PLANNING CONSULTANTS · LEWISHAM
Planning consultants in Lewisham
We prepare and coordinate the planning case and specialist reports for sites in Lewisham covering Deptford, New Cross, Brockley, Catford, Forest Hill and Sydenham. This page sets out what London Borough of Lewisham asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Lewisham
judges you against.
Validation list. Lewisham Validation Checklists (Major, Minor and Householder planning permission) (2022-07). An application missing a required document can be made invalid, which delays the decision.
Development plan. Lewisham Local Plan 2020-2040 (adopted, 2025).
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 Lewisham.
Checked against the council's published policy and guidance. Each point links to its source.
- Single-storey rear extensions should generally be no more than 3m deep on terraced and semi-detached houses (Alterations and Extensions SPD, 2019). Source
- Rear dormers should be set in at least 0.3m from the party wall on each side, at least 0.3m below the ridge and at least 0.3m above the eaves; front dormers are normally resisted. Source
- Basements should generally be one storey deep, no wider than the original house, and extend no more than 3m from the original rear wall or a quarter of the original garden length, whichever is less. Source
- Converting a house to a small HMO needs planning permission across the whole borough: an Article 4 direction has applied in the southern wards since 7 March 2020 and in the rest of the borough since 19 January 2024. Source
- The council lists 29 conservation areas, including Brockley, Blackheath, Forest Hill, Lee Manor, Ladywell and Telegraph Hill. Source
- Selective licensing has applied since 1 July 2024 to nearly all privately rented homes in the borough; some areas, such as Telegraph Hill and parts of Blackheath, are not included. Source
REPORTS LEWISHAM ASKS FOR
Lewisham's validation list, report by report.
Which of these your application needs depends on the project and the site. In Lewisham, extra reports are triggered most often by tall buildings, large sites, trees on or near the site, a listed building, air quality management areas, archaeological priority areas. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Affordable Housing Statement | Required | Schemes of 10 or more homes or non-conventional housing such as student accommodation must set out mix, tenure and affordable rents.Applies to: major schemes | London Plan H4-H6; Planning Obligations SPD |
| Air Quality Neutral Assessment | Required | All major and minor applications must show air quality neutral, which can be assumed for heat pumps, heat network connection or policy-compliant parking.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | London Plan SI1 |
| Design and Access Statement | Required | Lewisham's major and minor checklists ask for a proportionate design and access statement with every application.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | DMPO 2015; Small Sites SPD (2021) |
| Energy, Sustainability and Overheating Statement | Required | All major schemes need a zero-carbon energy strategy with offset payment for any shortfall and overheating analysis, plus whole life-carbon for Mayor-referable schemes.Applies to: major schemes | London Plan SI2-SI4 |
| Planning Statement | Required | All major and minor applications need a planning statement that assesses policy compliance rather than listing policies.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | London Plan; Lewisham Local Plan |
| Sustainable Drainage (SuDS) Strategy | Required | All major schemes must show greenfield run-off rates, storage, exceedance routes and maintenance.Applies to: major schemes | London Plan SI13 |
| Tall Building Statement | Required | Every tall building needs a townscape and visual assessment with verified views, a VU.City model, and wind and lighting studies.Applies to: all applications | London Plan D9, D3, HC1 |
| Travel Plan (Framework) | Required | All major applications need a framework travel plan with measurable targets.Applies to: major schemes | London Plan T4 |
| Urban Greening Factor Statement | Required | All major schemes must meet the minimum urban greening factor, with bespoke biodiverse living roofs.Applies to: major schemes | London Plan G5 |
| Air Quality Assessment | Where relevant | All major schemes need one; minor schemes need one if in an AQMA or Air Quality Focus Area or introducing new emission sources such as parking or CHP.Applies to: major schemes, one new home, 2 to 9 homes, commercial, changes of use | London Plan SI1; Lewisham Air Quality Action Plan 2022-2027 |
| Tree Survey, Arboricultural Impact Assessment, Method Statement and Tree Protection Plan | Where relevant | Needed where trees could be affected, with CAVAT values for trees lost and protection measures where works enter root protection areas.Applies to: all applications | London Plan G1, G5, G7 |
| Archaeological Assessment | Where relevant | Required in Archaeological Priority Areas (for householders, only where a basement is created or extended), on sites of 0.5 ha or more, and for all EIA schemes.Applies to: all applications | London Plan HC1 |
| Construction Logistics and Environment Management Plan | Where relevant | Required for all major schemes and for minor schemes of 5-9 homes involving construction or demolition, with construction vehicle swept paths.Applies to: major schemes, 2 to 9 homes | London Plan T7 |
| Site Contamination Assessment (Preliminary Risk Assessment) | Where relevant | Major schemes involving groundworks or works to potentially hazardous buildings need a preliminary risk assessment by a competent person.Applies to: major schemes | Environmental Protection Act 1990 Part IIA |
| Daylight, Sunlight and Overshadowing Assessment | Where relevant | Needed where neighbours' light may be affected, for basement schemes, and for major schemes near or including homes, following BRE guidance.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use, basements | London Plan D6 |
| Ecology (Biodiversity/Geodiversity) Surveys and Reports | Where relevant | All major schemes, and minor schemes involving demolition, near a SINC, nature reserve or green corridor, or with protected species, need an ecological report.Applies to: all applications | London Plan G1-G9; Lewisham Biodiversity and Planning Guidance |
| Economic Statement | Where relevant | Needed where jobs, commercial floorspace or industrial capacity would be lost or reduced, with marketing evidence if uses are not replaced.Applies to: changes of use, commercial, major schemes | London Plan SD1, SD6-SD10 |
| Viability Assessment | Where relevant | Needed where housing numbers are reduced, a pub is lost, heritage assets are demolished or harmed, or major residential schemes do not follow the Fast Track route.Applies to: 2 to 9 homes, major schemes, changes of use | London Plan H4-H6; Planning Obligations SPD |
| Fire Statement | Where relevant | Needed on the national form for buildings of 18 m or 7+ storeys containing two or more dwellings or educational accommodation, and recommended for all major schemes.Applies to: all applications | London Plan D12 |
| Flood Risk Assessment | Where relevant | Required for any site in Flood Zone 2 or 3 or at surface water flood risk, and sites of 1 ha or more in Flood Zone 1; householders use the Environment Agency standard form.Applies to: all applications | London Plan SI12 |
| Health Impact Assessment | Where relevant | Mayor-referable schemes need a full health impact assessment, with a desktop version for smaller schemes.Applies to: major schemes | London Plan GG3 |
| Heritage Statement | Where relevant | Needed for works in or affecting a conservation area, to or affecting the setting of a listed building, or affecting a non-designated heritage asset.Applies to: all applications | London Plan HC1 |
| Landscaping Scheme (with 5-year management plan) | Where relevant | Applications with operational development must show hard and soft landscaping, which may be indicative for minor schemes.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | London Plan G1, G7, S4 |
| Marketing Assessment | Where relevant | Loss of pubs (36 months' marketing), Class E commercial or industrial uses requires marketing evidence.Applies to: changes of use, commercial, major schemes | London Plan E1, E7, HC7 |
| Noise and Vibration Impact Assessment | Where relevant | Needed for noise-sensitive uses near noise sources or for new noise-generating plant, with weekday, night and weekend surveys.Applies to: all applications | London Plan D13, D14 |
| River Impact Study | Where relevant | Needed for sites next to or near the Ravensbourne, Pool, Thames, Quaggy or Deptford Creek or other designated watercourses.Applies to: one new home, 2 to 9 homes, major schemes, commercial, changes of use | London Plan SI16, SI17; River Corridor Improvement Plan SPD |
| Statement of Community Engagement | Where relevant | Required for all major schemes, for minor schemes of 5-9 homes, and for others likely to affect the community.Applies to: 2 to 9 homes, major schemes | Lewisham Statement of Community Involvement |
| Structural Survey | Where relevant | Needed for substantial alterations to a listed building or non-designated heritage asset, and for major schemes with significant works to existing buildings including basements.Applies to: all applications | London Plan HC1 |
| BREEAM Pre-assessment | Where relevant | Non-residential development and conversions must show a BREEAM Excellent rating is achievable.Applies to: commercial, changes of use, major schemes | London Plan SI2-SI4 |
| Transport Statement / Assessment | Where relevant | Required for all major schemes, and for minor schemes creating 5+ homes or over 500 sqm commercial floorspace.Applies to: major schemes, 2 to 9 homes, commercial, changes of use | London Plan T4-T6 |
| Ventilation/Extraction Statement | Where relevant | Needed where ventilation or extraction equipment is proposed, with odour abatement details and a noise assessment.Applies to: changes of use, commercial, major schemes, one new home, 2 to 9 homes | London Plan D14 |
OUR SERVICES IN LEWISHAM
Every report, one coordinated team.
All 54 services are available for sites in Lewisham. 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 Lewisham: FAQs
Still have a question?
Tell us about the site and we will confirm what Lewisham will need and what it should cost.
Make an enquiryWhich reports does Lewisham require for a house extension?
Lewisham's list adds reports mainly when the site has constraints, such as tall buildings, large sites, trees on or near the site, a listed building, air quality management areas, archaeological priority areas. Drawings and the forms are always needed. Our application checker lists the reports for your address.
How up to date is Lewisham's validation list?
The list we use is "Lewisham Validation Checklists (Major, Minor and Householder planning permission)", dated 2022-07. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Lewisham?
Yes. We work across the whole of Lewisham, including the postcode districts BR1, SE3, SE4, SE6, SE8, SE12, SE13, SE14, SE23, SE26 and areas such as Deptford, New Cross, Brockley, Catford, Forest Hill and Sydenham.
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 Lewisham?
Tell us about the site and what you want to build. We will tell you which reports Lewisham is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.