Services / Planning reports and statements

Planning reports and statements

Councils often ask for supporting reports before they will validate or approve an application. We prepare the planning documents and coordinate the specialist reports, so they all tell the same story.

FeesFixed fee for each stageagreed in writing before work starts

Request a fee proposal How our fees work

Planning reports and statements drawing, prepared within the Green Code group

FreeInitial consultationA conversation about your project, and a first view of what's possible, before any fee is agreed.
FixedFee for each stageEvery stage is priced in writing before it starts. No hourly billing.
3DSee the design firstYour design is shown in 3D before it's submitted, while changes are still easy.
FreeResubmissionIf planning is refused, we revise and resubmit at no extra design fee. Conditions

What we do

Design and access statement
How the design responds to the site and street, and how people get in and around it.
Planning statement
The case for the proposal against local and national planning policy.
Heritage statement
The significance of a heritage asset and the effect of the work on it.
Fire statement
The fire safety information the London Plan asks for with most applications.
Flood risk and drainage
Flood risk assessments and sustainable drainage (SuDS) strategies.
Daylight and sunlight
Assessments of the effect on neighbours' light, and light within new homes.
Basement impact assessment
The ground, water and structural assessment many boroughs ask for with a new basement.
Construction and waste
Construction management, logistics, demolition and waste management plans.
Transport and parking
Transport statements, parking stress surveys and vehicle tracking.
Sustainability and ecology
Energy and sustainability statements, SAP calculations, biodiversity net gain, urban greening, trees and noise.
Tall building studies
Townscape and massing studies for taller schemes, where policy asks for them.

Reports

What's included

Each report is priced in your proposal, so you only pay for the ones your application needs.

Check of the council's validation list for your application
Planning documents written by our team
Specialist reports commissioned and coordinated on your behalf
Reports checked against the drawings before submission

Before you start

What we need, and what sits outside our fee

From you: the property address, a few photos, and any existing drawings, planning approvals or surveys you have. We arrange the measured survey with you.
Not in our fee: council planning and building control fees, and specialist reports a council asks for, such as a tree survey or flood risk assessment, unless your fee proposal lists them.
Your fee proposal sets out exactly what is included for your project before any work starts.

Timescales

How long it takes

We give you a timetable for our work in your fee proposal. Council and other statutory timings start once an application is validated.

Validation check: Before the application is submitted
Specialist surveys: Some, such as bat or tree surveys, depend on the season

Common questions

How do I know which reports I need?

Each council publishes a local validation list. We check it against your proposal and site constraints, such as a conservation area, flood zone or trees, and tell you what will be required before you commit.

Do you write all the reports yourselves?

We write the planning documents, such as the design and access statement and planning statement. Specialist reports, such as flood risk, daylight or ecology, are prepared by qualified consultants we commission and coordinate for you.

What happens if a report is missing?

The council can refuse to validate the application until it is provided, which delays the decision. Checking the list first avoids that.

Other services

Where we work