PLANNING CONSULTANTS · WESTMINSTER
Planning consultants in Westminster
We prepare and coordinate the planning case and specialist reports for sites in Westminster covering Maida Vale, St John's Wood, Marylebone, Pimlico, Bayswater and Queen's Park. This page sets out what City of Westminster asks for when you apply, with links to the council's own documents.
THE COUNCIL'S DOCUMENTS
What Westminster
judges you against.
Validation list. Local List of Planning Application Validation Requirements (WCC Local List of Validation Requirements 2026) (July 2026). An application missing a required document can be made invalid, which delays the decision.
Development plan. Westminster City Plan 2019-2040 (2026), incorporating the City Plan Partial Review (adopted, 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 Westminster.
Checked against the council's published policy and guidance. Each point links to its source.
- There are 56 conservation areas in Westminster. Source
- The City Plan 2019-2040 (2026) was adopted on 21 January 2026 after a partial review, replacing the 2021 version; work on a full new City Plan began in 2026. Source
- The 2026 City Plan brings in a retrofit-first approach before demolition, and for the first time developments of fewer than 10 homes must contribute to affordable housing. Source
- Selective licensing of private rented homes started on 24 November 2025 and covers 15 of Westminster's 18 wards. Source
- A renewed borough-wide additional HMO licensing scheme runs from 31 August 2026 to 30 August 2031. Source
- Article 4 direction: Basements. Basement development, lightwells and other development below houses and their gardens needs planning permission, across the whole city. Source
- Article 4 direction: Class E to residential (Central Activities Zone). Converting shops, offices and other Class E premises to homes (Class MA) needs planning permission in specified parts of the Central Activities Zone (as modified by the Secretary of State in July 2022). Source
- Article 4 direction: Class E to residential (outside the CAZ). Converting shops, offices and other Class E premises to homes (Class MA) needs planning permission in specified town centres and parades outside the Central Activities Zone. Source
- 7 further Article 4 directions apply to particular areas or conservation areas. Council list
REPORTS WESTMINSTER ASKS FOR
Westminster's validation list, report by report.
Which of these your application needs depends on the project and the site. In Westminster, extra reports are triggered most often by archaeological priority areas, trees on or near the site, a conservation area, near a listed building, air quality management areas, protected species. 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 | Any scheme creating new homes must explain its affordable housing offer.Applies to: one new home, 2 to 9 homes, major schemes | City Plan 13; London Plan H5 |
| Structural Methodology Statement | Required | All basements, and other significant excavation or structural alteration, need a statement self-certified by a qualified engineer, with soil, geohydrology and SuDS information for basements.Applies to: basements | City Plan 42, 50 |
| Contaminated Land Assessment (basements) | Required | Every basement application must include a contaminated land assessment including radon.Applies to: basements | City Plan 37 |
| Energy Strategy (including Cooling Strategy) | Required | All majors need an energy strategy with GLA carbon spreadsheets, a cooling (overheating) strategy and Be Seen commitments.Applies to: major schemes | City Plan 40; London Plan SI2, SI4 |
| Flood Risk Assessment (basements) | Required | Every basement application must include a flood risk assessment.Applies to: basements | City Plan 39, 45 |
| London Plan Fire Statement | Required | All major applications need an independent fire statement by a third-party assessor; Gateway One fire statements also apply to relevant 18 m+ residential buildings.Applies to: major schemes | London Plan D12 |
| SuDS Design Strategy / London Sustainable Drainage Proforma | Required | All major developments must submit a sustainable drainage strategy with the London SuDS proforma.Applies to: major schemes | City Plan 39; London Plan SI13 |
| Whole Life Carbon Assessment | Required | Required for all majors (except change of use only), Mayor-referable schemes and substantial demolition.Applies to: major schemes | City Plan 42, 43; London Plan SI2 |
| Air Quality Assessment | Where relevant | Required for all majors, polluting or combustion uses, sensitive uses, and new homes in Air Quality Focus Areas.Applies to: major schemes, changes of use, commercial, one new home, 2 to 9 homes | City Plan 36; London Plan SI1 |
| Tree Survey / Arboricultural Assessment | Where relevant | Required where trees on or next to the site, including street trees, may be affected; BS5837:2012 applies.Applies to: all applications | City Plan 38, 50; London Plan G7 |
| Archaeological Assessment | Where relevant | Majors with excavation in APA Tiers 1-3, and any other excavation in Tiers 1-2.Applies to: all applications | City Plan 44; London Plan HC1 |
| Biodiversity Net Gain information | Where relevant | Schemes subject to the statutory BNG condition must submit the metric and habitat plan; all applications must state whether BNG applies.Applies to: one new home, 2 to 9 homes, major schemes, changes of use, commercial, basements | City Plan 34; London Plan G6 |
| Code of Construction Practice checklist | Where relevant | A signed CoCP checklist is needed for all basement schemes (Checklist B) and other Level 1 and 2 developments (Checklist A).Applies to: basements, major schemes, commercial, 2 to 9 homes | City Plan 37, 41, 50 |
| Contaminated Land Assessment | Where relevant | Required for all basements (with a radon assessment) and where contamination is known or suspected.Applies to: all applications | City Plan 37 |
| Daylight and Sunlight Assessment | Where relevant | Required where light to neighbouring sensitive uses is likely to be harmed, and may be asked for where new homes are created.Applies to: all applications | City Plan 7, 16, 38, 45 |
| Design and Access Statement | Where relevant | Needed for major development, for schemes creating dwellings or 100 sqm+ in a conservation area or the World Heritage Site, and for all listed building consents.Applies to: all applications | London Plan D4, D5; City Plan 42 |
| Biodiversity / Ecological Report | Where relevant | A preliminary ecological appraisal is needed near a SINC or where protected species, priority habitats or other features (e.g. within 50 m of water or woodland) may be affected.Applies to: all applications | City Plan 38; London Plan G6 |
| Affordable Housing Viability Assessment | Where relevant | Required where a residential scheme relies on viability to justify less than policy-compliant affordable housing.Applies to: one new home, 2 to 9 homes, major schemes | City Plan 13; London Plan H4 |
| Flood Risk Assessment | Where relevant | Required on sites of 1 ha+, in Flood Zones 2 and 3 (simple FRA for extensions under 250 sqm), and in Surface Water Flood Risk Management Zones.Applies to: all applications | City Plan 39, 45; London Plan SI12 |
| Heritage Statement / Heritage Impact Assessment | Where relevant | Required where heritage assets or their settings are affected; a separate HIA is needed where the Westminster World Heritage Site may be affected.Applies to: all applications | City Plan 44; London Plan HC1, HC2 |
| Landscaping / Urban Greening Factor | Where relevant | Majors need a UGF assessment; landscaping plans are needed for basements under gardens, new public or private space, or loss of landscaping.Applies to: all applications | London Plan G5, G7; City Plan 38, 48 |
| Lighting Assessment | Where relevant | Required where external lighting, large illuminated adverts or digital screens are proposed.Applies to: all applications | City Plan 37; London Plan D8, G6 |
| Noise Impact Assessment | Where relevant | Required for external plant, effects on noise-sensitive neighbours, agent-of-change cases, and new sensitive uses in noisy areas.Applies to: all applications | City Plan 37; London Plan D13, D14 |
| Planning Statement | Where relevant | Required for all majors and wherever planning obligations are needed; recommended for minor schemes and changes of use.Applies to: major schemes, 2 to 9 homes, one new home, changes of use, commercial | City Plan (general) |
| BREEAM Pre-Assessment | Where relevant | Required for non-domestic schemes of 500 sqm GIA+, and conversions/extensions creating 500 sqm+ residential or 5+ units.Applies to: commercial, major schemes, changes of use | City Plan 42; London Plan SI5 |
| Circular Economy Statement | Where relevant | Required for Mayor-referable schemes and where over 50% of a multi-storey building is demolished or deep retrofit (10-50% demolition) is proposed.Applies to: major schemes, commercial | City Plan 41, 43; London Plan SI7 |
| Sustainable Design Statement | Where relevant | Every application creating new floorspace, including householder extensions, must include a sustainable design statement and Retrofit First checklist.Applies to: all applications | City Plan 38, 40, 42, 43, 44 |
| Townscape Visual Impact Assessment | Where relevant | Required where a scheme would significantly affect townscape or strategic views.Applies to: major schemes, commercial, 2 to 9 homes | City Plan 45, 46; London Plan HC2-HC4, D9 |
| Transport Statement/Assessment and Travel Plan | Where relevant | Required where transport impacts are significant; a travel plan is needed for Mayor-referable schemes and some cases such as education uses.Applies to: major schemes, commercial, changes of use | City Plan 28; London Plan T3, T4 |
| Pre-Redevelopment Audit / Retrofit First evidence | Where relevant | Where over 50% of a multi-storey building's floorspace is demolished, a pre-redevelopment audit and Retrofit First checklist must justify demolition.Applies to: major schemes, commercial, 2 to 9 homes | City Plan 43 |
OUR SERVICES IN WESTMINSTER
Every report, one coordinated team.
All 54 services are available for sites in Westminster. 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 Westminster: FAQs
Still have a question?
Tell us about the site and we will confirm what Westminster will need and what it should cost.
Make an enquiryWhich reports does Westminster require for a house extension?
Westminster's list adds reports mainly when the site has constraints, such as archaeological priority areas, trees on or near the site, a conservation area, near a listed building, air quality management areas, protected species. Drawings and the forms are always needed. Our application checker lists the reports for your address.
How up to date is Westminster's validation list?
The list we use is "Local List of Planning Application Validation Requirements (WCC Local List of Validation Requirements 2026)", dated July 2026. Councils revise their lists, so we confirm the current version before you commission reports.
Do you cover every part of Westminster?
Yes. We work across the whole of Westminster, including the postcode districts NW1, NW8, SW1A, SW1E, SW1H, SW1P, SW1V, SW1W, SW1X, SW1Y, SW7, W1B, W1C, W1D, W1F, W1G, W1H, W1J, W1K, W1S, W1T, W1U, W1W, W2, W9, W10, WC2A, WC2B, WC2E, WC2H, WC2N, WC2R and areas such as Maida Vale, St John's Wood, Marylebone, Pimlico, Bayswater and Queen's Park.
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 Westminster?
Tell us about the site and what you want to build. We will tell you which reports Westminster is likely to need and what they should cost.
Call 020 8004 4464 or email info@greencodeconsultants.com.