Structural planning statement
A structural statement for a planning application, explaining the structural approach and how risks will be managed.
About this service
Some London councils will not validate an application until they have seen how the structure will be built. This is most common for basements, works to listed or locally listed buildings, and schemes that remove or alter a large part of an existing building. A structural planning statement explains the existing and proposed structure, how the works will be carried out and how neighbours and historic fabric will be protected.
Unlike a short feasibility note, the statement deals with sequence. Planning and conservation officers want to know what happens on site: which walls are retained, how they are propped, how excavation proceeds in stages, and how movement to adjoining buildings will be controlled. Supporting sketches make this easier to follow, and give the officer something concrete to refer to when making a decision.
Boroughs with dense historic housing and active basement policies, such as Camden, Westminster and Kensington and Chelsea, often ask for this kind of document. Requirements vary between councils and change over time, so we check the current local validation list before writing. Where a basement is involved, the statement often sits alongside a Basement Impact Assessment rather than replacing it.
When you need it
- The council requires a structural statement for your application
- Your scheme involves basements, heritage buildings or significant alterations
What's included
- Description of existing and proposed structure
- Construction approach
- Protection of neighbours and heritage fabric
- Supporting sketches
How it works
- Check the local requirementsWe read the council's validation checklist, any basement or heritage policy and pre-application feedback, so the statement answers the questions the officer will actually ask.
- Survey the existing buildingWe inspect the property to record its construction, condition and relationship with neighbouring buildings, including shared party walls, chimney breasts and any signs of past movement.
- Plan the construction approachWe set out the proposed structure and a realistic sequence for building it, including temporary propping, staged excavation and measures to limit movement to adjoining properties.
- Prepare sketches and statementWe prepare sketches of key stages and details, then write the statement. It passes through our three-step quality control process, with final sign-off by our Head of Engineering.
- Support the applicationIf the council or a consultee asks questions during determination, we respond with clarifications, extra sketches or a short addendum, so that the application keeps moving and the decision is not delayed.
What you receive
Protecting neighbours and historic fabric during the works
Councils are rarely worried about the finished structure. Their concern is the construction period, when walls are undermined, floors are temporarily unsupported and neighbouring houses can move. A credible statement shows this has been thought through: how party walls will be supported, how excavation will be sequenced and what monitoring will be in place. The Party Wall etc. Act 1996 runs separately, but the statement should not contradict what is later agreed with neighbours.
For heritage buildings the emphasis shifts to retention. Conservation officers want to see that original floors, roof timbers and facades are kept wherever possible, and that new steelwork is introduced with minimal loss of historic material. Explaining why each intervention is needed, and why a less invasive option will not work, tends to smooth the process. Our basement conversion guide covers the wider steps for underground schemes.
Projects that used this service
Frequently asked questions
What is a structural statement for planning?
It is a report by a structural engineer, submitted with a planning application, explaining how a scheme will be built. It describes the existing and proposed structure, the construction method and the measures that will protect neighbours and historic fabric. Councils typically ask for one on basements, listed buildings and major alterations to existing buildings.
Which councils require a structural statement for a basement?
Several London boroughs with basement policies ask for structural information with applications, and some require a fuller Basement Impact Assessment as well. Requirements differ by council and change over time, so always check the current local validation checklist. We check this for you at the outset and confirm which documents your scheme needs.
Who can write a structural planning statement?
Councils generally expect it to be prepared by a suitably qualified structural or civil engineer, and some specify chartered status for basement work. The engineer should be familiar with the building type and the borough's policies. The statement must also be realistic, because the approach described at planning will need to be followed through in the detailed design.
How much does a structural planning statement cost?
Our structural planning statements start from £650 + VAT. Larger or more complex schemes, such as basements under terraced houses or substantial alterations to listed buildings, will cost more. We confirm a fixed fee in writing before any work starts, together with the turnaround, which is typically 10 working days.