PLANNING CONSULTANTS · REDBRIDGE
Planning consultants in Redbridge
We prepare and coordinate the planning case and specialist reports for sites in Redbridge covering Ilford, Wanstead, South Woodford, Gants Hill, Seven Kings and Barkingside. This page sets out what London Borough of Redbridge asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Redbridge
judges you against.
Validation list. Local and National Planning Application Requirement List (Validation List) - LPAR (August 2026). An application missing a required document can be made invalid, which delays the decision.
Development plan. Redbridge Local Plan 2015-2030 (adopted, 2018); 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 Redbridge.
Checked against the council's published policy and guidance. Each point links to its source.
- Single-storey rear extensions should generally be no deeper than 3.5m on terraced and semi-detached houses and 4.5m on detached houses, measured from the original rear wall (Housing Design SPD, 2019). Source
- Rear dormers should sit at least 0.5m below the ridge and 1m above the eaves, and be set in 1m from the shared boundary and roof edge (0.5m on hipped roofs). Hip-to-gable conversions are generally refused where out of character or where they unbalance a pair of semis. Source
- A borough-wide Article 4 direction has required planning permission to convert a house (C3) to a small HMO (C4) since 6 December 2019. Source
- Redbridge has 16 conservation areas; the Aldersbrook and Lake House and Bungalow Estate conservation areas also have Article 4 directions. Source
- A 15-ward selective licensing scheme runs from 8 April 2024 to 7 April 2029. Source
- Article 4 direction: Houses in multiple occupation. Changing a family house (C3) into a small house in multiple occupation (C4) needs planning permission, across the whole borough. Source
- Article 4 direction: Hainault Business Park. Converting office, business, light industrial and storage buildings to homes without planning permission, at Hainault Business Park only (2022 direction). Source
- 9 further Article 4 directions apply to particular areas or conservation areas. Council list
REPORTS REDBRIDGE ASKS FOR
Redbridge's validation list, report by report.
Which of these your application needs depends on the project and the site. In Redbridge, extra reports are triggered most often by trees on or near the site, protected trees, archaeological priority areas, land with a previous industrial use, nature conservation sites, protected species. Enter the address in our application checker to see the list for your site.
| Report | Level | When it is needed | Policy |
|---|---|---|---|
| Basement Impact Assessment or Construction Method Statement | Required | All basement development needs a BIA or construction method statement signed by a chartered civil or structural engineer.Applies to: basements | Redbridge Local Plan LP31, LP26, LP29, LP32; London Plan D10 |
| Biodiversity Net Gain statement, metric and plans | Required | All applications must state whether the statutory BNG condition applies and, if so, provide the baseline metric and an on-site habitat plan; householder schemes are exempt nationally.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Environment Act 2021 |
| Daylight and Sunlight Assessment | Required | Required for all majors using BRE 2022 guidance; non-major schemes are advised to follow the same guidance where neighbours may be affected.Applies to: major schemes | Redbridge Local Plan LP26, LP29; London Plan D3, D6 |
| Energy and Sustainability Assessment | Required | All majors must show net zero carbon via the London Plan energy hierarchy, with at least 35% on-site carbon reduction beyond Building Regulations.Applies to: major schemes | Redbridge Local Plan LP32; London Plan SI2, SI3, SI4 |
| Fire Statement (majors) | Required | All major applications need a fire statement by a suitably qualified fire engineer; buildings of 7+ storeys or 18 m+ also need the national Gateway One fire statement form.Applies to: major schemes | London Plan D12 |
| HMO Management Plan | Required | All conversions or changes of use to HMOs need a management plan covering layout, anti-social behaviour and shared areas.Applies to: changes of use | Redbridge Local Plan LP4, LP5, LP6; London Plan H9 |
| Fire Safety Statement (non-major): Planning Fire Safety Strategy or Reasonable Exception Statement | Required | Non-major schemes, householder applications included, need a Planning Fire Safety Strategy; householder proposals can instead submit a Reasonable Exception Statement.Applies to: house extensions, one new home, 2 to 9 homes, changes of use, commercial, basements | London Plan D12 |
| Planning Statement | Required | Required for all major applications and must include accessible-housing commitments and a unit schedule; smaller schemes can fold it into the DAS.Applies to: major schemes | Redbridge Local Plan LP26, LP33 |
| Air Quality Assessment | Where relevant | The whole borough is an AQMA; majors need an AQA, especially those facing a main road or with parking above car-free or London Plan levels.Applies to: major schemes | Redbridge Local Plan LP24; London Plan SI1 |
| Arboricultural Impact Statement / Tree Survey | Where relevant | Required where trees on or next to the site may be affected, prepared to BS 5837:2012 with a protection plan and method statement.Applies to: all applications | Redbridge Local Plan LP38, LP31; London Plan G5, G6, G7 |
| Contaminated Land Report | Where relevant | Needed for sensitive end uses such as homes, schools or play areas on potentially contaminated land; new builds need a Phase 1 desk study, with Phase 2 if risks are found.Applies to: all applications | Redbridge Local Plan LP24; London Plan SD1, G9 |
| Design and Access Statement | Where relevant | Required for major applications, listed building consent, any scheme creating one or more new homes, or 100 sq m+ of new floorspace in a conservation area.Applies to: one new home, 2 to 9 homes, major schemes, commercial | NPPF; London Plan D5 |
| Ecological and Biodiversity Assessment | Where relevant | Required for majors on or next to designated wildlife sites, rivers, brownfield land or open space, or where protected species may be present.Applies to: major schemes | Redbridge Local Plan LP37, LP39; London Plan G6 |
| Financial Viability Assessment | Where relevant | Needed where a major scheme falls short of policy, e.g. below 35% affordable housing (50% on public or industrial land) or a different tenure split.Applies to: major schemes | Redbridge Local Plan LP41, LP3; London Plan H4, H5 |
| Flood Risk Assessment | Where relevant | Required for all development in Flood Zones 2/3, sites of 1 ha+ in Zone 1, areas at surface water or critical drainage risk, and where the use becomes more vulnerable.Applies to: all applications | Redbridge Local Plan LP21; London Plan SI12, SI13 |
| Habitats Regulations Assessment and Unilateral Undertaking (Epping Forest SAC) | Where relevant | Non-major residential schemes, including HMOs and care homes, within the 6.2 km Epping Forest SAC zone need an HRA form and signed SAMMS/SANGS undertaking.Applies to: one new home, 2 to 9 homes, changes of use | Conservation of Habitats and Species Regulations 2017 |
| Archaeological Assessment | Where relevant | Required for schemes in an Archaeological Priority Area involving groundworks or piling; basements or extensive digging may need field evaluation results.Applies to: all applications | Redbridge Local Plan LP33; London Plan HC1 |
| Heritage Statement | Where relevant | Required for work affecting a listed building, registered park, non-designated heritage asset or conservation area, covering significance and impact.Applies to: all applications | Redbridge Local Plan LP33; London Plan HC1 |
| Lighting Assessment | Where relevant | Required for majors with external lighting and for any application involving floodlighting.Applies to: major schemes, commercial | Redbridge Local Plan LP24, LP27, LP28; London Plan D3, D8, D9 |
| Noise Assessment | Where relevant | Required where noise-sensitive uses are proposed next to noise sources or where the scheme will generate noise; vibration testing is needed near the main line railway.Applies to: all applications | Redbridge Local Plan LP24; London Plan D13, D14 |
| Sustainable Drainage Systems (SuDS) Strategy with London SuDS Proforma | Where relevant | Required for all majors, for anything meeting the FRA triggers, and for basements in flood risk areas; schemes that do not add impermeable area are excluded.Applies to: all applications | Redbridge Local Plan LP21; London Plan SI12, SI13 |
| BREEAM Pre-Assessment | Where relevant | Non-residential majors, new non-domestic buildings over 1,000 sq m and large extensions should target BREEAM Excellent or explain why it is unviable.Applies to: major schemes, commercial | Redbridge Local Plan LP32; London Plan Chapter 9 |
| Tall Buildings Impact Assessment | Where relevant | Required for major schemes 18 m or taller, or more than 6 storeys, covering visual impact, daylight, glare and wind.Applies to: major schemes | Redbridge Local Plan LP27; London Plan D9 |
| Transport Impact Assessment and Green Travel Plan (incl. Parking Survey / Transport Statement) | Where relevant | Required for majors over 50 homes or 1,000 sq m commercial, and for smaller schemes with significant transport effects.Applies to: major schemes, 2 to 9 homes, commercial, changes of use | Redbridge Local Plan LP22, LP23; London Plan T4 |
| Whole Life-Cycle Carbon Assessment | Where relevant | Required for major schemes referable to the Mayor, using the GLA WLC template.Applies to: major schemes | London Plan SI2 |
OUR SERVICES IN REDBRIDGE
Every report, one coordinated team.
All 54 services are available for sites in Redbridge. 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 Redbridge: FAQs
Still have a question?
Tell us about the site and we will confirm what Redbridge will need and what it should cost.
Make an enquiryWhich reports does Redbridge require for a house extension?
Redbridge's validation list requires Fire Safety Statement (non-major): Planning Fire Safety Strategy or Reasonable Exception Statement 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 Redbridge's validation list?
The list we use is "Local and National Planning Application Requirement List (Validation List) - LPAR", dated August 2026. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Redbridge?
Yes. We work across the whole of Redbridge, including the postcode districts E11, E12, E18, IG1, IG2, IG3, IG4, IG5, IG6, IG7, IG8, IG9, RM6 and areas such as Ilford, Wanstead, South Woodford, Gants Hill, Seven Kings and Barkingside.
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 Redbridge?
Tell us about the site and what you want to build. We will tell you which reports Redbridge is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.