PLANNING CONSULTANTS · SOUTHWARK
Planning consultants in Southwark
We prepare and coordinate the planning case and specialist reports for sites in Southwark covering Peckham, Camberwell, East Dulwich, Nunhead, Bermondsey and Walworth. This page sets out what London Borough of Southwark asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Southwark
judges you against.
Validation list. Southwark Council planning application validation list: planning application requirements for householder, minor and major applications (October 2024 (published Nov 2024)). An application missing a required document can be made invalid, which delays the decision.
Development plan. Southwark Plan 2022 (adopted, 2022); 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 Southwark.
Checked against the council's published policy and guidance. Each point links to its source.
- The Southwark Plan 2022 was adopted on 23 February 2022 and is the main policy document for planning applications in the borough. Source
- The Householder Development SPD was adopted on 7 July 2025, replacing the Residential Design Standards SPD (2008). Source
- Rear extensions between 3m and 6m deep need to consider the impact on neighbours, with the roof sloping down towards the neighbour and staying below 2.4m; extensions over 6m deep on the boundary are likely to be refused, and rear extensions should not take up more than 50% of the rear garden (Householder Development SPD, 2025). Source
- In conservation areas, rear dormers should sit at least 0.5m below the ridge and 1m above the eaves, and mansards should be at a maximum angle of 70 degrees (Householder Development SPD, 2025). Source
- Additional licensing for smaller HMOs and selective licensing in Newington, Champion Hill, Faraday, St Giles and Goose Green wards have been in effect since 1 March 2022. Source
REPORTS SOUTHWARK ASKS FOR
Southwark's validation list, report by report.
Which of these your application needs depends on the project and the site. In Southwark, extra reports are triggered most often by a conservation area, trees on or near the site, protected species, tall buildings, a listed building, 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 | Required | Any new or extended basement must be accompanied by a basement impact assessment.Applies to: basements | Southwark Plan P14, P68 |
| Biodiversity net gain documents | Required | All major, minor and outline applications must show at least 10% biodiversity gain or evidence an exemption.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Town and Country Planning Act 1990 Sch 7A |
| Energy statement (with Be Seen spreadsheet) | Required | All major applications need an energy statement and the GLA Be Seen monitoring spreadsheet.Applies to: major schemes | Southwark Plan P70; London Plan SI 2 |
| Fire statement | Required | All major and outline applications need a fire statement under London Plan D12(B).Applies to: major schemes | London Plan D12(B) |
| Fire Safety Strategy (or Reasonable Exception Form) | Required | Needed for all applications other than majors; householder schemes may use the reasonable exception form instead.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 optional for other types.Applies to: major schemes | Southwark Plan P13, P14, P56 |
| Air quality neutral assessment | Where relevant | Required for all majors and for minor schemes unless exempt, e.g. no added parking and no new combustion plant.Applies to: major schemes, 2 to 9 homes, one new home, commercial, changes of use | London Plan SI 1 |
| Tree survey | Where relevant | Required for pruning or removing trees, and for building, excavation or utility runs on or near trees.Applies to: all applications | Southwark Plan P59, P61 |
| Demolition or construction management plan | Where relevant | Required for all majors and for minor schemes in sensitive locations, such as on a classified road.Applies to: major schemes, 2 to 9 homes, one new home, commercial | Southwark Plan P50 |
| Land contamination assessment | Where relevant | Required on brownfield sites or land known to be contaminated.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | Southwark Plan P64 |
| Daylight and sunlight impact assessment | Where relevant | Required where an extension or development may reduce daylight or sunlight to neighbouring properties.Applies to: all applications | Southwark Plan P55/P56 |
| Design and access statement | Where relevant | Required for all major and outline applications and for any scheme, householder works included, in a conservation area.Applies to: all applications | Southwark Plan P13, P14 |
| Bat survey | Where relevant | Required where development is likely to affect bats or their roosts, foraging or commuting habitat.Applies to: all applications | Southwark Plan P60 |
| Biodiversity survey / Ecological impact assessment | Where relevant | Required for all majors and where works affect mature trees, derelict land, mature gardens, railway land or sites next to parks or wildlife sites.Applies to: major schemes, one new home, 2 to 9 homes, commercial, changes of use | Southwark Plan P57, P59, P60 |
| Viability appraisal | Where relevant | Required where affordable housing or a payment in lieu is due, or where viability is cited to set aside policy requirements.Applies to: major schemes | Southwark Plan SP1, P1, IP3 |
| Flood risk assessment | Where relevant | Required in Flood Zones 2/3 (minor schemes and changes of use included), for sites over 1 ha, for basements, and for majors in Critical Drainage Areas.Applies to: all applications | Southwark Plan P68 |
| Heritage statement | Where relevant | Required for property in or near a conservation area, listed building, historic park or garden, or scheduled monument.Applies to: all applications | Southwark Plan P13-P26 |
| Archaeological desk-based assessment | Where relevant | Required for groundworks in an Archaeological Priority Area, new or extended basements, or other extensive groundworks.Applies to: all applications | Southwark Plan P23 |
| Lighting assessment | Where relevant | Required for external lighting proposals or works to publicly accessible areas.Applies to: all applications | Southwark Plan P56 |
| Micro-climate assessment | Where relevant | Required for all majors and for tall buildings over 30 m or buildings that stand well above their surroundings.Applies to: major schemes | Southwark Plan P17 |
| Noise impact assessment | Where relevant | Required for noise-generating plant such as air conditioning or heat pumps, noise-sensitive schemes near noise sources, and noisy uses like gyms or nightclubs.Applies to: all applications | Southwark Plan P56, P66 |
| BREEAM pre-assessment | Where relevant | Required for non-residential or non-self-contained residential schemes over 500 sq m, including refurbishments, extensions and changes of use above that size.Applies to: commercial, major schemes, changes of use | Southwark Plan P69 |
| Townscape visual impact assessment | Where relevant | Required for majors affecting protected London, local or World Heritage Site views, and for very tall schemes.Applies to: major schemes | Southwark Plan P13, P14, P22 |
| Transport statement (and trip generation report for majors) | Where relevant | Required where a scheme is likely to affect transport, and for all majors, which also need a trip generation report.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial | Southwark Plan P48-P55 |
| Whole lifecycle carbon assessment | Where relevant | Required for all major applications referable to the Mayor.Applies to: major schemes | London Plan SI 2 |
OUR SERVICES IN SOUTHWARK
Every report, one coordinated team.
All 54 services are available for sites in Southwark. 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
OUR WORK IN SOUTHWARK
Applications we have supported here.
YOUR QUESTIONS ANSWERED
Planning in Southwark: FAQs
Still have a question?
Tell us about the site and we will confirm what Southwark will need and what it should cost.
Make an enquiryWhich reports does Southwark require for a house extension?
Southwark's validation list requires Fire Safety Strategy (or Reasonable Exception Form) 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 Southwark's validation list?
The list we use is "Southwark Council planning application validation list: planning application requirements for householder, minor and major applications", dated October 2024 (published Nov 2024). Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Southwark?
Yes. We work across the whole of Southwark, including the postcode districts SE1, SE1P, SE5, SE11, SE15, SE16, SE17, SE21, SE22, SE24 and areas such as Peckham, Camberwell, East Dulwich, Nunhead, Bermondsey and Walworth.
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 Southwark?
Tell us about the site and what you want to build. We will tell you which reports Southwark is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.