Major Development Validation Requirements

Part Three

Major Development Validation Requirements

Local Validation List – Adopted 1st July 2017

1 / Correct Application Forms / Householder forms for householder development. / If separate self contained annex you should seek a full application. If proposal includes change of use,you should seek a full application.
2 / Applicant Details / Applicant details must be completed in full with both name and address. If agent is being used, address may be via agent, but applicant’s name is still required.
3 / Application Form Questions / All sections and questions must be answered. / N/a (Not applicable is acceptable as being answered). Please fill in as truthfully as possible as an incorrect answer may be a planning issue that needs to be dealt with later.
4 / Signed Application Form / Declaration must be signed and dated (within 21 days of receipt of application)
5 / Certificates / If the applicant is the sole owner of the site (and there are no long leases) then Certificate A must be completed.
If the applicant is not the owner of the site (or only owns part) and the applicant knows who owns the site (all the other parts) then Certificate B must be completed (see Notice Served below).
Certificate C must be completed if there is more than one owner and the applicant knows some, but not all, of the owners of the site (see notice served below).
Certificate D must be completed if the applicant does not own and does not know any of the owner(s) of the site (see notice served below). / Under section 65(5) of the Town and Country Planning Act 1990 the local planning authority must not entertain an application for planning permission unless the relevant certificates concerning the ownership of the application site have been completed. All applications for planning permission must therefore include the appropriate certificate of ownership. An ownership certificate A, B, C or D must be completed stating the ownership of the property. For this purpose an ‘owner’ is anyone with a freehold interest, or leasehold interest the unexpired term of which is not less than seven years. Ownership certificates must also be completed for applications for listed building consent, and conservation area consent for demolition (BUT NOT ADVERTISEMENT CONSENT)
6 / Agricultural Holdings Certificate / All agricultural tenants on a site must be notified prior to the submission of a planning application. Applicants must certify that they have notified any agricultural tenants about their application, or that there are no agricultural tenants on the site. The certificate is required whether or not the site includes an agricultural holding. It is incorporated into the standard application form, and must be signed in order for the application to be valid.
/ Applicant/Agent must delete those parts which are not appropriate and must sign and date.
7 / Notice Served / A notice must be served on all owners and / or published in the press in accordance with the instructions on the Certificate. / A copy of the Article 6 or 11 notice must be included in the application submission when served. Where certificates C or D have been completed, a copy of the article published in the newspaper must also be provided.
8 / Proposal Description / The description should refer only (in most cases) to the development within the red line and reflect the development proposed. / Please note preference is "Erection of a" and not use of "construction". Internal works or external alterations is not precise unless there is reference to a schedule of works as part of the application.
9 / CIL Form(s) / A completed, signed and dated CIL Additional Information form is required with every application (If considered CIL liable or not).
/ There are statutory processes relating to CIL and failure to provide CIL forms and supporting information in a timely manner could result in surcharges, penalties or full CIL Liability becoming immediately due.
10 / Site Location Plan / The GDPO requires applicants to submit “a plan which identifies the land to which the application relates”. This is interpreted as a location plan.
All applications must include copies of a location plan based on an up-to-date map. This should be at an identified standard metric scale (typically 1:1250 or 1:2500, but wherever possible the plan should be scaled to fit onto A4 or A3 size paper). Plans should identify sufficient named roads and/or buildings on land adjoining the application site to ensure that the exact location of the application site is clear. North should be clear.
The application site should be edged clearly with a red line. It should include all land necessary to carry out the proposed development – for example, land required for access to the site from a public highway, visibility splays, landscaping, car parking and open areas around buildings.
/ A blue line should be drawn around any other land owned by the applicant, close to or adjoining the application site.
A plan that shows a number of named roads is encouraged, but one named road may be sufficient.
11 / Site Plan/Block Plan / A site plan should be submitted. The site plan should be drawn at an identified standard metric scale (Not defined). It should accurately show
a. the direction of North
b. the proposed development in relation to the site boundaries and other existing buildings on the site, with written dimensions including those to the boundaries
and include the following, unless these would NOT influence or be affected by the proposed development:
c. all the buildings, roads and footpaths on land adjoining the site including access arrangements
d. all public rights of way crossing or adjoining the site
e. The extent and type of existing and proposed hard surfacing
f. The type and height of existing and proposed boundary treatment (e.g. walls and fences)
g. Landscape features with spot heights including public open space and areas for SuDS (If required)
h. The precise position of existing, and where appropriate, proposed vehicular accesses including written dimensions and visibility splays / The Block Plan/Site Plan shall be at a scale of 1.200 or 1.500 which includes the direction of north.
Key Dimensions are required under local validation requirements. These should be sufficient to help understand the plan online and/or if reproduced not to scale and should be between fixed points (Eg Not a tree or hedge that varies in size and grows). A scale bar may also be acceptable.
12 / Existing Elevation(s) / Existing elevations, showing clearly the proposed works in relation to what is already there, for any elevations that would be created or altered by the development proposal. These should indicate, where possible, the existing building materials and the style, materials and finish of windows and doors. Where an elevation adjoins another building or is in close proximity to it, the drawings should show the relationship between the two buildings and detail the positions of the openings on each property. / Existing elevation can be on same plan as proposed elevations if very clear on what is proposed and what is existing.
The right to refuse to accept combined drawings is reserved if the colouring and/or drawing technique is not sufficient to clear show the difference between existing and proposed.
13 / Proposed Elevation(s) / Proposed elevations, showing clearly the proposed works in relation to what is already there, for any elevations that would be created or altered by the development proposal. These should indicate, where possible, the proposed building materials and the style, materials and finish of windows and doors. Where a proposed elevation adjoins another building or is in close proximity to it, the drawings should show the relationship between the two buildings and detail the positions of the openings on each property. / The elevations drawing should be to a scale of 1.50 or 1.100 with the scale annotated and written dimensions on the plans showing the overall scale. Drawings should be numbered in a clear and logical way.
Key Dimensions are required under local validation requirements. These should be sufficient to help understand the plan online and/or if reproduced not to scale and should be between fixed points (Eg Not a tree or hedge that varies in size and grows). A scale bar may also be acceptable.
14 / Existing Floor Plan(s) / Floor plans for new development, and for existing buildings if altered by the proposed development.
These should highlight any existing walls or buildings that are to be demolished, where applicable. If the application relates simply to a change of use, and no development work is to be carried out, a floor plan may not be necessary. / Can be on same plan as proposed elevations if very clear on what is proposed and what is existing.
The right to refuse to accept combined drawings is reserved if the colouring and/or drawing technique is not sufficient to clear show the difference between existing and proposed.
16 / Proposed Floor Plan(s) / Floor plans for new development, and for existing buildings altered by the proposed development. These should highlight any existing walls or buildings that are to be demolished, where applicable. If the application relates simply to a change of use, and no development work is to be carried out, a floor plan may not be necessary. / These should explain the proposal in detail, showing: where existing buildings or walls are to be demolished, details of the existing building as well as those proposed for the development.
The floor plan drawing should be to a scale of 1.50 or 1.100 with the scale annotated and written dimensions on the plans showing the overall scale. Drawings should be numbered in a clear and logical way. Key Dimensions are required under local validation requirements. These should be sufficient to help understand the plan online and/or if reproduced not to scale and should be between fixed points (Eg Not a tree or hedge that varies in size and grows). A scale bar may also be acceptable.
17 / Existing and proposed Roof Plan / Roof plans for any roof that would be created or altered by the proposed development, showing the shape of the roof, its location, and specifying the roofing material to be used.
The drawing shall be to a scale of 1.50, 1.100 or 1.200 or 1.500 (where the roof plan is included in the block plan) with the scale annotated and written dimensions on the plans showing the overall scale. Drawings should be numbered in a clear and logical way. / Can be on same plan if very clear on what is proposed and what is existing.
The right to refuse to accept combined drawings is reserved if the colouring and/or drawing technique is not sufficient to clear show the difference between existing and proposed.
Key Dimensions are required under local validation requirements. These should be sufficient to help understand the plan online and/or if reproduced not to scale and should be between fixed points (Eg Not a tree or hedge that varies in size and grows). A scale bar may also be acceptable.
18 / Existing and Proposed Levels / For householder, where there is a change in levels (normally exceeding 500mm), details of levels need to be provided. / Changes in levels can be shown on the elevations and/or spot levels can also be shown on the Block Plan, including roof heights.
If separate plan must be to scale and include key dimensions.
19 / Existing/
Proposed Site Sections / Existing and proposed site sections and finished floor and site levels, where a change is proposed. / These should show: how the proposed development relates to existing site levels and adjacent development (with levels related to a fixed datum point off site); details of existing and proposed foundations and eaves where a change is proposed; and how encroachment onto adjoining land is to be avoided.
20 / COPY - OS Copyright Acceptable / OS Plans if illegally copied will not be accepted. Architect plans may also be copyright to the architect and if copied should have appropriate permission.
21 / PLST - Planning Statement / A requirement for All major applications, departures to the development plan and proposals to vary or remove a condition.
Planning statements shall set out:-
1) The context and background to the application
2) Their interpretation of national and local planning policies.
3) Where the proposal would be a departure from the development plan the applicant should set out those material considerations they consider justifies the departure. / This might also be combined with other documents such as D&A, Section terms, landscape assessments. A planning statement can be set aside as a requirement if its requirements are covered by other documents and statements.
22 / D&A - Design & Access Statement / A design and access statement is required for all development:-
Except NOT Needed if....
a) engineering/mining operations
b) Development of an existing dwellinghouse, or development within the curtilage of a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse, where no part of that dwellinghouse or curtilage is within a designated area
c) A material change in the use of land or buildings (unless it involves operational development)
d) Extensions to the time limits for implementing existing planning permissions
e) Development of an existing flat for any purpose incidental to the enjoyment of the flat as such, where no part of that flat is within a designated area
f) The extension of an existing building used for non-domestic purposes where the floorspace created by the development does not exceed 100 square metres and where no part of the building or the development is within a designated area.
g) The erection, construction, improvement or alteration of a gate, fence, wall or other means of enclosure, up to 2m high or the height of the existing means of enclosure, whichever is the higher, where no part of the building or the development is within a designated area or the curtilage of a listed building
h) Development on operational land consisting of the erection of a building or structure up to 100 cubic metres in volume and 15m in height and where no part of the development is within a designated area
i) The alteration of an existing building where the alteration does not increase the size of the building and where no part of the building or the development is within a designated area
j) The erection, alteration or replacement of plant or machinery where, as a result of the development, the height of the plant or machinery would not exceed the greater of 15 metres above ground level, or the height of the original plant or machinery, and where no part of the development is within a designated area; or
k) Development of land pursuant to section 73 (determination of applications to develop land without conditions previously attached) of the Town and Country Planning Act 1990 / Design and access statements are also not required for applications relating to advertisement control, tree preservation orders or storage of hazardous substances. Neither are they required for applications for prior approval for proposed development, or non-material amendments to existing planning permissions.
Design and access statements are required for applications for listed building consent.
As a minimum a Design and Access Statement must explain the design principles relating to; environmental sustainability, movement to, from and within the development, character, community safety, the policy or approach adopted as to access, how any specific issues which might affect access to the development have been addressed and how features which ensure access to the development are to be maintained.
Note: In this context, “designated area” means a World Heritage Site or a conservation area.
23 / Correct Fee / An application will not be valid without the correct fee being paid.
24 / Flood Risk Assessment / Minor and Other
a) Flood Risk Assessment –required for planning applications where the site area is 1 hectare or more in Flood Zone 1
b) And required for all planning applications for new developments (excluding extensions at first floor or above) located in Flood Zones 2 and 3.
c) Development in areas shown on surface water flood maps.
/ A Flood Risk Assessment (FRA) must demonstrate:
a) whether any proposed development is likely to be affected by current or future flooding from any source;
b) that the development is safe and where possible reduces flood risk overall;
c) whether it will increase flood risk elsewhere; and
d) the measures proposed to deal with these effects and risks;
e) design which reduces flood risk to the development itself and elsewhere, by incorporating sustainable drainage systems and where necessary, flood resilience measures; and identifying opportunities to reduce flood risk, enhance biodiversity and amenity, protect the historic environment and seek collective solutions to managing flood risk;
f) how surface water flows will be reduced back to equivalent greenfield rates
25 / Sustainable Urban Drainage (SUDs) / Sustainable Drainage Systems (SuDs) are required for all applications for major development (i.e. development of more than 10 dwellings (or 0.5 hectares for residential development where the number of dwellings is unknown) for the creation of more than a 1000 square metres of floor space and where the site is greater than 1 hectare).
For the purpose of validation, if SuDs are required, SuDs measures must be shown on all relevant plans submitted, in order to demonstrate how SuDs integrate with planned public open spaces, landscaping, roads, trees and buildings. Plans should identify multifunctional SuDs e.g. those which enhance biodiversity or improve water quality.