Planning condition discharge statement (structural)
A statement to discharge a planning condition that relates to structural matters.
About this service
Planning permission often comes with conditions, and some must be discharged before any work starts on site. When a condition relates to structure, such as a requirement to submit a construction method statement, foundation details near protected trees, or confirmation of how a retained facade will be supported, the council expects a technical submission from an engineer. Our discharge statement is written to answer the condition precisely, so it can be approved first time.
The wording matters. Conditions are drafted to address a specific planning concern, and officers check the submission against that wording rather than general good practice. A long report that misses the point can be refused, while a focused statement that deals with each requirement in turn is usually approved. We start every job by reading the condition, the officer's report and any related consultee comments.
We have prepared structural condition discharge statements on 14 projects across London. Councils take time to determine discharge applications, so it is worth starting as soon as permission is granted rather than when the builder is ready. Where the condition calls for a fuller document, such as a basement structural method statement, we will explain that at the outset and quote for it.
When you need it
- Your planning permission has a structural condition that must be discharged before work starts
What's included
- Review of the condition wording
- Statement and supporting information to satisfy it
How it works
- Read the conditionWe review the decision notice, the exact wording of the condition, the officer's report and any consultee comments to establish precisely what the council needs to see.
- Gather the informationWe review the approved drawings, existing surveys and any ground or tree information, and visit the site if needed to confirm the existing structure and how it relates to neighbouring buildings.
- Prepare the statementWe address each part of the condition in order, supported by sketches or calculations where needed. The statement goes through our three-step quality control process, with final sign-off by our Head of Engineering.
- Support the submissionYou or your agent submit the discharge application. If the officer or a consultee comes back with questions, we respond promptly to keep determination on track.
What you receive
Avoiding delays with pre-commencement conditions
Pre-commencement conditions are the ones that cause real delay. Starting work before they are discharged can put the permission at risk and invites enforcement action, so builders and lenders will usually wait for written confirmation. Councils have target periods for deciding discharge applications, but busy planning departments do not always meet them. Building the discharge period into your programme from the start avoids an expensive idle site.
Make sure the condition matches the design you will build. If the structural approach changes after permission, for example to a different foundation type, the discharge statement must reflect the final scheme. Keeping the planning submission and the Building Regulations design aligned saves rework. We can prepare both, and send the detailed calculations to Building Control as part of the Building Control process.
Frequently asked questions
What does discharging a planning condition mean?
It means giving the council the information a condition asks for and obtaining written approval that it has been satisfied. You make a formal application with the required documents. For structural conditions, that normally means a statement from an engineer covering matters such as the construction method, foundations or protection of adjoining buildings.
Can I start work before planning conditions are discharged?
Not if the condition is a pre-commencement condition. These must be discharged before any work starts on site, and starting early can put the permission at risk and lead to enforcement. Other conditions may only need discharging before a particular stage or before occupation. Read the wording carefully, or ask us to review it for you.
How long does it take to discharge a planning condition?
There are two parts: preparing the information and the council's decision. Our typical turnaround for the statement is 10 working days, confirmed in writing with the fee. The council then takes several weeks to determine the application, and timescales vary by borough, so submit as early as you can.
How much does a structural condition discharge statement cost?
Ours start from £450 + VAT. Simple conditions needing a short statement sit at the lower end, while conditions requiring detailed method statements or calculations cost more. Every job starts with a fixed fee confirmed in writing before any work begins. The council's own fee for the discharge application is separate.