.Applies to: one new home, 2 to 9 homes, major schemes, commercial | London Plan 7.19; Local Plan DM19.2 |
| Environmental Statement | Where relevant | Required for redevelopment (and s73 variations) that falls under the EIA Regulations; a screening opinion can be sought first.Applies to: major schemes | EIA Regulations |
| Office Viability Report | Where relevant | Required where office floorspace would be lost (other than to complementary uses), with evidence of marketing and depreciation.Applies to: changes of use, major schemes, commercial | Local Plan DM1.1 |
| Flood Risk Assessment and Sequential Test evidence (City Flood Risk Area) | Where relevant | Required for every application, including householder works and changes of use, on sites inside the Flood Risk Area shown on Local Plan Policies Map B.Applies to: all applications | NPPF; Local Plan CS18 |
| Heritage Assessment: Archaeological Remains and Scheduled Ancient Monuments | Where relevant | Required for any proposal involving ground works (including basements), covering desk-based assessment and, where appropriate, field evaluation.Applies to: all applications | London Plan 7.8; Local Plan CS12 |
| Heritage Assessment: Listed Buildings | Where relevant | Required for redevelopment or alterations that affect a listed building or its setting, explaining significance, impact and design approach.Applies to: all applications | London Plan 7.8; LVMF; Local Plan CS12 |
| Heritage Assessment: Tower of London World Heritage Site / St Paul's Heights | Where relevant | Required for new buildings or extensions (even minor roof extensions in the St Paul's Heights area) that could affect the Tower of London's setting or St Paul's Heights.Applies to: one new home, 2 to 9 homes, major schemes, commercial | London Plan 7.8; Local Plan CS12; Tower of London WHS Management Plan |
| Micro Climate Impact Assessment | Where relevant | Required where a proposal could harm the microclimate, especially wind; wind tunnel testing is normally expected.Applies to: major schemes, commercial | Local Plan CS14, CS15 |
| Acoustic Report | Where relevant | Required where new plant or a use could cause noise disturbance, particularly where noise-sensitive occupiers such as homes or schools could be affected.Applies to: major schemes, commercial, changes of use, one new home, 2 to 9 homes | London Plan 7.15; Local Plan CS15 |
| Open Space Assessment | Where relevant | Required for new buildings or major extensions in or next to open space, including any replacement provision.Applies to: major schemes, commercial, one new home, 2 to 9 homes | London Plan 7.18; Local Plan CS15, CS19 |
| Planning Obligations: Draft Heads of Terms | Where relevant | Required where a legal agreement is needed for planning obligations, affordable housing or a Crossrail contribution.Applies to: major schemes, commercial, 2 to 9 homes | London Plan 8.2, 8.3; Local Plan CS4; Planning Obligations SPG |
| Planning Statement | Where relevant | Listed as optional for all applications.Applies to: all applications | NPPF |
| Statement of Community Involvement | Where relevant | Required where the applicant consulted the community before submitting.Applies to: major schemes, commercial | NPPF; Localism Act |
| Views Assessment (with verified montages where needed) | Where relevant | Required where development could affect protected vistas, panoramas or views (LVMF, St Paul's and Monuments views) or the settings of listed buildings or conservation areas.Applies to: one new home, 2 to 9 homes, major schemes, commercial | London Plan 7.7; Local Plan CS10, CS12-CS14; LVMF; St Paul's and Monuments Views SPG |
| Transport Assessment | Where relevant | Required where a proposal is likely to have significant transport implications.Applies to: major schemes, commercial, changes of use | London Plan 6.3; Local Plan CS16 |
| Travel Plan | Where relevant | Requested for new buildings and major extensions, and for condition variations to them. Also needed for applications to remove or vary conditions, including minor material amendments.Applies to: major schemes, commercial | London Plan 6.3; Local Plan CS16 |
OUR SERVICES IN CITY OF LONDON
Every report, one coordinated team.
All 54 services are available for sites in City of London. 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
Neighbouring councils
YOUR QUESTIONS ANSWERED
Planning in City of London: FAQs
Still have a question?
Tell us about the site and we will confirm what City of London will need and what it should cost.
Make an enquiryWhich reports does City of London require for a house extension?
City of London's list adds reports mainly when the site has constraints, such as a conservation area, a listed building, near a listed building, tall buildings, close neighbours, 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 City of London's validation list?
The list we use is "Applications for Full Planning Permission: Validation Checklist (plus separate Householder checklist)", dated February 2016. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of City of London?
Yes. We work across the whole of City of London, including the postcode districts EC1A, EC1Y, EC2M, EC2N, EC2R, EC2V, EC2Y, EC3A, EC3M, EC3N, EC3R, EC3V, EC4A, EC4M, EC4N, EC4R, EC4V, EC4Y, WC2A and areas such as Barbican, Golden Lane, Smithfield, Temple, Blackfriars and Aldgate.
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 City of London?
Tell us about the site and what you want to build. We will tell you which reports City of London is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.