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Haringey, London

Biodiversity net gain plans in Haringey

Haringey's validation list asks for a biodiversity net gain statement and metric on every scheme that is not exempt, and it dates the duty precisely: 12 Feb 2024 / 2 Apr 2024, the two start dates for larger and smaller developments. Larger schemes also need an urban greening assessment. Householder work is exempt. We quote a fixed price after a free constraints check.

Fixed quote after a free constraints check

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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on biodiversity net gain plans

    Seven steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Design options

      We model the house in Revit and show you options in 3D and plan, with the planning strategy and the precedents in your street.

    4. Design frozen

      You choose an option in writing. Nothing changes after this without your say.

    5. Independent check

      A second chartered technologist checks every sheet against the council's validation checklist and the policy. A senior review signs it off before anything is submitted.

    6. Submission

      We prepare the forms, certificates, fee and documents and submit through the Planning Portal.

    7. Officer liaison

      We answer the planning officer and make any amendments within five working days, at no charge until approval.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    Pencil resting on a dimensioned technical drawing beside a scale rule

    What Haringey's validation list asks for

    Haringey's local validation list requires a net gain statement or report, with the statutory metric calculation, for non-small sites from the first of the two national start dates and for small sites from the second. The council's recorded entry is 12 Feb 2024 / 2 Apr 2024, the same two dates. It states no local uplift above the statutory 10 per cent.

    The list also requires an Urban Greening Factor assessment for all major schemes. That is a London Plan tool, separate from net gain, that scores planting, green roofs and permeable surfaces on a different scale. Both need doing on a larger scheme, and they overlap, so the landscape design should serve both at once.

    We build one landscape layout and test it against both scoring systems before we finalise it, rather than designing for one and discovering the other fails.

    The dates matter for older schemes. An application made before the relevant start date is outside the regime altogether, and a later variation of such a permission stays outside it too. If you hold an older permission and are changing it, tell us the original decision date at the first call, because it may save you the whole plan.

    Rows of brick terraced houses and gardens on a residential street

    Local figures for Haringey

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Biodiversity Net Gain Statement/Report and statutory metric calculation required for non-small sites from 12 February 2024 and small sites from 2 April 2024 (Environment Act 2021); Urban Greening Factor assessment required for all majors. No local uplift above the statutory 10% stated.12 Feb 2024 / 2 Apr 2024—haringey.gov.uk, Haringey Local Validation List (planning validation checklist, effective 29 August 2024), pdf p.17, rows 'Biodiversity Net Gain Statement/Report' and 'Landscape Report'
    Green Belt share of the council area2 % of council area covered by green-belt polygons—planning.data.gov.uk
    Households living in a house38.9 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Domestic gardens share of land (GLUD 2005)26.6 % of land that is domestic garden (GLUD 2005)2005data.london.gov.uk
    Conservation areas33 named conservation areas published by the council—planning.data.gov.uk
    Article 4 directions25 Article 4 directions published by the council—planning.data.gov.uk
    Householder applications granted90.3 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Environment Act 2021 Sch 14 para 2, inserting Sch 7A TCPA 1990: 'relevant percentage' 10%10 %—legislation.gov.uk
    'Developments of 0.2 hectares or below': from 6 August 2026 BNG does not apply where the site area within the red line boundary is 0.2 ha or below0.2 ha—gov.uk
    Sch 7A para 9(3) as inserted: enhancement maintained for at least 30 years after completion30 years—legislation.gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Haringey
    Which application your project needsLawful Development Certificate decision: 8 weeks. Prior approval decision: 42 days. Householder decision: 8 weeksYour projectWithin permitted development?Lawful Development CertificatePrior approvalHouseholder applicationYesLarger rear extensionNoABC

    Which application your project needs

    The usual route for a house; flats and listed buildings follow other rules.

    A · Lawful Development Certificate decision
    8 weeks
    B · Prior approval decision
    42 days
    C · Householder decision
    8 weeks

    Haringey's mix: terraces in the east, suburbs in the west

    Haringey is a borough of contrasts. Only 38.9 per cent of households live in a house, much of the east is dense terraces and flats around Tottenham, and the west reaches the open edge of Highgate and Muswell Hill. Gardens cover 26.6 per cent of the land, and 2 per cent is Green Belt, a small sliver at the border.

    That shapes what a plan looks like. In the east the habitat is yard planting, boundary hedges and the odd street tree, and a green roof is often the practical answer. In the west plots are larger, and mature trees and old garden shrubs give a baseline worth protecting.

    Our new build drawings page explains how the building and landscape sheets are prepared together.

    Street trees and the borough's many mature garden trees also matter. In the metric an established tree is valued by its size and condition, so protecting one on the plot is usually the most economical way to keep the baseline whole. We mark every tree within reach of the works on the site plan, with root protection areas, before any layout is fixed.

    Conservation areas, Article 4 and local guidance

    Haringey has 33 conservation areas and 25 Article 4 directions, and it applies an Article 4 direction to houses in multiple occupation. The borough's guidance for House extensions in South Tottenham SPD (revised) also applies in part of the east.

    The borough's strategic policies date from 2,013 and are read together with its development management policies. For net gain, the validation list and the national rules set the requirements.

    We read the local list, the plan and the guidance together at the start. For the wider route to permission, our planning consultant service covers the whole application.

    Who needs a plan in Haringey

    Householder applications and permitted development are exempt. Sites of 0.2 hectares or below are exempt, and the de minimis rule excludes impacts below 25 square metres of habitat.

    Haringey granted 90.3 per cent of householder applications in the latest returns and decided 94.3 per cent in time. For those schemes the useful work is the exemption wording on the form, which we supply.

    Price and next step

    A plan has no list price. You receive a fixed quote after a free constraints check, which says whether the plan, the greening assessment or neither is needed.

    Our biodiversity net gain page covers the national rules, and the Haringey area page lists the other services we offer there.

    What you receive

    Planning drawing sheet for a rear extension with plans, elevations and sections
    Sample drawing. Planning drawings for a rear extension: plans, elevations and sections on one sheet set.
    Georgian brick terrace with sash windows, arched fanlight doorways, stone steps and iron railings in London
    The street around you
    Move across the plinth — the blocks rise around the pointer.

    Other services in Haringey

    Biodiversity net gain plans nearby

    Questions

    What are the dates in Haringey's validation list?

    The list records 12 Feb 2024 / 2 Apr 2024: the national start dates for larger and for smaller developments.

    Do I need an urban greening assessment as well?

    For all major schemes, yes. It is a separate London Plan tool, and we design one landscape layout to satisfy both.

    Is a house extension exempt in Haringey?

    Yes. Householder applications are exempt, though the form must still say so.

    How long is the gain kept?

    At least 30 years after completion.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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