Validation Guide: A guide to submitting Planning Applications (National and Local Requirements)
8.0 Supporting documents – Local list requirements
8.1 Heritage Statement
8.1.1 A heritage statement should set out the historical, architectural or archaeological significance of the building, monument or structure (generally known as a heritage asset). The heritage statement should be used as a starting point when developing the proposed changes to the site. It should consider the impact of the proposal on the heritage asset. Chapter 16 of the NPPF requires you to assess the impact of a development on any heritage assets affected by proposed development.
8.1.2 The level of detail required will depend on the nature of the development and the significance of the building, monument or structure. To help support you in writing a heritage statement you can use our heritage statement template.
8.1.3 The following applications will require a supporting heritage statement:
- All listed building consent applications
- Planning applications affecting any of the following, or their setting:
- Listed buildings
- Conservation areas
- Scheduled ancient monuments
- Registered parks and gardens
- Proposals affecting non-designated heritage assets. (these are currently not mapped on our system; if during the application process it is determined that the proposal would affect a non-designated heritage asset then a Heritage Statement would be required)
8.1.4 You can find out whether any of the above constraints apply to your property/ site by using our interactive mapping tool: My Central Bedfordshire - Central Bedfordshire Council search for your address/ site using the postcode. Then on the my maps tab you can view listed buildings under the planning control category and conservation area, scheduled ancient monuments and registered parks and gardens under the Adopted Local Plan category.
8.1.5 Heritage statements should:
- Assess the heritage significance – include evidence of the importance of the heritage asset, such as maps, photos or documents. Give details about its history and role in the local area
- Assess the impact – explain how the proposed works will affect the heritage asset and its setting. Including drawings, photos and maps to explain the impact of the works on the building/ area/ structure
- Set out any mitigation – explain what measures will be taken to preserve the heritage asset and its setting. You need to demonstrate that the works would not harm the heritage asset or its setting. Include details of materials and construction techniques, as these could affect the heritage asset.
8.1.6 For further information you can visit statements of heritage significance and good practice guidance on the setting of heritage assets on the Historic England website.
8.2 Ecology/ Trees Checklist
8.2.1 Chapter 15 of the NPPF requires planning policies and decisions to contribute to and enhance the natural and local environment. Policy EE3 of the Local Plan sets out that important habitats and sites of geological and geomorphological interest will be protected, maintained and enhanced.
8.2.2 An ecology and trees checklist shall be submitted with all applications. The checklist will identify whether further assessments/ reports are required in support of your application. Without the completed checklist your application will not be validated.
8.2.3 Where a requirement for further surveys/ reports are identified through the checklist these should be submitted with your application. They should be submitted as separate documents and clearly labelled. Without this information your application will not be validated.
8.2.4 Likely additional information required alongside the checklist:
- Ecology Report
- Tree Report
- Tree survey
- Tree Protection Plan
- Arboricultural Method Statement
8.2.5 Please refer to the checklist for more information on how to complete and requirements of additional surveys.
8.3 Sustainability Statement
8.3.1 Chapter 14 of the NPPF explains that the planning system should support the transition to a low carbon future in a changing climate. It states that Plans should take a proactive approach to mitigating and adapting to climate changes. Paragraph 162 states that in determining applications local planning authorities should expect new development to: comply with any development plan policies on local requirements for decentralised energy supply; and take account of landform, layout, building orientation, massing and landscaping to minimise energy consumption.
8.3.2 Policy CC1 of the Local Plan requires that all new development, including any change of use are designed to: increase its resilience to climate change; take full advantage of opportunities to incorporate renewable energy technologies; reduce carbon emissions; and achieve a higher water efficiency standard of 110 litres per person per day.
8.3.3 As stated in Policy CC1, all major development of 10 or more dwellings, or 1000sqm or more of non-domestic and commercial uses, must provide a Sustainability Statement. This must be a separate document and clearly labelled. The statement will be required to demonstrate the following:
- A reduction in carbon dioxide emissions by at least 10%, based on emissions rates determined by Part L of the Building Regulations applicable at the time of the application;
- How opportunities to use renewable and low carbon sources have been maximised;
- The minimisation of water usage to achieve the higher water efficiency standard of 110 litres per person per day as a minimum for residential development and the BREEAM 'very good' standards for water efficiency for all other development;
- A water sensitive approach to the design and the incorporation of measures, such as grey water recycling and water butts, that further promote water efficiency and aim to achieve water neutrality;
- How the performance gap between built and designed energy use will be negated; and
- Incorporate adaption measures to achieve flood resilience to impacts of climate change.
8.3.4 As required by Policy CC1, all major developments will also be required to submit a post construction verification report to confirm that the development has been delivered to the approved specification.
8.3.5 Without this information, your application will not be validated.
8.4 Householder/Minor Sustainability Checklist
8.4.1 Chapter 14 of the NPPF explains that the planning system should support the transition to a low carbon future in a changing climate. It states that Plans should take a proactive approach to mitigating and adapting to climate changes. Paragraph 162 states that in determining applications local planning authorities should expect new development to: comply with any development plan policies on local requirements for decentralised energy supply; and take account of landform, layout, building orientation, massing and landscaping to minimise energy consumption.
8.4.2 Policy CC1 of the Local Plan requires that all new development is designed to: increase its resilience to climate change; take full advantage of opportunities to incorporate renewable energy technologies; reduce carbon emissions; and achieve a higher water efficiency standard of 110 litres per person per day.
8.4.3 A householder/ minor sustainability checklist must be submitted with all householder and minor planning applications. In line with Chapter 14 of the NPPF and Policy CC1 of the Local Plan, this ensures all new development including smaller developments are designed taking account of climate change and reduction in energy consumption. Your application will not be validated without the completed checklist being submitted.
8.4.4 Section 12 of the Design Guide also contains lots of useful information on sustainability and how measures can be incorporated into developments.
8.4.5 For further information on how the Council are tackling climate change and our strategy, visit Climate change - tackling it and our strategy | Central Bedfordshire Council
8.5 Flood Risk Assessment
8.5.1 Chapter 14 of the NPPF requires in paragraph 173 and 174 that local planning authorities should ensure that flood risk is not increased elsewhere through developments. Where appropriate applications should be supported by a site-specific flood-risk assessment. Whilst applications for some minor development, householders, small non-residential extensions (footprint less than 250m2), and changes of use should not be subject to the sequential or exception tests they should still meet the requirements for site-specific flood risk assessments.
8.5.2 Major developments should incorporate sustainable drainage systems unless there is clear evidence that this would be inappropriate.
8.5.3 Local Plan Policy CC3 sets out that a site-specific flood risk assessment will be required for any site within 20m of any watercourse (including those not shown on the Environment Agency Flood Maps), or within an area at high risk from surface water flooding.
8.5.4 A flood risk assessment must be submitted with the applications that meet the following criteria:
- If any part of the development is located within flood zones 2 or 3;
- If the site is larger than 1ha and is located within flood zone 1
8.5.5 What are flood zones?
Some areas are at higher risk of flooding than others. The Environment Agency categorises areas into different flood zones, depending on the probability of flooding. The flood zones are as follows:
|
Zone 1 |
Low probability |
Less than 1 in 1000 chance of a flood occurring each year (this includes everywhere that isn't in any other flood zones) |
|
Zone 2 |
Medium probability |
Between 1 in 100 and 1 in 1000 annual probability of river flooding; Between 1 in 200 and 1 in 1000 annual probability of sea flooding; 1 in 1000 chance of a flood occurring each year |
|
Zone 3a |
High probability |
1 in 100 or greater annual probability of river flooding; 1 in 200 or greater probability of sea flooding |
|
Zone 3b |
Functional floodplain |
Land where water has to flow or be stored in times of flood; Not marked separately on the flood risk maps |
8.5.6 To find out what flood zone your development is in, and to get flood risk information for planning you can visit Flood map for planning - GOV.UK (flood-map-for-planning.service.gov.uk)
8.5.7 If you are required to submit a Flood Risk Assessment, your application will not be validated without one.
8.6 Parking Plan
8.6.1 Policy T2 of the Local Plan sets out that development must have regard to the car parking standards set out in the Design Guide and more recently the Parking Standards for New Developments SPD.
8.6.2 A parking plan is required with all applications where the proposal would affect parking and/ or will require additional parking provision. This includes householder applications where the number of bedrooms are increasing. Further information in relation to the required parking provision can be found in the Parking Standards for New Developments SPD
8.6.3 A parking plan must be submitted as a separate document and be clearly labelled. It must show the existing and proposed vehicle parking in accordance with the dimensions and requirements set out in the Parking Standards for New Developments SPD
8.6.4 If the development would affect parking or additional parking provision is required and a parking plan is not provided then your application will not be validated.
8.7 Transport Statement/ Assessment
8.7.1 Chapter 9 of the NPPF makes it clear that transport issues should be considered from the earliest stages of development. Paragraph 117 recognises that all developments that will generate significant amounts of movement should be supported by a transport statement or transport assessment so that the likely impact of the proposal can be assessed.
8.7.2 Policy T1 of the Local Plan sets out that Transport Statement/ assessments will be required for any development which meets or exceeds the thresholds set out in the guidance note on Transport Statements and Assessment
8.7.3 The following thresholds for a transport assessment or transport statement will apply:
| Land Use | Description of Development | (Number of units or GFA) | Transport Statement & Travel Plan | Transport Assessment & Travel Plan |
|---|---|---|---|---|
| B2 General Industrial | General Industrial | GFA | >2500<4000m2 | >4000m2 |
| B8 Storage or Distribution | Storage or distribution | GFA | >3000<5000m2 | >5000m2 |
| C1 Hotels | Hotels and boarding houses where no significant element of care is provided | Bedrooms | >75<100 bedrooms | >100 bedrooms |
| C2 Residential Institutions - hospitals, nursing homes | Used for the provision of residential accommodation and care | Beds | >30<50 beds | >50 beds |
| C2 Residential Institutions - Residential Education | Boarding Schools and Training Centres | Students | >50<150 students | >150 students |
| C2 Residential Institutions - Institutional Hostels | Homeless shelters, accommodation, for people learning difficulties or people on probation | Residents | >250<400 residents | >400 residents |
| C3 Dwelling houses | Dwellings for individuals, families or (non-family) groups of not more than six people living together | Dwellings | >50<80 units | >80 units |
| Use Class E | ||||
| E(a) Display or retail of goods, other than hot food - Supermarket | Retail sale of foods to the public, including supermarkets and convenience stores | GFA | >250<800m2 | >800m2 |
| E(a) Display or retail of goods, other than hot food- other | Retail sale of non-food goods to the public | GFA | >800<1500m2 | >1500m2 |
| E(ci-ciii) Financial and Professional Services | Banks, building societies, estate agents, employment agencies, betting shops | GFA | >1,500<2500m2 | >2500m2 |
| E(b) Food and Drink (mainly on premises) | Restaurants, cafes, sale for consumption on the premises | GFA | >300<600m2 | >600m2 |
| E(e and f) & F(1a-1f) Non-residential institutions | Medical and health services, creches, day nurseries, museums, public libraries, schools and higher educational facilities, training centres, places of worship | GFA | All Developments | Agreen on site by site basis |
| E(d) & F(c-d) Assembly and Leisure | Sports halls, swimming baths, other indoor and outdoor sports. | GFA | >500<1500m2 | >1500m2 |
| Others | TBD | Agreed on a site-by-site basis | Agreed on a site-by-site basis |
8.7.4 The scope of a transport statement or transport assessment should be detailed within any pre-application submission and agreed through the pre-application process. As a minimum the following information should be submitted at pre-application stage to allow detailed discussion around the scope of the transport assessment/ statement:
- A site location plan
- A summary of the development (quantum/ mix)
- Proposed access (location and form)
- Summary of the chapters to be covered
- Development trip rates (person/vehicle trips)
- Development trip distribution/ assignment
- Proposed study area
- Proposed growth factors and committed development
- Proposed assessment years
8.7.5 Following agreement on scope through the pre-application process, the transport assessment/ transport statement should be submitted with your application. Without this, your application will not be validated.
8.7.6 If the scope is not agreed through the pre-application process, then further guidance on the scope of a transport assessment/ transport statement can be found in the above guidance.
8.7.7 As a minimum transport assessments should include the following:
- The planning context for the development
- Appropriate study parameters (area, scope and duration of study)
- Assessment of public transport capacity, walking/ cycling capacity and road network capacity;
- Road trip generation and trip distribution methodologies and/or assumptions about the development
- Measures to promote sustainable travel use in the form of an accompanying Travel Plan;
- Safety implications of development; and
- Mitigation measures (where applicable), including scope and implementation strategy.
8.8 Parameter Plan
8.8.1 A parameter plan will be required for all outline applications. This will show the quantum of development proposed.
8.8.2 The plans should define where buildings, roads and open space may arrive on the site, the distribution of uses across the site and maximum heights (Above Ordnance Datum) and maximum footprints (length and width) of each development plot.
8.8.3 This is required in accordance with paragraph 034 of the National Planning Practice Guidance and is necessary to allow consideration of the amount of development proposed for each use.
8.9 Photographs
8.9.1 Photographs are useful aids in understanding the context of a site and any potential impacts. All applications should include photographs showing the application site, its relationship with neighbouring buildings and wider context.
8.9.2 It is requested that applicants/agents provide photographs of all relevant parts of the application site and photographs which clearly show the relationship with neighbouring buildings in order to allow officers to assess the application remotely as far as it is possible to do so.
8.9.3 You may wish to consider providing a block plan annotated to say where each photo that is provided has been taken from.
8.9.4 Please be aware that photographs showing the application property and its relationship with neighbouring buildings are normally best when taken from at or close to the rear boundary, unless other features prevent a clear view. Closer photos to show the position of neighbouring property's windows may also be necessary.
8.9.5 Where an assessment of the street scene needs to be made, you are advised to take a picture of the application property and its immediate neighbouring buildings and pictures of any other buildings in the immediate street scene which you feel are directly relevant. Please ensure it is clear which properties are displayed within each image.
8.9.6 You are advised that officers may still require a site visit in person if an assessment of an application remotely is not considered possible, and in these circumstances the case officer will contact you directly to arrange.
8.9.7 Your application will be validated without this information; however, it is useful information to support your application and we encourage you to submit them as part of your application.
