PLANNING CONSULTANTS · EALING
Planning consultants in Ealing
We prepare and coordinate the planning case and specialist reports for sites in Ealing covering Acton, Ealing, Hanwell, Southall, Greenford and Perivale. This page sets out what London Borough of Ealing asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Ealing
judges you against.
Validation list. Full planning application checklist (Ealing Council downloads page 1383) - could not be opened. An application missing a required document can be made invalid, which delays the decision.
Development plan. Ealing Development (Core) Strategy 2026 (adopted, 2012); Ealing Development Management DPD (adopted, 2013); Ealing's new Local Plan 2024-2039 (emerging, Subm).
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 Ealing.
Checked against the council's published policy and guidance. Each point links to its source.
- Ealing's residential extensions guidance (SPD 4) uses a general limit of 3m deep and 3m high for single-storey rear extensions, with more possible on detached houses or where neighbours are well separated. The guidance is old, so how much weight it now carries should be checked case by case. Source
- Converting a house to a small HMO needs planning permission across the borough. An Article 4 direction has applied in Perivale since 30 October 2024 and in the rest of the borough since 14 November 2025. Source
- A new Ealing Local Plan is at examination; the inspectors issued their main-modifications letter in June 2026. Source
- Selective licensing Designation 2 covers 12 wards from 3 January 2023 to 2 January 2028. Source
- Article 4 direction: Small HMOs (borough-wide). Changing a house (C3) to a small HMO (C4) needs planning permission, across the borough except Perivale ward and the Old Oak and Park Royal Development Corporation area. Source
- Article 4 direction: Small HMOs (Perivale ward). Changing a house (C3) to a small HMO (C4) needs planning permission in Perivale ward (immediate direction made 30 October 2024, confirmed 11 April 2025). Source
- Article 4 direction: Listed buildings. Specified permitted development rights at listed buildings in Ealing (details in the scanned direction). Source
- 7 further Article 4 directions apply to particular areas or conservation areas. Council list
REPORTS EALING ASKS FOR
Ealing's validation list, report by report.
Which of these your application needs depends on the project and the site. In Ealing, extra reports are triggered most often by a conservation area, a listed building, noisy locations, close neighbours, near a listed building, archaeological priority areas. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Accommodation schedule (HMO) | Required | HMO applications need a schedule of bedroom sizes, occupants per room and occupant-to-facility ratios.Applies to: changes of use | London Plan D6; Ealing DM DPD 7B |
| Design and access statement | Required | Required for all major development as defined in the 2015 Development Management Procedure Order.Applies to: major schemes | DMPO 2015 art. 2 / national requirement |
| Heritage Statement | Required | Any application that may affect a heritage asset (conservation area, listed or locally listed building) needs a heritage statement assessing impact on significance and setting, weighing any harm against public benefits; applications lacking it are treated as invalid.Applies to: all applications | Ealing Generic Conservation Area Management Plan, Principles IV and VI; NPPF |
| Listed building schedule of works and justification | Required | Works to a listed building need a schedule of works, analysis of significance and justification; a structural survey may be requested.Applies to: all applications | Ealing Generic Conservation Area Management Plan |
| HMO management plan | Required | HMO applications are expected to include a management plan covering tenant selection, house rules, anti-social behaviour, maintenance and a 24/7 contact.Applies to: changes of use | Ealing DM DPD 7A (amenity); London Plan H9 |
| Planning statement (HMO) | Required | HMO applications should include a planning statement showing policy compliance and the local context, including nearby HMOs and site photos. C3 to C4 HMO changes need permission borough-wide under Article 4 from 14 Nov 2025, and in Perivale from 30 Oct 2024.Applies to: changes of use | London Plan H9; Ealing DM DPD 7A, 7B; Article 4 Directions |
| Flood risk assessment and/or drainage strategy (with SuDS/Drainage proforma) | Required | Ealing says every planning application needs a flood risk assessment and/or a drainage strategy as set out in the West London SFRA, with the SuDS/drainage proforma completed; majors must use SuDS aiming for greenfield run-off.Applies to: all applications | West London SFRA; national SuDS arrangements from April 2015 |
| Air Quality Assessment | Where relevant | The whole borough is an AQMA; an assessment is normally expected where traffic on a busy link (over 10,000 vehicles/day) rises 5%+, commercial/industrial floorspace exceeds 2,500 sqm, 300+ parking spaces are added, or new exposure is introduced where objectives are exceeded.Applies to: major schemes, commercial | Ealing SPG 3 Air Quality (retained interim guidance, c.2004); London Plan SI 1 |
| Tree survey and arboricultural impact assessment | Where relevant | Where trees are on or next to the site, full applications should include a BS5837 tree survey, arboricultural impact assessment and retention/removal plan with root protection areas, levels changes and landscape/replacement planting; method statements follow at reserved matters/conditions stage.Applies to: all applications | BS5837:2012; Ealing SPG 9 Trees and Development (retained interim guidance); TCPA 1990 s197 |
| Archaeological assessment | Where relevant | Ground disturbance in an Area of Archaeological Potential, or major development or significant infrastructure works, may need an archaeological assessment (can form part of the heritage statement).Applies to: all applications | Ealing Generic Conservation Area Management Plan |
| Delivery and Servicing Plan | Where relevant | Deliveries and servicing for schemes needing a transport assessment are expected to be managed through a delivery and servicing plan using TfL formats.Applies to: major schemes, commercial | Ealing Sustainable Transport for New Development SPD (Dec 2013); London Plan T7 |
| Design and access statement (conservation area / listed building) | Where relevant | In a conservation area, required where the scheme creates one or more dwellings or at least 100 m2 of floorspace; also required for all listed building consent applications.Applies to: all applications | DMPO 2015 / national requirement |
| Energy statement | Where relevant | Ealing's (older, undated) energy statement guidance says an energy assessment is always expected for new development; large schemes should also assess CHP feasibility.Applies to: one new home, 2 to 9 homes, major schemes, commercial | London Plan energy hierarchy (guidance cites 2011 numbering 5.2-5.9) |
| Viability statement (published unredacted) | Where relevant | Where viability information is submitted, it must arrive in a form ready for immediate unredacted publication at validation (council policy since 1 March 2019).Applies to: major schemes, 2 to 9 homes, commercial | Ealing viability publication guidance (2019) |
| Flood Risk Assessment (site-specific) | Where relevant | Under the West London SFRA that Ealing applies, a site-specific FRA is needed in Flood Zones 2/3 (including minor works and changes of use), for sites of 1 ha+ in Zone 1, and where surface water or other flood sources could affect new or more vulnerable uses.Applies to: all applications | West London SFRA s.4.3.3; NPPF |
| Demolition justification (conservation area) | Where relevant | Demolition in a conservation area (buildings over 115 cubic metres, or walls/fences/railings over the stated heights) needs a statement on condition, character and justification, plus a structural engineer's report if instability is claimed.Applies to: all applications | Ealing Generic Conservation Area Management Plan |
| Noise statement (HMO) | Where relevant | Needed for HMOs where noise impacts are possible, for example in flatted blocks or close terraces, covering room stacking and sound insulation upgrades.Applies to: changes of use | London Plan D14; Ealing DM DPD 7A |
| Noise Impact Assessment | Where relevant | Needed for noise-sensitive uses (homes, schools, hospitals) near roads, railways, aircraft or other noise sources, and for noise-generating uses (bars, takeaways, places of worship, sports, plant) near existing homes.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial | Ealing SPG 10 Noise and Vibration (retained interim guidance, c.2004); London Plan D14 |
| Statement of Community Involvement / engagement summary | Where relevant | Major applications should include a concise summary of pre-application community engagement, proportionate to scale and cross-referenced to the council's SCI; estate regeneration must show ongoing resident engagement.Applies to: major schemes | Ealing LPPG Community engagement and stewardship in major development (Mar 2026) |
| Stewardship statement | Where relevant | Major schemes that create publicly accessible space or estate-wide management arrangements should include a short statement on long-term management of communal and public spaces.Applies to: major schemes | Ealing LPPG Community engagement and stewardship in major development (Mar 2026) |
| Transport statement (proportionate, HMO) | Where relevant | Where relevant, HMO schemes should cover PTAL, cycle parking and deliveries, with a parking survey if on-street parking pressure may be an issue.Applies to: changes of use | London Plan T5, T6; Ealing DM DPD 6.13 |
| Transport Assessment | Where relevant | Needed for schemes referable to the Mayor and above Ealing guideline sizes (e.g. over 100 homes, offices over about 2,000 sqm, industry/storage over 4,000 sqm, hotels of 100+ beds), or generating over 500 trips a day, 100+ peak-hour trips, 20+ HGVs a day, or 20+ parking spaces.Applies to: major schemes, commercial | Ealing Sustainable Transport for New Development SPD (Dec 2013); London Plan T4 |
| Residential Travel Plan / Travel Plan Statement | Where relevant | A full travel plan is needed for residential schemes over 25 units (and for any scheme needing a transport assessment); smaller or framework-covered schemes provide a travel plan statement.Applies to: 2 to 9 homes, major schemes | Ealing Sustainable Transport for New Development SPD (Dec 2013); London Plan T4 |
| Workplace Travel Plan / Travel Plan Statement | Where relevant | A full workplace travel plan is needed for employment floorspace over 1,000 sqm and for A3-A5 food and drink uses over 750 sqm; a framework plan applies to mixed-use or outline schemes.Applies to: major schemes, commercial | Ealing Sustainable Transport for New Development SPD (Dec 2013) |
| Vibration Assessment | Where relevant | Development close to railways is expected to include a vibration assessment.Applies to: one new home, 2 to 9 homes, major schemes, changes of use | Ealing SPG 10 Noise and Vibration (retained interim guidance) |
OUR SERVICES IN EALING
Every report, one coordinated team.
All 54 services are available for sites in Ealing. 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 Ealing: FAQs
Still have a question?
Tell us about the site and we will confirm what Ealing will need and what it should cost.
Make an enquiryWhich reports does Ealing require for a house extension?
Ealing's validation list requires Flood risk assessment and/or drainage strategy (with SuDS/Drainage proforma) 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 Ealing's validation list?
The list we use is "Full planning application checklist (Ealing Council downloads page 1383) - could not be opened", which is undated. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Ealing?
Yes. We work across the whole of Ealing, including the postcode districts NW10, UB1, UB2, UB5, UB6, UB18, W3, W4, W5, W7, W13 and areas such as Acton, Ealing, Hanwell, Southall, Greenford and Perivale.
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 Ealing?
Tell us about the site and what you want to build. We will tell you which reports Ealing is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.