PLANNING CONSULTANTS · HILLINGDON
Planning consultants in Hillingdon
We prepare and coordinate the planning case and specialist reports for sites in Hillingdon covering Ruislip, Ickenham, Uxbridge, Hayes, Northwood and West Drayton. This page sets out what London Borough of Hillingdon asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Hillingdon
judges you against.
Validation list. Local Planning Validation Checklist (February 2024 (cover date; the file URL still says June 2020)). An application missing a required document can be made invalid, which delays the decision.
Development plan. Hillingdon Local Plan Part 1: Strategic Policies (adopted, 2012); Hillingdon Local Plan Part 2: Development Management Policies and Site Allocations (adopted, 2020); New Hillingdon Local Plan (LDS Dec 2025: first consultation Q3-Q4 2026, adoption Q2 2028) (emerging, 2026).
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 Hillingdon.
Checked against the council's published policy and guidance. Each point links to its source.
- Householder extensions are assessed against Local Plan Part 2 policy DMHD 1, Alterations and Extensions to Residential Dwellings (adopted January 2020). Source
- Converting a house into flats needs an original internal floor area of at least 120 sq m, one unit per floor, and no more than 10% of a street converted (policy DMH 4). Source
- A borough-wide Article 4 direction has required planning permission for small HMOs since 11 December 2025. Source
- Additional HMO licensing for smaller HMOs started in August 2026, with a fee of £1,401 for a five-year licence. Source
- Hillingdon has 31 conservation areas. Source
REPORTS HILLINGDON ASKS FOR
Hillingdon's validation list, report by report.
Which of these your application needs depends on the project and the site. In Hillingdon, extra reports are triggered most often by a conservation area, tall buildings, a listed building, trees on or near the site, protected species, near a listed building. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Basement Impact Assessment / Structural Survey | Required | Required for any scheme with a new or extended basement (householder included), covering drainage, flooding, groundwater and structural stability.Applies to: basements, house extensions | Source |
| Demolition and Construction Method Statement | Required | Required for major developments, covering traffic, dust, noise, vibration and stability.Applies to: major schemes | Mayor's Sustainable Design and Construction SPG |
| Energy Statement / Energy and Sustainability Statement | Required | Required for all major developments, with calculations, efficient design, decentralised energy and on-site renewables.Applies to: major schemes | London Plan |
| Fire Statement | Required | Majors only: an independent fire strategy by a suitably qualified third-party assessor.Applies to: major schemes | London Plan D12 |
| Planning Statement | Required | Listed for full, outline and reserved matters applications and for changes of use.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | Source |
| Water Cycle Strategy | Required | Required for major development, covering water efficiency, collection, reuse and drainage.Applies to: major schemes | Source |
| Accessibility Statement | Where relevant | Required for certain proposals to show inclusive access; may sit within the Design and Access Statement.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | Source |
| Affordable Housing Statement | Where relevant | Listed for full, outline and reserved matters applications where affordable housing applies; no threshold is stated in the checklist.Applies to: major schemes | Source |
| Air Quality Assessment | Where relevant | Needed where poor air quality could affect the development, notably in AQMAs and Focus Areas; for changes of use, if major, in an AQMA or adding vehicle traffic.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | Source |
| Airport Safeguarding Report | Where relevant | Listed for full, outline and reserved matters applications where airport safeguarding (Heathrow/Northolt) is relevant; no threshold is stated.Applies to: major schemes, commercial, 2 to 9 homes | Source |
| Arboricultural Impact Assessment / Tree Survey | Where relevant | Needed where trees on or next to the site could be affected; for householders, where a TPO tree or a conservation-area tree would be felled.Applies to: all applications | BS5837 |
| Contaminated Land Survey & Report | Where relevant | Needed where contamination is known or suspected on or near the site and groundworks are proposed, or a sensitive use (homes, schools, nurseries) is introduced.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | Source |
| Daylight/Sunlight Assessment | Where relevant | Needed where adjacent occupiers could lose amenity, giving results for neighbours and proposed amenity areas (BRE guidance).Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | BRE Site Layout Planning for Daylight and Sunlight |
| Design and Access Statement | Where relevant | Needed for major applications, for development in designated areas such as conservation areas, and with listed building consent.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, house extensions | DMPO 2015 (national requirement) |
| Draft Heads of Terms | Where relevant | Needed where a Section 106 planning obligation is required.Applies to: major schemes, 2 to 9 homes | TCPA 1990 s.106 |
| Ecological Survey & Reports | Where relevant | Needed where protected or notable species or habitats, Local Wildlife Sites or Green Links could be affected; bat surveys for demolition or roof/loft works.Applies to: all applications | Natural England standing advice |
| Employment Assessment (loss of office floorspace) | Where relevant | Needed where office floorspace would be lost, with 12 months' marketing evidence and viability.Applies to: changes of use, major schemes, commercial, 2 to 9 homes, one new home | Source |
| Financial Viability Assessment | Where relevant | Needed where the applicant argues policy requirements cannot be met; a full un-redacted appraisal is required and is published (redacted copy if justified).Applies to: major schemes | Source |
| Flood Risk Assessment | Where relevant | Needed for all new development in Flood Zones 2/3, Zone 1 sites of 1 ha+, and (non-householder) Critical Drainage Areas; householders in Zones 2/3a, with the EA matrix for basements/ground-floor extensions.Applies to: all applications | EA standing advice |
| Flood Risk Sequential Test | Where relevant | Development in a flood zone must show, through a sequential test, that no reasonably available sites at lower flood risk exist.Applies to: major schemes, 2 to 9 homes, one new home, commercial | NPPF |
| Archaeological Assessment | Where relevant | Needed for ground disturbance within Archaeological Priority Areas and Zones; desk-based assessment with field evaluation where needed.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | NPPF |
| Heritage Statement | Where relevant | Needed where a heritage asset or its setting is affected, including householder works in conservation areas or to listed or locally listed buildings.Applies to: all applications | Source |
| Landscape Strategy | Where relevant | Needed for major and minor new development with external space, showing planting and levels at least in outline.Applies to: major schemes, 2 to 9 homes, one new home, commercial | Source |
| External Lighting Details | Where relevant | Needed for publicly accessible schemes near homes, listed buildings, conservation areas, wildlife sites or watercourses, with an isolux plan.Applies to: major schemes, commercial, changes of use, 2 to 9 homes | Source |
| Microclimate and Wind Assessment | Where relevant | Needed for major applications with tall buildings (over 18 m).Applies to: major schemes | Source |
| Noise and Vibration Impact Assessment | Where relevant | Needed where noisy uses sit near sensitive uses (or vice versa), for mixed use, and for commercial extraction or cooling plant, using BS4142.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | BS4142 |
| Statement of Community Involvement | Where relevant | Listed for full, outline and reserved matters applications; no threshold is stated.Applies to: major schemes | Source |
| Drainage Assessment and Plans (including SuDS) | Where relevant | Majors need a detailed drainage assessment with run-off rates and discharge points; non-major, non-householder schemes need a drainage statement and plan.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | Council as Lead Local Flood Authority |
| Technical details of plant or ventilation equipment | Where relevant | Needed where plant or ventilation/extraction equipment is proposed.Applies to: commercial, changes of use, major schemes | Source |
| Town Centre / Retail / Leisure Uses Impact Assessment | Where relevant | Needed for out- or edge-of-centre retail over 200 sqm, other town centre uses over 1,000 sqm, or loss of retail floorspace.Applies to: commercial, changes of use, major schemes | NPPF |
| Townscape Visual Impact Assessment | Where relevant | Listed for full, outline and reserved matters applications where key views and townscape character are affected.Applies to: major schemes | Source |
| Transport Assessment | Where relevant | Needed where the scheme has significant transport implications; majors must cover modal split and access, with swept paths and road safety audits.Applies to: major schemes, commercial, changes of use, 2 to 9 homes | Source |
| Travel Plan (draft) | Where relevant | Needed where significant trips are generated, with workplace/residential plans above TfL thresholds.Applies to: major schemes, commercial | TfL guidance; London Plan |
OUR SERVICES IN HILLINGDON
Every report, one coordinated team.
All 54 services are available for sites in Hillingdon. 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 Hillingdon: FAQs
Still have a question?
Tell us about the site and we will confirm what Hillingdon will need and what it should cost.
Make an enquiryWhich reports does Hillingdon require for a house extension?
Hillingdon's validation list requires Basement Impact Assessment / Structural Survey 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 Hillingdon's validation list?
The list we use is "Local Planning Validation Checklist", dated February 2024 (cover date; the file URL still says June 2020). Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Hillingdon?
Yes. We work across the whole of Hillingdon, including the postcode districts HA4, HA5, HA6, TW6, UB3, UB4, UB7, UB8, UB9, UB10 and areas such as Ruislip, Ickenham, Uxbridge, Hayes, Northwood and West Drayton.
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 Hillingdon?
Tell us about the site and what you want to build. We will tell you which reports Hillingdon is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.