As part of the drive to provide a quicker, more predictable and efficient planning service, the Government is introducing a new Standard Application Form for use when submitting planning applications. In the past application forms had varied from one Authority to another, but the new standard form will ensure that there is consistency throughout the Country.
Alongside this, and to support the use of the new Standard Application Form, the Government has also introduced new requirements for the validation of planning applications by Local Planning Authorities. The purposes of these new validation arrangements is to provide a guide to the information that may be required when submitting an application; to enable the Local Planning Authority to provide applicant’s with certainty as to the information required; and to enable the Local Planning Authority to have all the necessary information to determine the application.
The new validation measures comprise two sets of checklists
The National List sets out basic minimum requirements in respect of the information required to accompany an application. The Local List is tailored to the circumstances in High Peak and addresses issues that are of particular local concern.
Applications for planning permissions and other types of development consents must comply with both sets of requirements in order for them to be validated. In some cases the Council may still request further information once the application has been validated, and it will still be possible for an application to be refused on grounds of insufficient information. However we hope that the local lists will ensure the most important information is provided at the outset of an application.
If you are in any doubt as to what information is required to accompany your application, you should first contact the Planning support team on 0845 129 7777
If you have any comments on this document, please
The Development Control Business Manager,
Planning & Development Services,
Municipal Buildings,
Glossop,
Derbyshire
SK13 8AF.
Comments should be made by 11 April 2008.
The Government wishes to encourage applicants to submit applications electronically wherever possible, as this provides opportunities for streamlining procedures and thereby reducing costs. However applicants will retain the option of submitting paper versions of the form. In that event, the GDPO 1995 requires that the original standard application form along with three additional copies be submitted (four sets of forms in all). An applicant may be requested by the local planning authority to submit more than three copies, but three copies is the statutory requirement for a valid application.
All of the relevant questions should be answered on that are on the application form. Application forms that are incorrectly completed or incomplete will not be accepted. Incorrect or incomplete information will result in a delay to the application being validated and progressed.
It is sometimes necessary to submit two or more applications for the same development. For example, to apply to partially demolish, extend or alter a listed building it may be necessary to submit two individual applications – a planning application and a listed building consent application. It should be noted that these are separate applications and it is necessary to submit the appropriate number of copies of forms, plans and documents for each of the applications. (This is when submitting paper versions of the application. If you are submitting your application electronically via the Planning Portal then two applications will be made for you automatically).
All applications must include copies of a location plan based on an up-to-date map. This should be at a scale of 1:1250 or 1:2500. The GDPO 1995 requires three copies (unless submitted electronically). In exceptional circumstances plans of other scales may also be required. Plans should wherever possible show at least two named roads and surrounding buildings. The properties shown should be numbered or named to ensure that the exact location of the application site is 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.
National Requirements - Copies of the site plan should be submitted. The legislation requires three copies (unless submitted electronically). The site plan should be drawn at a scale of 1:500 or 1:200 and should accurately show:
In addition, other plans should be submitted (dependent on the type of application – refer to the relevant validation requirements list for specific requirements) and may include:
Block plan of the site (e.g. at a scale of 1:100 or 1:200) showing any site boundaries. Copies of plans should show: any site boundaries; the type and height of boundary treatment (e.g. walls, fences etc); the position of any building or structure on the other side of such boundaries
Existing and proposed elevations (for example, at a scale of 1:50 or 1:100) These should be drawn to a scale of 1:50 or 1:100 and show clearly the proposed works in relation to what is already there. All sides of the proposal must be shown and these should indicate, where possible, the proposed building materials and the style, materials and finish of windows and doors. Blank elevations must also be included, if only to show that this is in fact the case. Where a proposed elevation adjoins another building, or is in close proximity, the drawings should clearly show the relationship between the buildings, and detail the positions of the openings on each property.
Existing and proposed floor plans (e.g. at a scale of 1:50 or 1:100) These should be drawn to a scale of 1:50 or 1:100 and should explain the proposal in detail. Where existing buildings or walls are to be demolished these should be clearly shown. The drawings submitted should show details of the existing building(s) as well as those for the proposed development. New buildings should also be shown in context with adjacent buildings (including property numbers where applicable).
Existing and proposed site sections and finished floor and site levels (e.g. at a scale of 1:50 or 1:100) Such plans drawn at a scale of 1:50 or 1:100 should show a cross section(s) through the proposed building(s). In all cases where a proposal involves a change in ground levels, illustrative drawings should be submitted to show both existing and finished levels to include details of foundations and eaves and how encroachment onto adjoining land is to be avoided.
Full information should also be submitted to demonstrate how proposed buildings relate to existing site levels and neighbouring development. Such plans should show existing site levels and finished floor levels (with levels related to a fixed datum point off site) and also show the proposals in relation to adjoining buildings. This will be required for all applications involving new buildings. In the case of householder development, the levels may be evident from floor plans and elevations, but particularly in the case of sloping sites it will be necessary to show how proposals relate to existing ground levels or where ground levels outside the extension would be modified. Levels should also be taken into account in the formulation of design and access statements.
Roof plans (e.g. at a scale of 1:50 or 1:100) A roof plan is used to show the shape of the roof and is typically drawn at a scale smaller than the scale used for the floor plans. Details such as the roofing material, vents and their location are typically specified on the roof plan.
Under section 65(5) of the Town and Country Planning Act 1990, read in conjunction with Article 7 of the GDPO, 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 except for approval of reserved matters must 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 7 years. In addition, where Ownership Certificates B, C or D have been completed, notice(s) as required by Article 6 of the Town and Country Planning (General Development Procedure) Order 1995.
Certificate A – Complete this if you are, at the beginning of a period 21 days before the date of the submission of the application, the owner of all of the land to which the application relates. If you are not the sole owner of the land to which the application relates then you will need to complete Certificates B C or D. This includes situations where development abuts or simply overhangs the boundary with the adjoining property/land.
Certificate B – You will need to serve Notice, at the beginning of a period 21 days before the date of the submission of the application, on every person who was the owner of any part of the land to which the application relates. The names and addresses on whom notice has been served should be provided with the application.
Certificate C – Complete this if you know some of the owners of the land to which the application relates, but not all of them. You will need to comply with all those matters required by both Certificate B and D.
Certificate D – Complete this if you know none of the owners of the land to which the application relates. You will need to specify what steps you have undertaken to find the owners, for example planning history and land registry enquiries/searches. You will also need to advertise the application in a local newspaper not earlier than the beginning of the period 21 days ending with the date of submission of the application. A copy of the advert should be included with the application.
This certificate is required whether or not the site includes an agricultural holding. All agricultural tenants must be notified prior to the submission of the application. This certificate is not required if the applicant is making an application for reserved matters, renewal of temporary planning permission, discharge or variation of conditions, tree preservation orders, or express consent to display an advertisement.
A schedule of fees is available on the Planning pages of our website. A fee calculator is available on the Planning Portal website. If you are uncertain of the fee that is payable on any application please contact the Planning Support team prior to the submission of the application.
A Design and Access Statement must accompany applications for both outline and full planning permission unless they relate to one of the following: A material change of use of land and buildings, (unless it also involves operational development); Engineering or mining operations; Householder developments. However, statements are required for applications where any part of a dwelling house or its curtilage fall within one of the following designated areas:
A design and access statement is a short report accompanying and supporting a planning application that should seek to explain and justify the proposal in a structured way. The level of detail required in a design and access statement will depend on the scale and complexity of the application, and the length of the statement will vary accordingly. The design and access statement should cover both the design principles and concepts that have been applied to the proposed development and how issues relating to access to the development have been dealt with. A design and access statement should be proportionate to the complexity of the application, but need not be long. What is required in a design and access statement is set out in article 4C of the GDPO and Department for Communities and Local Government Circular 01/06 – Guidance on Changes to the Development Control System.
Applications for listed building consent will also be required to be accompanied by a design and access statement. In particular, such a statement should address:
The High Peak Local Plan requires the provision of affordable housing within residential developments above a certain size (as set out in the Development plan). Where affordable housing is being provided as part of an application, we require information concerning both the affordable housing and any market housing. This should include the following:
If different levels or types of affordability or tenure are proposed for different units this should be clearly and fully explained. The affordable housing statement should also include details of any Registered Social Landlords acting as partners in the development. Affordable Housing Statements will not normally be required for development proposals of less than 15 units or 5 units in rural areas.
Further advice is available within the Saved High Peak Local Plan and the accompanying Supplementary planning Document Housing Need in High Peak
Where a proposed development may have possible impacts on wildlife and biodiversity, information should be provided on existing biodiversity interests and possible impacts on them to allow full consideration of those impacts. There are two main circumstances where this applies:
Applicants will be required to submit information tailored to size and location of the development concerned. High Peak contains a number of Special Protection Areas and Special Areas of Conservation. Particular care should be taken in respect of development near these European designations.
Designated sites are shown on the Development Plan Proposals map. Further information is contained within Planning Policy Statement 9: Biodiversity and Geological Conservation. Additional advice can also be obtained from Derbyshire Wildlife Trust or Natural England.
The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (SI 1999 No. 293) require a developer to prepare an Environmental Statement (required for Schedule 1 projects and for some Schedule 2 projects) to enable the Council to give proper consideration to the likely environmental effects of a proposed development. Where EIA is required, an Environmental Statement in the form set out in Schedule 4 to the regulations must be provided. Where EIA is not required, the local planning authority may still require environmental information to be provided. If you are in doubt as to whether your proposal would require the submission of an Environmental Impact Assessment, you may submit a ‘screening opinion’ to the Local Planning Authority prior to submitting your application.
An application should be accompanied by an assessment of the need for the proposal where this would be in an edge of centre or out of centre location, and where it is not in accordance with an up to date development plan document strategy. Evidence should also be provided to show that there are no sequentially preferable sites. In accordance with development plan policy such information should be provided with retail proposals of more than 500 sqm
Further policy advice on the policy tests for town centre uses is provided in Planning Policy Statement 6: Planning for Town Centres (March 2005).
At the planning application stage, an appropriate Flood Risk Assessment (FRA) may be required to demonstrate how flood risk from all sources of flooding to the development itself and flood risk to others will be managed now and taking climate change into account. Planning applications for development proposals of 1 hectare or greater in Flood Zone 1 and all proposals for new development located in Flood Zones 2 and 3 should be accompanied by a Flood Risk Assessment (FRA). This should identify and assess the risks of all forms of flooding to and from the development and demonstrate how these flood risks will be managed, taking climate change into account. For major developments in Flood Zone 1, the FRA should identify opportunities to reduce the probability and consequences of flooding.
The FRA should be prepared by the developer in consultation with the Local Planning Authority and where necessary, the Environment Agency. The FRA should form part of an Environmental Statement when one is required by the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended. Planning Policy Statement 25: ‘Development and Flood Risk (December 2006) provides comprehensive guidance for both local planning authorities and applicants in relation to the undertaking of flood risk assessments and the responsibilities for controlling development where it may be directly affected by flooding or affect flooding elsewhere. The Environment Agency’s Flood Risk Standing Advice can be viewed here (External website**).
A Heritage Statement may be required when alterations are being made to a Listed Building, or where the application site is close to existing listed structures, historic parks and gardens, or Scheduled Ancient Monuments. It may take the form of plans and photographic records showing the historic features that may exist, along with any accompanying written evidence. If you are in doubt whether such a statement is required, you should contact a member of our Conservation Team.
The High Peak contains a number of scheduled ancient monuments which are designated primarily for their archaeological interest. If an application affects such a site an applicant may need to commission an assessment of existing information and submit the results as part of the application in accordance with policy advice in Planning Policy Guidance Note 15 ‘Planning and the Historic Environment’, (September 1995) paragraphs 3.16 to 3.19. For archaeological remains, advice is provided in Planning Policy Guidance Note 16 ‘Archaeology and Planning’ (November 1990) section B, paragraphs 18 to 26.
Applications for residential development on land which was last used for general industry (Use Class B2) or Storage and Distribution (Use class B8) must be accompanied by a contamination assessment. This is because the legacy of past industrial processes often has severe implications for residential use.
Other new development, particularly those on brownfield sites, may need to be accompanied by a land contamination assessment which should include an extended assessment of contamination in line with Planning Policy Statement 23 ‘Planning and Pollution Control’ (November 2004). Where contamination is known or suspected or the proposed use would be particularly vulnerable, the applicant should provide such information with the application as is necessary to determine whether the proposed development can proceed. Further advice on Contaminated Land is available from our Environmental Health team.
Applications for Major Developments (10 or more dwellings or commercial/industrial schemes of over 0.5ha) must be accompanied by indicative details of hard and soft landscaping. Full details, including details of levels, paving treatment and materials, plant species, densities and size of specimens at planting will usually be governed by condition. These details should also include proposals for long-term maintenance and landscape management.
Applications for outdoor sports provision which involve external illumination must be accompanied by a lighting assessment. This should include details of the proposed external lighting, the hours of use, when the lighting would be switched on, and a layout plan encompassing the proposed beam orientation.
Proposals involving the provision of external illumination in the vicinity of residential development, a Listed Building or Conservation Area, or open countryside, may also need to be accompanied by a Lighting Assessment. This will be requested as part of the application process as required.
Planning consent is not normally given for development of existing open spaces which local communities need. For development within open spaces, application proposals should be accompanied by plans showing any areas of existing or proposed open space within or adjoining the application site. In the absence of a robust and up-to-date assessment by a local authority, an applicant for planning permission may seek to demonstrate through an independent assessment that the land or buildings are surplus to local requirements and any such evidence should accompanying the planning application. Government planning policy is set out in Planning Policy Guidance note 17: Planning for open space, sport and recreation (July 2002)
Applications for development which involves changes to parking arrangements must provide details of existing and proposed parking provision and access arrangements. These details should be shown on an appropriately scaled site layout plan.
These provide useful background information and can help to show how large developments can be satisfactorily integrated within the street scene. Photographs must be provided on certain types of application – such as development affecting a conservation area or a listed building. If a photomontage has been produced to an identifiable scale, the scale should be clearly stated.
Planning obligations (or “section 106 agreements”) are private agreements negotiated between Local Planning Authority and persons with an interest in a piece of land (or “developers”), and are intended to make acceptable development which would otherwise be unacceptable in planning terms.
The Borough Council will require any proposal involving affordable housing (usually those with 15 or more dwellings) and any Major Development to be accompanied by a draft s.106 Obligation setting out the proposed Heads of Terms. Further advice on planning obligations can be found in Circular 05/2005.
A planning statement identifies the context and need for a proposed development and includes an assessment of how the proposed development accords with relevant national, regional and local planning policies, and often a written justification for the proposed development. It may also include details of consultations with the local planning authority and wider community/statutory consultees undertaken prior to submission. However, in some circumstances a separate statement on community involvement may also be appropriate.
In instances where a marketing exercise has been undertaken, or the applicant is seeking to secure enabling development, the relevant supporting documentation should be included wherever possible within the Planning Statement. If necessary, a separate Planning Statement can be submitted setting out this justification.
Applications for agricultural Buildings must be accompanied by a planning statement that addresses the agricultural position at the site.
In order to accord with relevant policies in the Development Plan, such buildings should, amongst other things, be essential to the efficient working of the rural economy. It is therefore necessary to submit information which demonstrates that the proposed building is essential in the location. The statement should include the following information:
A structural survey will be required for all barn conversions and similar conversions in the countryside, irrespective of their apparent structural condition, in order to demonstrate that the building is capable of conversion without complete or substantial rebuilding, to ensure that appropriate working methods are employed to safeguard the fabric of the building.
A structural survey may also be required where demolition works are proposed. Where necessary, the survey should be accompanied by appropriate photographs of the building. In instances where the building has already been converted, but the use is changing, a statement confirming that no internal or external alterations are to be undertaken can be submitted in lieu of a Structural Survey.
Information to support an application for Telecommunications Development should be in accordance with Annex F of the Code of Best Practice on Mobile Phone Network Development, and will be required for all telecommunications applications, including prior notifications. This information will help to ensure that the mobile phone infrastructure is developed in a strategic way that minimise the impact on the environment.
Planning Policy Guidance 13 ‘Transport’ (March 2001) advises that a Transport Assessment (TA) should be submitted as part of any planning application where the proposed development has significant transport implications. The coverage and detail of the TA should reflect the scale of the development and the extent of the transport implications of the proposal.
For smaller schemes the TA should simply outline the transport aspects of the application, while for major proposals, the TA should illustrate accessibility to the site by all modes of transport, and the likely modal split of journeys to and from the site. It should also give details of proposed measures to improve access by public transport, walking and cycling, to reduce the need for parking associated with the proposal, and to mitigate transport impacts. Further guidance will be found in Guidance on Transport Assessment, published by the Department for Transport (March 2007). Where an application has transport implications, the Transport Assessment Verification form (see Appendix B) should be completed and applications should only be submitted in accordance with the specified requirements.
A travel plan should be submitted alongside planning applications which are likely to have significant transport implications. A (draft) travel plan should outline the way in which the transport implications of the development are going to be managed in order to ensure the minimum environmental, social and economic impacts. The (draft) travel plan should have a strategy for its implementation that is appropriate for the development proposal under consideration. It should identify the travel plan coordinator, the management arrangements for the plan – e.g. a steering group and the development timetable.
The strategy should also include activities for marketing and promoting the plan to occupiers, users, visitors and residents of the site. In relation to proposals requiring a Travel Plan or Travel Plan Framework applicants need to ensure that this has been agreed prior to registration of the application. Unless there is agreement on the form and content of a Travel Plan then the application will not be validated.
In some cases, for example where only Minimalist Travel Plans are required, it may be possible to agree the content of the Travel Plan after the granting of consent. Unless the principle of a Minimalist Travel Plan has been agreed in writing with the County Council the application will not be validated. If you are in any doubt as to the need for a Travel Plan, you should contact the Local Highways Officer at Derbyshire County Council on 01629 580 000
Where there are preserved trees within the application site, or on land adjacent to it that could influence or be affected by the development (including street trees), information will be required on which trees are to be retained and on the means of protecting these trees during construction works. This information should be prepared by a suitably qualified and experienced arboriculturalist.
Full guidance on the survey information, protection plan and method statement that should be provided with an application is set out in the current BS5837 ‘Trees in relation to construction – Recommendations’. Using the methodology set out in the British Standard should help to ensure that development is suitably integrated with trees and that potential conflicts are avoided.
Details of the position and design of ventilation and extraction equipment, including odour abatement techniques and acoustic noise characteristics, will be required to accompany all applications for the use of premises as a hot food take away.
This information may also be required for restaurants and pubs plus significant retail, business, industrial or leisure or other similar developments where substantial ventilation or extraction equipment is proposed to be installed. Plans, elevational drawings and details of external materials will be required for all external flues and equipment.
The following information does not form part of the ‘Local List’ of items that must be provided if an application is to be validated. However the Council may request that this information be provided as part of the application process.
Where the development proposed could give rise to Air Quality concerns either as a result of the development itself, or to future occupiers of the development then the District Council may require the submission of an Air Quality Assessment.
The need for such an Assessment will be dependant upon the nature of the development proposed. Where the development is proposed inside, or adjacent to an air quality management area (AQMA), or where the development could in itself result in the designation of an AQMA or where the grant of planning permission would conflict with, or render unworkable, elements of a Local Authority’s air quality action plan, applications should be supported by such information as is necessary to allow a full consideration of the impact of the proposal on the air quality of the area. Further advice is available in Planning Policy Statement 23: Planning and Pollution Control. (November 2004)
A foul sewerage assessment should include a description of the type, quantities and means of disposal of any trade waste or effluent, or that which may result as a consequence of other forms of new development, including residential. All new buildings need separate connections to foul and storm water sewers.
If an application proposes to connect a development to the existing drainage system then details of the existing system should be shown on the application drawing(s). It should be noted that in most circumstances surface water is not permitted to be connected to the public foul sewers. The use of soakaways will require satisfactory percolation tests to have been undertaken. If the proposed development results in any changes/replacement to the existing system or the creation of a new system, scale plans of the new foul drainage arrangements will also need to be provided. This will include a location plan, cross sections/elevations and specification.
Drainage details that will achieve Building Regulations Approval will be required. If connection to any of the above requires crossing land that is not in the applicant’s ownership, other than on a public highway, then notice may need to be served on the owners of that land. Such Assessments will not normally be required on schemes of less than 10 units.
Application proposals that raise issues of disturbance or are considered to be a noise sensitive development in what are considered noise sensitive areas should be supported by a noise impact assessment prepared by a suitably qualified acoustician. Further guidance is provided in Planning Policy Guidance note 24: Planning and Noise (September 1994).
In some cases, where a development is acceptable in principle in noise terms, the Council may attach conditions to a permission requiring noise measurements to be taken after a development has been brought into use and any appropriate noise measures to be implemented in accordance with details to be submitted and approved.
Further guidance is provided in PPG 24: Planning and Noise.
Applications may need to be supported by a statement setting out how the applicant has complied with the requirements for pre-application consultation set out in the Local Planning Authority’s adopted Statement of Community Involvement (SCI) and to demonstrate that the views of the local community have been taken into account in the formulation of development proposals. Further guidance on Statements of Community Involvement is available in Chapter 7 of Creating Local Development Frameworks: A Companion Guide to PPS12 (November 2004).
A utilities statement should include how an application connects to existing utility infrastructure systems. Most new development requires connection to existing utility services, including electricity and gas supplies, telecommunications and water supply, and also needs connection to foul and surface water drainage and disposal.
Two planning issues arise; firstly, whether the existing services and infrastructure have sufficient capacity to accommodate the supply/service demands which would arise from the completed development, and secondly, whether the provision of services on site would give rise to any environmental impacts, for example, excavations in the vicinity of trees or archaeological remains. Utilities statement will not normally be required on schemes of less than 10 units. When required, the Statement should demonstrate:
Proposed new development should be supported by site waste management plans of the type encouraged by the code of practice published by the DTI in 2004 ‘Site Waste Management Plans: guidance for construction contractors and clients’. These do not require formal approval by planning authorities, but are intended to encourage the identification of the volume and type of material to be demolished and/or excavated, opportunities for the reuse and recovery of materials and to demonstrate how off-site disposal of waste will be minimised and managed.
Such Plans may also be used to demonstrate how refuse provision will be accommodated within an application site, particularly where new residential development is proposed. All schemes for 10 or more residential units will be expected to demonstrate how refuse collection will be catered for.
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