PLANNING CONSULTANTS · GREENWICH
Planning consultants in Greenwich
We prepare and coordinate the planning case and specialist reports for sites in Greenwich covering Greenwich, Blackheath, Charlton, Woolwich, Plumstead and Eltham. This page sets out what Royal Borough of Greenwich asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Greenwich
judges you against.
Validation list. Local Validation Requirements List - 2025 (June 2025). An application missing a required document can be made invalid, which delays the decision.
Development plan. Royal Greenwich Local Plan: Core Strategy with Detailed Policies (adopted, 2014).
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 Greenwich.
Checked against the council's published policy and guidance. Each point links to its source.
- The council adopted its Urban Design Guide SPD on 18 October 2023; its chapters H and I replace the earlier Residential Extensions, Basements and Conversions Guidance SPD. Source
- An Article 4 direction covering the whole borough has required planning permission to convert a house into a small HMO since 27 September 2018. Source
- Since 8 August 2023, an Article 4 direction has removed permitted development rights for changing Class E premises to homes across many of the borough's town centres, local centres and neighbourhood parades. Source
- There are 23 conservation areas; Ashburnham Triangle, East Greenwich, Progress Estate, Rectory Field, Shrewsbury Park Estate and West Greenwich also have Article 4 directions that limit permitted development. Source
- A borough-wide additional HMO licensing scheme started on 1 January 2024, covering homes with three or more people in separate households who share a kitchen, bathroom or toilet. 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 and parades: commercial to residential. Converting shops, offices and other Class E premises to homes needs planning permission, in the borough's major, district and local centres and neighbourhood parades shown on the council's maps. Source
- Article 4 direction: Conservation area directions. Several conservation areas have directions removing householder rights; see the council's list Source
- 7 further Article 4 directions apply to particular areas or conservation areas. Council list
REPORTS GREENWICH ASKS FOR
Greenwich's validation list, report by report.
Which of these your application needs depends on the project and the site. In Greenwich, extra reports are triggered most often by archaeological priority areas, protected species, air quality management areas, close neighbours, nature conservation sites, 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 |
|---|---|---|---|
| Biodiversity Net Gain information | Required | All applications must provide BNG information (pre-development biodiversity value, metric and onsite habitat plan) unless exempt.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | Environment Act 2021 / statutory BNG |
| Accessibility Statement | Required | Required for new-build residential units.Applies to: one new home, 2 to 9 homes, major schemes | CS H5; LP D5, D7 |
| Energy Statement | Required | Required for all major applications following GLA energy guidance.Applies to: major schemes | CS E1; LP SI2-SI4 |
| Green Infrastructure Assessment (incl. Urban Greening Factor) | Required | Required for all major applications.Applies to: major schemes | LP G5 |
| Health Impact Assessment | Required | Major schemes must complete the HUDU checklist, and a rapid or full HIA may then be needed.Applies to: major schemes | CS CH2; LP GG3 |
| Affordable Housing Statement | Required | Required for 10+ homes or residential sites of 0.5 ha+.Applies to: major schemes | CS H3; LP H4-H7; Planning Obligations SPD |
| Planning Statement | Required | Required for most applications except householder, advertisement, prior approval, lawful development and discharge of condition applications.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | Development plan incl. London Plan |
| Sustainable Design and Construction Statement | Required | Required for all major applications.Applies to: major schemes | Greener Greenwich SPD; Carbon Neutral Plan |
| Air Quality Assessment | Where relevant | Required for all majors, and for minor schemes likely to affect air quality or expose users to poor air; an Air Quality Neutral assessment applies at 10+ units or 1,000 m2+.Applies to: major schemes, 2 to 9 homes, one new home, commercial, changes of use | CS E(c); LP SI1; Greener Greenwich SPD |
| Tree Survey / Arboricultural Report | Where relevant | Required where trees on or next to the site, including street trees, would be affected, prepared to BS 5837 with impact assessment and tree protection plan.Applies to: all applications | CS OS(f), OS(g); LP G7 |
| Archaeological Desk-Based Assessment | Where relevant | Required for groundworks within an Area of High Archaeological Potential.Applies to: all applications | CS DH(m); LP HC1 |
| Basement Impact Assessment | Where relevant | Required for new or enlarged basements (including cellar conversions to habitable space) adjoining homes, with a structural method statement signed off by a chartered engineer.Applies to: basements | CS H5, DH1, E2, E3; Urban Design SPD 2023 |
| Circular Economy Statement | Where relevant | Required for majors referable to the GLA.Applies to: major schemes | LP SI7, SI8 |
| Demolition/Construction Logistics Plan (draft) | Where relevant | Required for majors and other schemes with notable construction impacts.Applies to: major schemes, 2 to 9 homes, commercial | CS E(a), E(c), IM4; LP T4, T7 |
| Land Contamination - Preliminary Risk Assessment | Where relevant | Required for majors including housing and for any site with known or likely contaminating past uses.Applies to: major schemes, one new home, 2 to 9 homes, commercial, changes of use | CS E(e); LP SD1, E7 |
| Daylight/Sunlight Assessment | Where relevant | Required for all majors and tall buildings, backland and infill sites, and any scheme that could reduce light to neighbouring homes or gardens.Applies to: all applications | CS H5, DH1, DH(b); LP D6, D9; Urban Design SPD 2023 |
| Biodiversity and Ecology Report | Where relevant | Required for all majors, and for new buildings or changes of use next to designated nature sites or potential habitat.Applies to: major schemes, one new home, 2 to 9 homes, commercial, changes of use | CS OS4, OS(f), OS(g); LP G4-G7 |
| Viability Assessment | Where relevant | Required where affordable housing falls short on viability grounds or the Fast-Track Route is not used, and must be submitted unredacted for publication.Applies to: major schemes | CS H3; LP H5, DF1; GLA AH and Viability SPG |
| Fire Statement | Where relevant | All majors need a fire statement; non-majors such as refurbishments need a planning fire safety strategy or reasonable exception statement, and 2+ dwellings at 18 m+ or 7+ storeys need a full statement.Applies to: all applications | LP D12 |
| Flood Risk Assessment | Where relevant | Required for all development in Flood Zones 2-3 (including householder extensions and residential changes of use), for sites of 1 ha+ in Zone 1, where surface water flooding is 0.3 m+ deep, and near past sewer or groundwater flooding.Applies to: all applications | CS E2, E3; LP SI12; NPPF |
| Heritage Impact Assessment | Where relevant | Required where works affect designated or non-designated heritage assets or their settings, including the Maritime Greenwich World Heritage Site, conservation areas, listed and locally listed buildings.Applies to: all applications | CS DH3, DH4, DH(m); LP HC1-HC3 |
| Lighting Assessment | Where relevant | Required for external lighting in the public realm or at sports facilities, or where bats may be present.Applies to: major schemes, commercial | CS E(a) |
| Marketing Report | Where relevant | Required for loss of vacant employment space, Class E units in neighbourhood parades, or community facilities.Applies to: changes of use, commercial, major schemes | CS EA(a), EA(b), TC7, CH(a); LP HC7 |
| Noise Impact Assessment | Where relevant | Required for noisy plant, uses or extraction, and for noise-sensitive schemes near noise or vibration sources; a vibration assessment is needed next to main-line railways.Applies to: all applications | CS H5, E(a); LP D13, D14 |
| Parking Assessment | Where relevant | Required for majors, retail or commercial schemes with parking, and residential schemes of more than 2 units providing parking.Applies to: major schemes, 2 to 9 homes, commercial | CS IM(c); LP T6 |
| Sustainable Drainage System (SuDS) Strategy | Where relevant | Required for all majors and for sites over 0.25 ha in areas the Surface Water Management Plan identifies as at risk of surface water flooding.Applies to: major schemes, 2 to 9 homes, commercial | CS E2, E3; LP SI13 |
| BREEAM Pre-Assessment | Where relevant | Required for non-residential schemes, including extensions and changes of use, and for major domestic refurbishment.Applies to: commercial, major schemes, changes of use | CS DH1, H5; LP GG6 |
| Views Analysis (LVMF and identified views) | Where relevant | Required where a site is in an LVMF landmark viewing corridor and breaks the development plane, or sits in the foreground or backdrop of a locally identified view.Applies to: major schemes, commercial, 2 to 9 homes | CS DH1, DH4, DH(g); LP HC3, HC4; LVMF SPG |
| Transport Assessment / Transport Statement | Where relevant | A transport assessment is needed for 50+ homes, major commercial schemes and trip-intensive uses like schools; a transport statement covers 10-50 homes and other schemes raising travel demand.Applies to: major schemes, 2 to 9 homes, commercial, changes of use | CS IM4; LP T2, T4 |
| Travel Plan | Where relevant | Required for all majors, every scheme needing a transport assessment, and others with significant transport impacts or low or no parking.Applies to: major schemes, commercial | CS IM4; LP T4 |
OUR SERVICES IN GREENWICH
Every report, one coordinated team.
All 54 services are available for sites in Greenwich. 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 Greenwich: FAQs
Still have a question?
Tell us about the site and we will confirm what Greenwich will need and what it should cost.
Make an enquiryWhich reports does Greenwich require for a house extension?
Greenwich's list adds reports mainly when the site has constraints, such as archaeological priority areas, protected species, air quality management areas, close neighbours, nature conservation sites, 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 Greenwich's validation list?
The list we use is "Local Validation Requirements List - 2025", dated June 2025. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Greenwich?
Yes. We work across the whole of Greenwich, including the postcode districts SE2, SE3, SE7, SE8, SE9, SE10, SE12, SE18, SE28 and areas such as Greenwich, Blackheath, Charlton, Woolwich, Plumstead and Eltham.
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 Greenwich?
Tell us about the site and what you want to build. We will tell you which reports Greenwich is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.