Validation Criteria for Planning Applications

Validation Criteria for Planning Applications
Validation Criteria for Planning Applications
Reviewed January 2016
SOUTH RIBBLE
BOROUGH COUNCIL
INDEX
Application Form....................................................................................................................................... 1
The Fee ................................................................................................................................................... 1
Ownership Certificates including Agricultural Holdings Certificate ........................................................... 1
Design and Access Statement ................................................................................................................. 1
Plans and Drawings.................................................................................................................................. 2
Community Infrastructure Levy (CIL) ....................................................................................................... 3
Access Details ......................................................................................................................................... 3
Parking, Servicing and Manoeuvring Scheme ......................................................................................... 4
Transport Assessment ............................................................................................................................. 4
Transport Statement ................................................................................................................................ 4
Travel Plan .............................................................................................................................................. 4
Supporting Statement .............................................................................................................................. 5
Landscaping Details ................................................................................................................................ 5
Affordable Housing Statement ................................................................................................................. 5
Sustainability Statement .......................................................................................................................... 5
Planning Obligations/Draft Heads of Terms ............................................................................................. 6
Structural Survey ..................................................................................................................................... 6
Construction Management Plan ............................................................................................................... 6
Viability Statement ................................................................................................................................. 10
Rural Workers Dwelling Statement ........................................................................................................ 10
Employment Assessment ...................................................................................................................... 11
Regeneration and Economic Statement ................................................................................................ 11
Retail Impact Assessment ..................................................................................................................... 11
Sequential Assessment ......................................................................................................................... 12
Sustainability Statement ......................................................................................................................... 12
Ventilation/Extraction ............................................................................................................................. 12
Noise Impact Assessment ..................................................................................................................... 12
Secure by Design .................................................................................................................................. 13
Structural Survey ................................................................................................................................... 13
Heritage Statement ................................................................................................................................ 13
Protected Species Assessment and Survey .......................................................................................... 14
Ecological/Geological Assessment and Survey ..................................................................................... 14
Contaminated Land Assessment ........................................................................................................... 18
Environmental Impact Assessment ........................................................................................................ 18
Landscaping Details .............................................................................................................................. 18
Open Space Assessment ...................................................................................................................... 18
Tree Survey and Arboricultural Implications Assessment ...................................................................... 19
Public Rights of Way Statement ............................................................................................................ 19
Community Involvement Statement ....................................................................................................... 20
Crime and Community Safety Statement ............................................................................................... 20
Air Quality Assessment .......................................................................................................................... 20
Drainage Statement ............................................................................................................................... 20
Flood Risk Assessment ......................................................................................................................... 21
Utilities Statement .................................................................................................................................. 21
Renewable Energy Statement ............................................................................................................... 22
Waste Management Statement ............................................................................................................. 22
Lawful Development Certificate ............................................................................................................. 22
Supporting Statement ............................................................................................................................ 23
Lighting Assessment ............................................................................................................................. 23
Telecommunications Development Supplementary Information ............................................................. 23
Fee Calculation Summary ..................................................................................................................... 24
Photographs and Photomontages ......................................................................................................... 24
Lifetime Homes Statement .................................................................................................................... 24
Daylight/Sunlight Assessment ............................................................................................................... 24
INTRODUCTION
This document was originally prepared in August 2011 by South Ribble Borough Council in response to
Government changes to the process of submitting planning applications, including the introduction of a
standard application form and National statutory requirements for the validation of planning applications. Its
purpose is to ensure that submitted applications comply with the relevant requirements and can be
validated by the Council on receipt.
The purpose of the validation document is to help applicants/agents understand the type and extent of
information that will be required for their planning application. This will provide a greater certainty, enabling
the Council to have all the information needed in order to determine the application, draft the planning
permission and word any planning conditions required. It will also minimises the risk that the Council will
have to invalidate a planning application due to lack of sufficient detail or particular information which can
result in unnecessary delays.
The validation document includes a national list of mandatory information that must be submitted with every
planning application and a local list of the Council’s own requirements. Applicants/agents must refer to both
sets of requirements before formally submitting an application.
This is the third issue of South Ribble’s validation document. The Government required the document to be
reviewed every two years and the first review was duly carried out in 2013 with the updated document
taking account of the National Planning Policy Framework (NPPF), 27th March 2012; The Central
Lancashire Core Strategy, adopted 18th July 2012 and the Council’s Submission Version of the Site
Allocation Development Plan Document.
This second review now takes into account the National Planning Policy Guidance (NPPG) which contains
a wealth of information for submission requirements and should be the starting point for applicants/agents.
It also takes account of chapters and policies in the now adopted South Ribble Local Plan 2012-2026. The
Council has also taken the opportunity to simplify the document.
VALIDATION REQUIREMENTS - NATIONAL INFORMATION REQUIREMENTS
Details of the National Information requirements for the validation of planning applications can be found on
the Planning Practice Guidance website
http://planningguidance.planningportal.gov.uk/blog/guidance/making-an-application/validationrequirements/national-information-requirements/
Essentially the minimum information required to validate a planning application includes the relevant
application forms; the application fee; an ownership certificate which includes an agricultural land
declaration; in some cases a Design and Access Statement; a location plan; any other plans and drawings
to describe the proposal. Further details on each of these can be found on the PPG website at the above
link but a brief description is given below.
The correct Application Form for the type of application must be submitted with all relevant questions
completed on the form. The Government encourages planning applications to be submitted electronically
via the Planning Portal. However, forms can be downloaded for manual completion at this link
http://www.southribble.gov.uk/content/application-forms-and-certificates
The Fee must be provided in accordance with the statutory fee scale applicable at the time of making the
application. An application cannot be validated without the appropriate fee. If, however, no fee is required
because the application is a resubmission of a previously refused or withdrawn proposal, the planning
reference number of the previous application should be provided. The fee can be calculated when
submitted via the Planning Portal or a scale of fees is available at this link
https://ecab.planningportal.co.uk/uploads/english_application_fees.pdf
Ownership Certificates including Agricultural Holdings Certificate are certificates that provide certain
details about the ownership of the application site and confirm that an appropriate notice has been served
on any other owners and/or agricultural tenants. It is an offence to complete a false or misleading
certificate, either knowingly or recklessly, with a maximum fine of up to £5,000. There are four Certificates:
Certificate A – Sole Ownership and no agricultural tenants. This should only be completed if the
applicant is the sole owner of the land to which the application relates and there are no agricultural tenants.
Certificate B – Shared Ownership - All other owners/agricultural tenants known. This should be
completed if the applicant is not the sole owner, or if there are agricultural tenants, and the applicant knows
the names and addresses of all the other owners and/or agricultural tenants.
Certificate C – Shared Ownership - Some other owners/agricultural tenants known. This should be
completed if the applicant does not own all of the land to which the application relates and does not know
the name and address of all of the owners and/or agricultural tenants.
Certificate D – Shared Ownership - None of the other owners/agricultural tenants known. This should
be completed if the applicant does not own all of the land to which the application relates and does not
know the names and addresses of any of the owners and/or agricultural tenants.
Further details on ownership certificates and agricultural holding certificates can be found on this link
http://planningguidance.planningportal.gov.uk/blog/guidance/making-an-application/validationrequirements/national-information-requirements/
A Design and Access Statement is a concise report accompanying certain types of applications for
planning permission and listed building consent. They provide an opportunity for applicants/agents to
explain how the proposed development is suitable for the site and its setting, and demonstrates that it can
be adequately accessed. D & A Statements can aid decision-making by enabling the local planning
authorities and other parties to better understand the analysis that has underpinned the design of a
development proposal. The level of detail in a D & A Statement should be proportionate to the complexity
of the application. The type of applications that must be accompanied by a D & A Statement are:
Applications for major development as defined in Article 2 of the Town and Country Planning
(Development Management Procedure (England) Order 2015;
Applications for development in a designated area, where the proposed development consists of one or
more dwellings or a building(s) with a floor space of 100 square metres or more.
Applications for listed building consent - must include an explanation of the design principles and
concepts that have been applied to the proposed works, and how they have taken account of the special
architectural or historic importance of the building; the particular physical features of the building that justify
its designation as a listed building and the building’s setting.
PLANS AND DRAWINGS
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A number of plans and drawings will be necessary to describe the proposed development for the majority of
applications, as required by the legislation (see article 7(1)(c)(ii) of the Town and Country Planning
(Development Management Procedure (England) (Order) 2015. The type of plans and drawings required
include the following but as a minimum a location plan is required.
A Location Plan should be based on an up-to-date map. The scale should typically be 1:1250 or 1:2500, but
wherever possible the plan should be scaled to fit onto A4 or A3 size paper. A north point should be included.
A location plan should identify sufficient roads and/or buildings on land adjoining the application site to ensure
that the exact location of the application site is clear. The application site should be edged clearly with a red
line on the location plan. It should include all land necessary to carry out the proposed development. For
example any 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.
Existing and Proposed Site Layout Plan at a scale of 1:500 or 1:200 which includes the direction of
North and must have a plan reference number. The site layout plan should demonstrate the proposed
development in relation to the site boundaries and other existing buildings on the site, with written
dimensions including those to boundaries and the following, unless these would not influence or be affected
by the proposed development: - all the buildings, roads and footpaths on land adjoining the site including
access arrangements; all public rights of way crossing or adjoining the site; the position of all trees on the
site and those on adjacent land that could influence or be affected by the development; the extent and type
of any hard surfacing; boundary treatments including walls or fencing where these are proposed.
Existing and Proposed Floor Plans at a scale of 1:50 or 1:100 must be submitted. Where existing
buildings or walls are to be demolished these must be clearly shown. New buildings should also be shown
in context with adjacent buildings, including property numbers where applicable. If the application is for a
Change of Use, with no external changes to the building, floor plans should still be submitted. All plans
must have a reference number and be dated. Any revision must be clearly marked and dated.
Existing and Proposed Elevations at a scale of 1:50 or 1:100 must be submitted showing clearly the
proposed works in relation to what is already there. All elevations 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. The elevations MUST correspond exactly with the plan drawings. Blank elevations
must also be included, if only to show that this is in fact the case. Where a proposed elevation adjoins an
existing building or is in close proximity to one, the drawings must clearly show the relationship between the
buildings, and detail the positions of the openings on each building. All plans must have a reference
number and be dated. Any revision must be clearly marked and dated.
Existing and Proposed site sections and finished floor and site levels plans drawn at a scale of 1:50
or 1:100 must be submitted, and 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 site and floor 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 to neighbouring development. The 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. All plans must have a reference number and
be dated. Any revision must be clearly marked and dated.
Roof plans at a scale of 1:50 or 1:100 should be submitted. 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. The details such as the
roofing material and vents and their locations are typically specified on the roof plan. All plans must have a
reference number and be dated. Any revision must be clearly marked and dated.
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VALIDATION REQUIREMENTS - LOCAL INFORMATION REQUIREMENTS
The Government’s policy on local information requirements for validation can be found in the National
Planning Policy Framework, para 193, which outlines that ‘Local planning authorities should publish a list of
their information requirements for applications, which should be proportionate to the nature of and scale of
development proposals and reviewed on a frequent basis. Local planning authorities should only request
supporting information that is relevant, necessary and material to the application in question’
The following items constitute South Ribble Borough Council’s local list which was originally adopted in
August 2011. In line with government guidance, the document is updated every two years with reconsultation being carried out on any substantial amendments prior to adoption. The local list underwent a
review in July 2013 and again in July 2015. This latest review has considered the drivers for each item
included on the list, taking into account the National Planning Policy Framework, the National Planning
Policy Guidance (NPPF), the Central Lancashire Core Strategy (Core Strategy), Central Lancashire
Supplementary Planning Documents (SPD) and the newly adopted Local Plan Development Plan
Document (Local Plan) together with other relevant legislation/guidance such as the Wildlife and
Countryside Act 1981.
All local information requirements are considered to be in accordance with the Town and Country Planning
(Development Management Procedure) Order 2015 which requires that the local information requirements
are reasonable having regard to the nature and scale of the proposed development and are about matters
which it is reasonable to think will be a material consideration in the determination of planning application.
INFRASTRUCTURE
The driver for this section is Core Strategy Chapter 6 Delivering Infrastructure
Community Infrastructure Levy (CIL) is a tool for Local Planning Authorities to help deliver infrastructure
to support development in the area. CIL was adopted by this Council in September 2013 and a charging
schedule set of £65 per sq mtr for dwellinghouses (excluding apartments); £160 per sq mtr for convenience
retail (excluding neighbourhood convenience stores; and £40 per sq mtr for retail warehouse, retail parks
and neighbourhood convenience stores. All applications for a development that will be or may be liable for
CIL must submit the CIL Form ‘Determining whether a Development may be CIL Liable - Planning
Application Additional Information Requirement’. The form will contain the correct information for the
Council to calculate the CIL liability. However, in some instances more information may be required for
large or complex applications.
Required: Development involving new build floor area, including extensions and new dwellings; Reserved
Matters following an Outline planning permission; applications for lawful development certificates.
Policy: Core Strategy Policy 2: Infrastructure
Information: General guidance on CIL can be found on the Planning Practice Guidance website
http://planningguidance.communities.gov.uk/blog/guidance/community-infrastructure-levy/
Information on this Council’s charging rate and advice for applicants can be found at the link below
http://www.southribble.gov.uk/sites/default/files/Advice%20for%20applicants%20to%20display%20on%20w
ebsite%20Aug%202013.pdf
TRAVEL
The drivers for this section are the NPPF Chapter 4 - Promoting Sustainable Transport; Core Strategy
Chapter 7 - Catering for Sustainable Travel; Local Plan Chapter F - Catering for Sustainable Travel and
Local Plan Chapter G – Protecting and Enhancing the Quality of the Natural and Built Environment.
Access Details in plan form to demonstrate the access arrangements to the development site from the
highway. The access provided should ensure that works to accommodate the development include all
necessary information to support the proposed design of the access. This may include micro-modelling
analysis and a Stage 2 Road Safety Audit where access is served via a traffic signalised junction, a
roundabout or a priority junction with a dedicated right turn facility. Where access only involves a simple
priority junction or a dropped crossing, details of the existing and proposed visibility splays are required
together with details of speed surveys where relaxations to normal visibility requirements are being sought.
3
Required: For any application involving new access arrangements to a site from the highway or changes
to existing access. For major applications, written details should also be included in the Design and Access
Statement
Policy: Core Strategy Chapter 6 - Delivering Infrastructure; Core Strategy Chapter 7 – Catering for
Sustainable Travel; Local Plan Policy G17: Design Criteria for New Development
Information: Government publication ‘Manual for Streets’
https://www.gov.uk/government/publications/manual-for-streets
Parking, Servicing and Manoeuvring Scheme to demonstrate appropriate levels of car parking, servicing
and manoeuvring areas, to be shown on a site layout plan. The plan should provide details of existing and
proposed parking provision, manoeuvring areas demonstrated by swept path analysis and servicing
arrangements. The proposed parking details should provide information of the level of provision linked to
the type of development proposed, provide for cycling facilities, motorbike parking and disabled parking.
The details of the materials to be used for the car parking areas should also be included.
Required: For applications involving new parking provision or changes to existing parking provision.
Developments would typically include new residential developments, householder extensions, new
commercial development, change of use of existing premises, car park developments. Applications for
extensions to buildings or for changes of use where no changes to existing parking or access
arrangements are proposed should provide details of existing parking provision arrangements.
Policy: Local Plan Policy G17: Design Criteria for New Development
Information: Government publication ‘Manual for Streets’
https://www.gov.uk/government/publications/manual-for-streets
Transport Assessment is a comprehensive document that sets out various transport issues relating to the
proposed development. It should identify what measures will be taken to deal with the anticipated transport
impacts of the scheme in relation to all forms of travel. It should also outline the improvement of accessibility
and encouragement to use sustainable travel. These should take precedent over measures to increase traffic
capacity and use of vehicles. Depending on the scale of the development, a Transport Scoping Study may
also be required.
Transport Assessments, and to a lesser extent Transport Statements, are required to identify the impact on
the entire transport system in the vicinity of the development. This means trips by all modes of transport to
and from the development not just vehicle trips on the local road network. Of particular importance is the
impact on the Railway network. This requires a multi-model assessment which can involve the use of the
TRICS database for different modes of travel. For example, where an extension to an existing use is proposed
or new housing development in a residential area, it may be the case that a survey of the present levels of
traffic generation or those of an adjacent site with a similar use is required.
Required: The thresholds for submission are set out in the table over
Policy: Core Strategy Policy 3: Travel
Information: http://planningguidance.planningportal.gov.uk/
Transport Statement is a simplified Transport Assessment and is required where transport issues arising
from the proposed development may not require a full Transport Assessment. Transport Statements cover
the smaller scale developments where the traffic impact is limited in both volume and area impact. The
Transport Statement will generally include an audit and appraisal of the site’s existing condition; baseline
traffic data and the existing site use and means of access. It should then outline the proposed development
and include details of the scale of development; means of access; person trip generation and distribution of
trips by mode of transport; a qualitative and quantative description of the proposed travel characteristics of
the development; any proposed improvements to site accessibility by sustainable modes of travel; a parking
and servicing strategy; vehicle trip impact; transport implications of construction traffic; and the net level of
change in traffic flows that might arise from the development should be calculated and considered
Required: The thresholds for submission are set out in the table over.
Policy: Core Strategy Policy 3: Travel
Information: http://planningguidance.planningportal.gov.uk/blog/guidance/travel-plans-transportassessments-and-statements-in-decision-making
Travel Plan to 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 Travel Plan
should have a strategy for its implementation that is appropriate for the development proposal under
4
consideration. It should identify the Travel Plan Co-ordinator, 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.
Required: All developments which generate significant amounts of movement.
Policy: Core Strategy Policy 3: Travel
Information: http://planningguidance.planningportal.gov.uk/ blog/guidance/travel-plans-transportassessments-and-statements-in-decision-making
Developments requiring Transport Assessment (TA), Transport Statement (TS) and Travel Plan (TP)
Use Class
A1 Food Retail
A1 Non Food retail
A2 Financial – Professional
A3 Food and drink
A4 Drinking establishments
A5 Hot food take-away
B1 (a) offices other than those within A2
B1 (b) Research and development
B1 (c) light industry
B2 general industry
B8 Storage and distribution
C1 Hotels
C2 Residential institutions,
C2 Hospitals
C2 Nursing homes
C2 Residential College and schools
C2 Residential Institutions
C2 Institutional hostels
C3 Dwelling Houses
D1 non-residential institutions
D2 Assembly and leisure
Other
1
2
3
4
5
6
7
8
No Assessment
m2 GFA unless
stated
<250
<800
<1000
<300
<300
<250
<1500
<1500
<1500
<2500
<3000
<75 bedrooms
<30 beds
<30 beds
<30 beds
<50 students
<250 residents
<250 residents
<50 units
<500
<500
As table below
TS m2 GFA unless
stated
>250<800
>800<1500
>1000<2500
>300<2500
>300<600
>250<500
>1500<2500
>1500<2500
>1500<2500
>2500<4000
>3000<5000
>75<100 bedrooms
>30<50 beds
>30<50 beds
>30<50 beds
>50<150 students
>250<400 residents
>250<400 residents
>50<80 units
>500<1500
>500<1500
Other considerations
Any development that is not in conformity with the adopted development
plan
Any development generating 30 or more two-way vehicle movements in
any hour
Any development generating 100 or more two-way vehicle movements
per day
Any development proposing more than 100 car parking spaces
Any development that is likely to increase accidents or conflicts among
motorised users and non-motorised users, particularly vulnerable road
users such as children, disabled and elderly people.
Any development generating significant freight of HGV movements per
day, or significant abnormal loads per year.
Any development proposed in a location where local transport
infrastructure is inadequate – for example, substandard roads, poor
pedestrian/cycle facilities and inadequate transport provision.
Any development proposed in a location within or adjacent to an Air
Quality Management Area (AQMA)
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TS
TA and TP m2
GFA unless
stated
>800
>1500
>2500
>2500
>600
>500
>2500
>2500
>2500
>4000
>5000
>100 bedrooms
>50 beds
>50 beds
>50 beds
>150 students
>400 residents
>400 residents
>80 units
>1500
>1500
TA
TA & TP
X
X
X
X
X
X
X
X
RESIDENTIAL
The drivers for this section are Core Strategy Chapter 6 - Delivering a wide choice of high quality homes;
Core Strategy Chapter 8 - Homes for All; Local Plan Chapter C - Major Sites for Development; Local Plan
Chapter D - Homes for All; Local Plan Chapter G - Protecting and Enhancing the Quality of the Natural and
Built Environment; Local Plan Chapter J – Tackling Climate Change; Supplementary Planning Document Affordable Housing
Supporting 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. It should also include details of consultation with the Local Planning Authority and wider
community and/or statutory consultees undertaken prior to submission. The purpose is to speed up the
planning process by helping to get the applicant’s concept across to the planning officer and public, ie what
the applicant is trying to deliver, how they envisage the proposed works, the end product, the benefits to
the borough/locality and how it relates to policy. In other words, it is the applicant’s chance to sell the
development to the Council and the general public.
Required: Generally for development proposals that do not require a Design and Access Statement (see
National List)
Policy: Core Strategy Policy 17: Design; Local Plan Policy G17: Design Criteria for New Development
Information: Core Strategy; Local Plan http://www.southribble.gov.uk/content/current-planning-policiesand-guidance-1
Landscaping Details in plan form and, where appropriate, statement form, to include a survey of existing
site features of landscape, amenity or nature conservation interest to be retained and identifying that which
is intended for removal as part of the proposals. The survey should include the location of any existing or
proposed underground or overhead services which could affect existing or proposed planting. The
proposed landscaping should include details of both ´hard´ and ´soft´ landscape proposals to include
pathways and other surfacing such as hard standing areas for driveways or turning areas; any mounding or
earth contouring proposals and boundary treatments. Details are also required of the proposed planting
scheme for the finished development and should include details of the size, species and location of trees,
shrubs and other plants on a scale plan. For development which includes open space provision, details of
a management and maintenance schedule will be required.
Required: All new residential development
Policy: Core Strategy Policy 17: Design of New Buildings; Local Plan Policy G17: Design Criteria for New
Development; SPD: Design Guide
Information: Core Strategy; Local Plan; SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Affordable Housing Statement is required to demonstrate how a residential development meets the
Council's requirements for affordable housing. The statement should include information concerning both
the affordable housing and any market housing, the numbers of units, the mix of units, the number of
bedrooms, and a site layout plan showing the location of the affordable units. If different levels or types of
affordability or tenure are proposed for different units this should be clearly and fully explained and details
of any Registered Social Landlords acting as partners in the development. Where a contribution is
proposed for off-site affordable housing, the statement should include a financial viability report of the site.
Required: For residential developments of 15 dwellings or more in urban areas where a 30% affordable
provision is required and residential developments of 10 dwellings or more in rural areas where a 35%
affordable provision is required. On 'Exception' sites or those in the Green Belt a 100% affordable
provision is required.
Policy: Core Strategy Policy 7: Affordable and Special Needs Housing; SPD 1: Affordable Housing
Information: Core Strategy; Local Plan; SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Sustainability Statement to demonstrate how the development will achieve minimum Dwelling Emission
Rates of 19% above 2013 Building Regulations. A SAP assessment (Standard Assessment Procedure), or
other alternative proof of compliance such as an Energy Performance Certificate, will need to be submitted
for approval once the development is complete. This must demonstrate that the dwelling has achieved the
required Dwelling Emission Rate.
Required: All new residential development, both new build and conversions
6
Policy: Core Strategy Policy 27: Sustainable Resources and New Development; Core Strategy Policy 28:
Renewable and Low Carbon Energy Schemes; Renewable and Low Carbon Energy SPD
Information: Core Strategy; Renewable and Low Carbon Energy SPD
http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Planning Obligations/Draft Heads of Terms or Section 106 agreements are negotiated between the
Council and persons with an interest in a piece of land, and are intended to mitigate the impact of the
proposed development. Where guidance notes give details of likely Section 106 requirements, either a draft
Section 106 obligation based on the Council's precedent or a detailed statement of the proposed Heads of
Terms should be submitted with the application, together with confirmation that the Local Planning
Authority’s fees in dealing with the matter will be met.
These agreements have previously been a major cause of delay in the delivery of planning permissions
relating to major schemes. It is therefore essential that the need for such agreements is identified at an
early stage in proceedings. The likely content of S106 agreements should be discussed and agreed prior to
a planning application being submitted.
Required: For developments of 10 or more dwellings in relation to public open space; for major
developments of 10 or more dwellings in relation to affordable housing
Policy: Core Strategy Policy 7: Affordable and Special Needs Housing; Policy 23: Health; Policy 24: Sport
and Recreation; Policy 25: Community Facilities; Local Plan Policy C1: Pickering’s Farm, Policy C2: Moss
Side Test Track, Policy C3: Heatherleigh, Policy C4: Cuerden; Policy D1: Allocation of Housing Land; Open
Space and Playing Pitch SPD
Information: Core Strategy; Local Plan; SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Planning Practice Guidance http://planningguidance.planningportal.gov.uk/blog/guidance/planningobligations/planning-obligations-guidance/
Structural Survey required demonstrating that a building is capable of being converted into a dwelling or
other use without demolition, re-building or any major structural alteration. The structural survey must be
carried out by a qualified person and should include photographs as appropriate.
Required: For applications for building conversion to residential such as barn, stable, piggery, outhouse,
garage particularly those that are within the Green Belt; development involving heritage assets; re-use of
buildings in Conservation Areas.
Policy: Core Strategy Policy 13: Rural Economy; Policy 16: Heritage Assets; Local Plan Policy G2: The
Re-Use and Adaptation of Buildings in the Green Belt; SPD Rural Development
Information: Core Strategy; Local Plan; SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Construction Management Plan which sets out measures to reduce the impact on the development on
neighbouring properties during the construction stage. The statement should include details of the
following as a minimum: parking of vehicles of site operatives and visitors; loading and unloading of plant
and materials; storage of plant and materials on site; details and the location of the site compound; details
of wheel washing facilities and site run-off water; measures to control the emission of dust and dirt during
construction including mitigation measures; measures to control the emission of noise during construction;
details of all external lighting to be used during the construction; a scheme outlining the recycling/disposing
of waste resulting from demolition and construction works. This should aim to encourage the identification
of the volume and type of material to be demolished and/or excavated, opportunities for the re-use and
recovery of those materials and to demonstrate how off-site disposal of waste will be minimised and
managed. The scheme should also demonstrate that consideration has been given to on site segregation
and storage of construction and demolition waste, the use of recycled materials and the on-site re-use of
construction and demolition waste. PLEASE NOTE THIS IS NOT A HEALTH AND SAFETY PLAN
Required: Full and Reserved Matters Major applications within residential areas
Policy: Core Strategy Policy 17: Design of New Buildings; Core Strategy Policy 27: Sustainable Resources
and New Developments; Local Plan Policy G17: Design Criteria for New Development; Design SPD and
Residential Design SPD
Information: Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Guidance on information required to comply with the Construction Management Plan condition
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General Guidance
Prior to commencing any development, it is recommended that a letter drop is carried out to all
neighbouring properties and those along the access road informing them of the timescale of the
development and including the developer contact details, A notice should also be installed to the
construction site entrance/frontage with contact details. Both should inform residents if any unusual
construction methods are to be used during the development, for example, the use of piling machines,
along with timescales for this work. Communication to local residents is key to preventing complaints and
preventing any issues escalating.
The condition
No development shall take place, including any works of demolition, until a Construction Management Plan
has been submitted to, and approved in writing by, the Local Planning Authority. The approved Plan shall
be adhered to throughout the construction period. The Plan shall provide for:
I.
the proposed times construction works will take place
II.
the parking of vehicles of site operatives and visitors
III. loading and unloading of plant and materials
IV. storage of plant and materials used in constructing the development
V.
the location of the site compound
VI. suitable wheel washing/road sweeping measures
VII. appropriate measures to control the emission of dust and dirt during construction
VIII. appropriate measures to control the emission of noise during construction
IX. details of all external lighting to be used during the construction
X.
a scheme for recycling/disposing of waste resulting from demolition and construction works
The submission to, and agreement of the Construction Management Plan by the Local Planning Authority is
required prior to any development taking place, including demolition or site clearance works. It is essential
for the CMP to be accurate as, once agreed, non-compliance with it may result in formal action being taken
by the LPA. You are therefore advised to make the measures realistic.
Proposed times construction work will take place
Details should be provided on the timing of all construction work. Standard timings are 08:00 to 18:00
Monday to Friday, 09:00 to 13:00 on Saturdays with no construction work on Sundays, Bank holidays or
other recognised national holidays. However noisy activities such as piling or some demolition activities
should be undertaken during more restricted times. If any work is proposed outside of these normal hours
then this needs to be detailed within the CMS. When unplanned work outside of these hours is necessary,
the timing should first be discussed with the Environmental Health Team at SRBC. When working outside
the standard times residents should be informed prior to activities commencing and given contact details for
a named person in control of operations on site and an understanding of the duration of the activities.
The parking of vehicles of site operatives and visitors.
Parking arrangements for site operatives should ensure that no adverse impact is caused to surrounding
properties. Details of the proposed parking arrangements should be detailed within any CMS and include
details of the surfacing. Details of its size and location should be demonstrated on a site layout plan.
Loading and unloading of plant and materials
Deliveries of plant and materials have the potential to cause disruption to neighbouring residents,
particularly during peak travel times and weekends. Preferably deliveries should not be received before
09:00 or after 17:00 on weekdays and no deliveries should be made at weekends or on Bank holidays.
Further, delivery firms must be instructed not to wait outside or close to the site until the appropriate
delivery time. Further restrictions may be required for some developments, for example, those near to
schools.
Storage of plant and materials
Details of the location of the plant and material storage compound must be in plan form. To be acceptable
these areas should be positioned away from neighbouring properties for the least impact. Any lighting to
the storage area should be designed and installed to prevent overspill or nuisance to adjoining properties.
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The location of the site compound
A site layout plan to demonstrate the location of the site compound together with details of its layout, any
lighting and floor covering. The site compound should be located to avoid any adverse impact on the
neighbouring properties.
Wheel washing/road sweeping measures
Full details of the proposed wheel washing and/or road sweeping measures that are to be employed for the
duration of the development. Wheel washing measures must include the type of wheel wash and its
location, and how the water run-off will be dealt with. Road sweeping details must include details on
whether the road sweeper be used on set days; details of who will decide when to call in a road sweeper
and what criteria will be used to determine whether the road sweeper is required. Details of monitoring of
the road sweeping effectiveness should also be recorded and available for viewing by the LPA as and
when necessary.
Measures to control the emission of dust and dirt during construction
A detailed and site specific assessment of the potential for the emissions of dust and dirt should be made in
accordance to the following documents:
IAQM ‘Guidance on the assessment of dust from demolition and construction’ 2014
London Councils ‘The control of dust and emissions from construction and demolition – Best Practice
guidance’ 2006
ODPM ‘Minerals Policy Statement 2: Controlling and Mitigating the Environmental Effects of Minerals
Extraction in England – Annex 1: Dust’ 2005
The assessment should identify the likelihood of any problems arising, the mitigation measures to be
incorporated and the monitoring and control measures to be undertaken. Details of who will have
responsibility for monitoring and implementing the control measures, including a deputy should also be
included. Use and control of emissions from silo’s should also be considered in this section.
Measures to control the emission of noise during construction
A detailed and site specific assessment of the noise emissions from site and the likely impacts on
neighbouring properties must be made. This should be based around the following documents:
BS 5228-1: 2009 ‘Code of Practice for noise and vibration control on construction and open sites’
BS4142: 2014 ‘Method for Rating industrial noise affecting mixed residential and industrial areas’
BS 7385-2:1993 ‘Evaluation and measurement for vibration in Buildings – Part 2: Guide to damage levels
from ground-borne vibration’
BS6472-1:2008 ‘Guide to evaluation of human exposure to vibration in buildings Part1: Vibration sources
other than blasting’
BS8233:2014 ‘Guidance on sound insulation and noise reduction for buildings’
World Health Organisation ‘Guidelines for Community Noise’
DEFRA ‘Noise Policy Statement for England’, 2010
The assessment should identify the likelihood of any adverse noise emissions from construction and
demolition activities and the mitigation/control measures to be implemented. It should also detail who will
be responsible for carrying out mitigation measures, the monitoring checks and controls in place and the
training of the responsible person. It is further recommended that noise, and where necessary vibration
(piling activities), monitoring is carried out for noisy activities.
Details of all external lighting to be used during the construction
A detailed and site specific plan of all external lighting to be used during the development, including
security lighting. Details should include the amount of overspill lighting, upwardly directed lighting and the
effect of glare on nearby properties. Further, if deemed necessary (subject to the surrounding environment
and location of sensitive receptors) a full lighting design may be required. Guidance documents which will
help design any external lighting scheme include:
Institute of Lighting Engineers ‘Guidance Notes for the Reduction of Obtrusive Light’ 2005
Institute of Lighting Professionals ‘Lighting Against Crime – A guide for crime reduction professionals’ 2011
A scheme for recycling/disposing of waste resulting from demolition and construction works
Details of how waste is to be treated, stored, transported and disposed of are required. This will include
details of how any material is to be re-used on site. Please note, no burning is permitted on site.
9
Viability Statement may be required where the deliverability of the development may be compromised by
the scale of planning obligations and other costs. This should be informed by the particular circumstances
of the site and proposed development in question. A site is considered viable if the value generated by its
development exceeds the costs of developing it and also provides sufficient incentive for the land to come
forward and the development to be undertaken.
Required: Commercial schemes; for residential schemes, viability will vary with housing type, including
housing for sale or rent; Brownfield sites
Policy: Core Strategy Policy 7: Affordable and Special Needs Housing, Policy 9: Economic Growth and
Employment, Policy 10: Employment Premises and Sites; Controlling Re-use of Employment Premises
SPD
Information: Core Strategy, SPD http://www.southribble.gov.uk/content/current-planning-policies-andguidance-1
Planning Practice Guidance http://planningguidance.planningportal.gov.uk/blog/guidance/viabilityguidance/viability-and-decision-taking/
Rural Workers Dwelling Statement which robustly justifies the essential need for the rural worker to live
permanently at or near their place of work in the countryside. New permanent dwellings can only be
allowed to support existing agricultural activities on well-established agricultural units. Therefore the
Statement should include details of the clearly established existing functional need; details of the rural
worker hours and nature of work; details of the unit and the agricultural activity with evidence that it has
been established for at least three years, has been profitable for at least one of them, is currently financially
sound, and has a clear prospect of remaining so; evidence that the functional need cannot be fulfilled by
another existing dwelling on the unit, or any other existing accommodation in the area which is suitable and
available for occupation by the worker concerned; and any other planning requirements, for example, in
relation to access, or impact on the Green Belt/countryside, are satisfied.
Required: For applications proposing new dwellings in the Green Belt that are to serve a rural worker
Policy: Core Strategy Policy 13: Rural Economy; Rural Development SPD; Local Plan Policy G1: Green
Belt
Information: http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
ECONOMIC
The local drivers for this section are Core Strategy Chapter 9 - Economic Prosperity; South Ribble Local
Plan 2015 Chapter E - Delivering Economic Prosperity; Controlling the Re-Use of Employment Premises
SPD.
Employment Assessment should indicate whether there would be a reduction on the type, quality or
quantity of employment land supply; the provision and need for the proposed use; the suitability of the site
for employment and for the alternative use; the location of the site and its relationship to other uses;
whether the ability to accommodate smaller scale requirements would be compromised and whether there
would be a net improvement in amenity. Additionally, residential development proposals will also need to
provide evidence of a lack of demand through a rigorous and active 12 month marketing period for
employment re-use and redevelopment and an assessment of the viability of employment development
including employment re-use and redevelopment. Additionally, evidence that the Council's Economic
Development team have been notified of the site's availability must also be included.
Required: For development or re-development on existing employment premises and sites last used for
employment with additional details required for residential redevelopment.
Policy: Core Strategy Policy 9: Economic Growth and Employment; Policy 10: Employment Premises and
Sites; Local Plan Policy E2: Protection of Employment Areas and Sites; Policy E3: Leyland Town Centre;
Policy E4: District Centres; Policy E5: Local Centres; Controlling Re-use of Employment Premises SPD
Information: Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Regeneration and Economic Statement to provide an assessment of the existing provision of the
proposed use and clearly identify a need, backed up by evidence, details of any new jobs that might be
created or supported, the relative floorspace totals for each proposed use, an assessment of the location of
the site and its relationship to other land uses, an assessment of any community benefits or improvements
in amenity in the area and reference to any regeneration strategies that might lie behind or be supported by
the proposal.
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For schemes proposing partial re-development or mixed use development, including live-work units, an
assessment of the suitability of site for employment and for the alternative use, the site's ability to
accommodate smaller scale employment, an assessment of the location of the site and its relationship to
other uses
Required: Applications for new employment development and employment generating uses, those
involving the loss of land or buildings last used for employment purposes or for partial redevelopment of
employment sites.
Policy: Core Strategy Policy 9 - Economic Growth and Employment; Local Plan Policy E2 – Protection of
Employment Areas and Sites; Controlling Re-use of Employment Premises SPD
Information: Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Retail Impact Assessment is a an assessment of the likely impacts of additional retail floor space upon
the vitality and viability of Leyland Town Centre, the District Centres of Penwortham, Bamber Bridge, Tardy
Gate and Longton and the Local Centres of Kingsfold, Earnshaw Bridge, Farington, Gregson Lane, Higher
Walton, New Longton, Seven Stars, Walmer Bridge and Walton le Dale.
Applications for main town centre uses should be located firstly in town centres, then in edge of centre
locations and only if suitable sites are not available should out of centre sites be considered. When
considering edge of centre and out of centre proposals, preference should be given to accessible sites that
are well connected to the town centre. Applicants and the local planning authority should demonstrate
flexibility on issues such as format and scale.
The assessment must demonstrate the need for additional floor space, the impact of the proposal on
existing, committed and planned public and private investment in a centre or centres in the catchment area
of the proposal; and the impact of the proposal on town centre vitality and viability, including local consumer
choice and trade in the town centre and wider area
Required: For planning applications for retail, leisure and office development outside of the centres, which
are not in accordance with the development plan and are over the default threshold of 2,500 sq m.
Policy: Core Strategy Policy 11- Retail and Town Centre Uses and Business Based Tourism; Local Plan
Policy E3 - Leyland Town Centre, Policy E4 - District Centres, Policy E5 - Local Centres
Information: Core Strategy and Local Plan
Sequential Assessment for applications for main town centre uses proposed to be located in out of centre
locations. Main town centre uses should first be in town centres, then in edge of centre locations and only
if suitable sites are not available should out of centre sites be considered. When considering edge of centre
and out of centre proposals, preference should be given to accessible sites that are well connected to the
town centre.
The sequential assessment should consider the impact of the proposal on existing, committed and planned
public and private investment in a centre or centres in the catchment area of the proposal; and the impact
of the proposal on town centre vitality and viability, including local consumer choice and trade in the town
centre and wider area, up to five years from the time the application is made. For major schemes where the
full impact will not be realised in five years, the impact should also be assessed up to ten years from the
time the application is made.
Required: For retail, leisure and office development outside of town centres; those which are not in
accordance with an up-to-date Local Plan, if the development is over a proportionate, locally set floorspace
threshold (the default threshold is 2,500 sq m)
Policy: Core Strategy Policy 11: Retail and Town Centre Uses and business Based Tourism; Local Plan
Policy B5: The Capitol Centre; C4: Cuerden Strategic Site; Policy E3: Leyland Town Centre; Policy E4:
District Centres
Information:
Sustainability Statement is required as all major non-residential development needs to achieve the
minimum energy efficiency standards equivalent to ‘very good’ of the BREEAM. Planning applications
therefore need to be accompanied by a pre-assessment estimator showing the likely BREEAM rating to be
achieved under a formal assessment. The sustainability statement should demonstrate compliance with
these ratings, or, if not viable, demonstrate what level it can achieve and why.
Required: Major applications for non-residential development
Policy: Core Strategy Policy 27: Sustainable Resources and New Development; Policy 28: Renewable and
Low Carbon Energy Schemes
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Information: Core Strategy, Local Plan http://www.southribble.gov.uk/content/current-planning-policiesand-guidance-1 BRE http://www.breeam.org/
Ventilation/Extraction details of the position and design of any ventilation and extraction equipment,
including odour abatement techniques and acoustic noise characteristics. Details which should include
plans, elevation drawings and external materials will be required for all external flues and equipment.
Required: All applications for the change of use of premises for purposes within Use Classes A3:
Restaurants and cafes; A4: Drinking establishments (public house, wine-bar or other drinking
establishment) and A5: Hot food takeaways; significant retail, business, industrial or leisure or other similar
developments where substantial ventilation or extraction equipment is proposed to be installed.
Policy: Core Strategy Policy 17: Design of New Buildings
Information: Contact Environmental Health for further information on 01772 625340
Core Strategy http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Noise Impact Assessment to identify the potential impact of the development on the surrounding
environment and the potential impact on the development from the present noise climate. The assessment
should contain detailed mitigation measures to ensure the development is acceptable. The first principle is
to consider the design of the development prior to the use of noise barriers.
In additional a vibration assessment may be required if the development is located adjacent to a railway
line or involves an industrial or commercial use containing equipment likely to result in excess vibration.
A consideration of noise impacts should also be made for the construction phase of all developments.
Required: Change of use applications to Class A5, D1, D2 depending on proximity to residential
properties; New residential development adjacent to classified roads, railway or existing industrial uses;
New residential premises near to licensed premises; New commercial development within use class B2 or
B8 and other noise sensitive uses such as schools, care homes etc adjacent to existing residential
development, extension to existing premises
Policy: Core Strategy Policy 17: Design of New Buildings
Information: Contact Environmental Health for further information on 01772 625340
Core Strategy http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
DESIGN
The local drivers for this section are Core Strategy Chapter 10: Achieving Good Design; Local Plan Chapter
G: Protecting and Enhancing the Quality of the Natural and Built Environment; Design SPD; Residential
Extensions SPD.
Core Strategy Chapter 10 covers the Built Environment and also the Natural Environment and therefore
this document separate the Chapter into two separate sections – Design and Environment
Secure by Design is the official UK Police flagship initiative supporting the principles of 'designing out
crime'. It focuses on crime prevention of homes and commercial premises and promotes the use of
security standards for a wide range of applications and products. The principles have been proven to
achieve a reduction of crime risk by up to 75%, by combining minimum standards of physical security and
well-tested principles of natural surveillance and defensible space. The Police’s objective is to reduce
burglary and crime in the UK by designing out crime through physical security and processes
Required: Major Residential development of 10 units or more; new Education facilities; Industrial/Retail
development; recreation and sport facilities; public houses; restaurants/takeaways; HMOs/Student
accommodation.
Policy: Core Strategy Policy 17: Design of New Buildings; Policy 26: Crime and Community Safety
Information: Core Strategy http://www.southribble.gov.uk/content/current-planning-policies-and-guidance1 Secured by Design http://www.securedbydesign.com/
Crime Impact Assessment is a consultation and evaluation process undertaken to identify, predict,
evaluate and mitigate the crime and disorder effects of a development proposal early in the design process.
The purpose of the Crime Impact Assessment is to ensure that the design of a development proposal fully
considers crime, disorder and fear of crime. The Crime Impact Assessment should include all the
requirements for Secured by Design accreditation. Secured by Design is the official UK Police flagship
initiative supporting the principles of 'designing out crime'. It focuses on crime prevention of homes and
commercial premises and promotes the use of security standards for a wide range of applications and
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products. The Police’s objective is to reduce burglary and crime in the UK by designing out crime through
physical security and processes.
Required: Major Residential development of 10 units or more; new Education facilities;
Industrial/Retail/Commercial development; Leisure/Recreation and Sport facilities; public houses;
restaurants/takeaways; HMOs/Student accommodation.
Policy: Core Strategy Policy 17: Design of New Buildings; Policy 26: Crime and Community Safety
Information: Core Strategy http://www.southribble.gov.uk/content/current-planning-policies-and-guidance1 Secured by Design http://www.securedbydesign.com/
Structural Survey to demonstrate that a building is capable of being converted into a dwelling or other use
without demolition, re-building or any major structural alteration. The structural survey must be carried out
by a qualified person and should include photographs as appropriate.
Required: For applications for building conversion to residential such as barn, stable, piggery, outhouse,
garage, particularly those that are within the Green Belt
Policy: Core Strategy Policy 13: Rural Economy; Local Plan Policy G2: The Re-Use and Adaptation of
Buildings in the Green Belt; Rural Development SPD
Information: Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Heritage Statement should include an assessment of the significance of heritage assets which may be
affected by a proposed development, including their setting. Significance is defined as the value of a
heritage asset to this and future generations because of its heritage interest. That interest may be
archaeological, architectural, artistic or historic. The statement should also include an assessment of the
likely impact of the proposed development on the heritage assets or their setting and a mitigation strategy
outlining details to address any impacts of the proposed development on the significance of the historic
asset. This might include modification of methods, materials or design and/or archaeological or
architectural investigation and recording. Details to consider when compiling the Heritage Statement are
the schedule of works proposed to a listed building; an analysis of the character and appearance of the
building/structure; an analysis of the significance of archaeology, history and character of the
building/structure; the principles of and justification for the proposed development and their impact on the
special character of the Listed Building, the structure or special character of the area; its setting and the
setting of adjacent Listed Buildings; a structural survey. The Heritage Statement may also include plans
showing historic features that may exist on or adjacent to the application site including listed buildings and
structures, historic parks and gardens, historic battlefields and scheduled ancient monuments
Required: For all works affecting a Listed Building or structure; all works affecting unlisted buildings or
structures identified as heritage assets; all development within a Conservation Area; works affecting a
Scheduled Monument; works affecting a Registered Park or Garden of Special Historic Interest; all
development affecting an archaeological site.
Policy: Core Strategy Policy 16: Heritage Assets; Local Plan Policy G17: Design Criteria for New
Development
Information: Heritage Statement Guidance http://www.southribble.gov.uk/content/heritage-statementguidance ; Listed Buildings in South Ribble, Local Plan Appendix 5: Listed Buildings
http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
or at Historic England website www.historicengland.org.uk; Historic England and English Heritage both
have a wealth of guidance and advice on their websites www.english-heritage.org.uk and
www.historicengland.org.uk
ENVIRONMENT
The key local drivers for this section are Core Strategy Chapter 10 – Design; Local Plan Chapter G Protecting and Enhancing the Quality of the Natural and Built Environment
Protected Species Assessment and Survey should be undertaken and prepared by a suitably qualified
person and must be carried out at an appropriate time and month of year, in suitable weather conditions
and using nationally recognised survey guidelines. The survey may be informed by the results of a search
for ecological data from the Lancashire Environmental Records Network (LERN) or other information
source. The survey must be to an appropriate level of scope and detail and must record which species are
present and identify their numbers and map their distribution and use of the area (including impacts on any
ecological networks), site, structure or feature, for example feeding, shelter, breeding.
13
Following on from the Survey, the Assessment must identify and describe potential development impacts
likely to harm the protected species and/or their habitats identified by the survey, including direct and
indirect effects both during construction and afterwards. Where harm is likely, evidence must be submitted
to show how alternatives designs or locations have been considered, how adverse effects will be avoided,
how unavoidable impacts will be mitigated or reduced and how impacts that cannot be avoided or mitigated
will be compensated for.
In addition, proposals that enhance, restore or add to features or habitats used by protected species will be
encouraged. The Assessment should also give an indication of how species numbers are likely to change
after development, for example whether there will be a net loss or gain. The information provided in
response to the above requirements are consistent with those required for an application to Natural
England for a European Protected Species Licence. A protected species survey and assessment may form
part of a wider Ecological Assessment and/or part of an Environmental Impact Assessment.
Required: Applications for development proposals which may affect protected species or their habitats
Policy: Core Strategy Policy 22: Biodiversity and Geodiversity; Local Plan Policy G16: Biodiversity and
Nature Conservation; Biodiversity and Nature Conservation Draft SPD
Information: Natural England provide information on Protected Species in relation to the Planning System
and provide useful standing advice through the Gov.UK website
https://www.gov.uk/guidance/protected-species-and-sites-how-to-review-planning-proposals
The Bat Conservation Trust has a wealth of information in relation to bats on their website, at the following
link http://www.bats.org.uk/index.php,
Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planning-policies-andguidance-1
Ecological/Geological Assessment and Survey should be undertaken and prepared by a suitably
qualified person and must be carried out at an appropriate time and month of year, in suitable weather
conditions and using nationally recognised survey guidelines. The survey may be informed by the results of
a search for ecological or geological data from a local environmental records centre. The survey must be to
an appropriate level of scope and detail and must record which habitats and features are present on and
around the development site, must identify the extent/area/length present and map their distribution on site
and/or in the surrounding area shown on an appropriate scale plan. Following the Survey, the Assessment
should identify and describe potential development impacts likely to harm designated sites, priority habitats,
other listed biodiversity features or geological features and include direct and indirect effects both during
construction and afterwards. Where harm is likely, evidence must be submitted to show how alternatives
designs or locations have been considered, how adverse effects will be avoided wherever possible, how
unavoidable impacts will be mitigated or reduced and how impacts that cannot be avoided or mitigated will
be compensated. In addition, proposals that enhance, restore or add to designated sites priority habitats,
other biodiversity features or geological features will be encouraged. The Assessment should give an
indication of likely change in the area, in hectares, of priority habitat on the site after development, for
example whether there will be a net loss or gain. An ecological/geological survey and assessment may
form part of a wider Environmental Impact Assessment.
Required: When a development is likely to have an impact on an internationally or nationally designated
area, for example a Site of Special Scientific Interest or Special Protection Area (SPA), or a priority habitat;
on Greenfield sites or sites where natural features exists; on locally designated Biological Heritage Sites
and Local Nature Reserves - see Priority Habitat Trigger list below
Policy: Core Strategy Policy 22: Biodiversity and Geodiversity; Local Plan Policy G16: Biodiversity and
Nature Conservation; Biodiversity and Nature Conservation SPD
Information: Natural England http://www.naturalengland.org.uk/ Nation Planning Practice Guidance
http://planningguidance.planningportal.gov.uk/blog/guidance/natural-environment/biodiversity-ecosystemsand-green-infrastructure/ Core Strategy, Local Plan and SPD
http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Local Requirements for Designated Sites and Priority Habitats Criteria
Trigger List for when a Survey and Assessment are required
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DESIGNATED SITES
Internationally designated sites
Nationally designated sites
Regionally and locally designated sites
Special Protection Area (SPA)
Special Area of Conservation (SAC)
Ramsar Site
Site of Special Scientific Interest (SSSI)
National Nature Reserve (NNR)
Local Sites (e.g. Site of Nature Conservation Importance)
Local Nature Reserve (LNR)
PRIORITY HABITATS (Habitats of Principal Importance for Biodiversity under S.41NERC Act 2006)
 Ancient and/or species-rich hedgerows
 Coastal saltmarsh, sand dunes, vegetated shingle and inshore sands, muds and gravels, saline lagoons
 Floodplain grazing marsh
 Fen, marsh, swamp and reedbeds
 Purple moor grass and rush pastures
 Lowland beech and yew woodland
 Lowland calcareous grassland (e.g. species-rich chalk and limestone grasslands)
 Lowland heathland and/or dry acid grassland
 Lowland meadows (e.g. species-rich flower meadows)
 Lowland mixed deciduous woodland (ancient woodland)
 Lowland raised bog or Upland blanket bog
 Lowland wood-pasture and parkland
 Maritime cliffs and slopes and littoral and sub-littoral rock outcrops
 Native pine woodlands or Upland woodlands (e.g. mixed ashwoods, oakwoods, and birchwoods)
 Rivers and streams (e.g. chalk streams)
 Standing open water and canals (e.g. lakes, reservoirs, ponds, aquifer fed fluctuating water bodies)
 Upland calcareous grassland and upland hay meadows
 Upland heathland
 Wet woodland
OTHER BIODIVERSITY FEATURES (as identified by the Local Biodiversity Partnership - see paragraph
84 ODPM Circular 06/2005)
 Secondary Woodland and Mature/Veteran Trees
 Caves and disused tunnels and mines (e.g. roosts for bats)
 Trees and scrub used for nesting by breeding birds
 Previously developed land with biodiversity interest
 Urban green space (e.g. parks, allotments, flower-rich road verges and railway embankments)
 Other habitats and features identified in the Local Biodiversity Action Plan (to be specified by LPA)
Exceptions When a Full Survey and Assessment May Not Be Required
International and National Sites: A survey and assessment will not be required where the applicant is able to provide
copies of pre-application correspondence with Natural England, where the latter confirms in writing that they are satisfied
that the proposed development will not affect any statutory sites designated for their national or international importance.
Regional and Local Sites and Priority Habitats: A survey and assessment will not be required where the applicant is
able to provide copies of pre-application correspondence with the Local Planning Authority’s ecologist (where
employed), or ecological advisor and/or the local Wildlife Trust that they are satisfied that the proposed development
will not affect any regional or local sites designated for their local nature conservation importance or any other priority
habitats or listed features.
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16
17
Contaminated Land Assessment which addresses the nature, degree and distribution of contamination
and ground gases. Where contamination is known or suspected or the proposed end use is particularly
sensitive to contamination, the applicant/agent should provide such information with the application as is
necessary to determine whether the proposed development can proceed. This information must be
sufficient to demonstrate that the site cannot be capable of being determined as contaminated land under
Part 2A of the Environmental Protection Act 1990. This information may also include details of the
measures incorporated into the proposed development that mitigate landfill gas risks.
Required: Where the proposed development is particularly sensitive to land contamination. For example
residential, education, health facilities, and children’s play areas; and/or where the proposed development
is located on top, or within 250 metres, of a former landfill site.
Policy: Local Plan Policy G14: Unstable or Contaminated Land; Policy G15: Derelict Land Reclamation
Information: Guidance in relation to ground contamination
https://www.gov.uk/search?q=contaminated+land
The location of landfill sites, historic and current, can be found on the Environment Agency’s website
http://www.environment-agency.gov.uk/homeandleisure/37823.aspx
Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planning-policies-andguidance-1
Environmental Impact Assessment to enable the Council to give proper consideration to the likely
environmental effects of a proposed development. Where an EIA is required, an Environmental Statement
in the form set out in Schedule 4 to the regulations must be provided. Where an EIA is not required, the
Council will require environmental information to be provided. An applicant may request a ‘screening
opinion’ to determine whether an EIA is required and a 'scoping opinion' to determine the scope and
content of the EIA, from the Council prior to submitting the application
Required: Development included in Schedule 1 and 2 of The Town and Country Planning (Environmental
Impact Assessment) Regulations 2011 as amended. Where an EIA is required, an Environmental
Statement in the form set out in Schedule 4 to the regulations must be provided.
Policy: Core Strategy Policy 27: Sustainable Resources and New Development; Core Strategy Policy 28:
Renewable and Low Carbon Energy Schemes;
Information: The legislation for EIA's can be viewed at the following link together with the types of
development covered by the regulations
http://planningguidance.planningportal.gov.uk/blog/guidance/environmental-impact-assessment/
Landscaping Details including scaled plans showing hard and soft landscaping details, details of levels,
paving treatment and materials, plant species, position, number and/or densities per square metre with the
area given, and the size and specification of the plant material. The scheme should demonstrate how it
relates to the wider ecological network. The details should also include proposals for long-term
maintenance and landscape management including the configuration of the planting pits, method of staking
or guying, the position of existing and proposed underground services, drainage, overhead services,
tree/shrub protection/mulching and a five year planting and maintenance schedule including watering.
Existing trees and other features of ecological importance such as ponds and hedges should be retained
and protected during construction of the development. For sites that are particularly sensitive in landscape
or visual terms a Landscape and Visual Impact Assessment (LVIA) should be undertaken by a qualified
landscape professional.
Required: Major applications, residential developments, commercial development
Policy: Core Strategy Policy 17: Design of New Buildings; Local Plan Policy G17: Design Criteria for New
Development
Information: Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Open Space Assessment of existing or proposed open space within or adjoining the application site
should be submitted, accompanied by plans showing the extent of the area. For existing open space and/or
buildings, in the absence of a robust and up-to-date assessment by the Council, an applicant may seek to
demonstrate through an independent assessment that the land and/or buildings are surplus to local
requirements and any such evidence should accompany the planning application. It should be noted
however planning permission will rarely be granted for applications involving the loss of such area. The
NPPF at Paragraph 74 affords protection to existing open space, sports and recreational buildings and
land, including playing fields, which would cover school sites with such facilities. If there is to be a loss of
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accessible natural greenspace, that loss must be justified and any proposed mitigation or compensation
measures should be included.
Required: For development on open space which serves the local community; for development within open
spaces; for planning applications on existing sports fields or facilities or for new sports facilities
Policy: Core Strategy Policy 18 - Green Infrastructure; Core Strategy Policy 19 - Areas of Separation and
Major Open Space; Local Plan Policy G7 – Green Infrastructure, Existing Provision; Local Plan Policy G8 –
Green Infrastructure, Future Provision; SPD Open Space and Playing Pitch
Information: Sport England http://www.sportengland.org/media/121630/document-5-a-sporting-future-forthe-playing-fields-of-england-planning-policy-statement-.pdf
Core Strategy, Local Plan and SPD http://www.southribble.gov.uk/content/current-planning-policies-andguidance-1
Tree Survey and Arboricultural Implications Assessment undertaken by a suitably qualified
Arboriculturist in accordance with British Standard BS 5837 2012 - Trees in Relation to Design, Demolition
and Construction - Recommendations. The Survey will provide a categorisation of the trees and will define
which trees should be retained or removed. It will also quantify the volume of the Root Protection Areas of
the retained trees and the means of protecting them during construction works.
The information gathered from the survey on the trees that are being retained should then be used to
create a Tree Protection Plan as part of the Arboricultural Impact Assessment (Section 5.4 BS 5837:2012).
This Tree Protection Plan (Section 5.5 BS5837:2012) will consist of a scaled drawing, informed by
descriptive text where necessary, based upon the finalized proposals, showing trees for retention and
illustrating the tree and landscape protection measures.
Full guidance on the Survey information, Protection Plan and Arboricultural Impact Assessment that should
be provided with an application is set out in the current BS5837 2012 ‘Trees in relation to design,
demolition and construction - Recommendations’. Using the methodology set out in the BS should help to
ensure that development is suitably integrated with trees and that potential conflicts are avoided.
Required: Where there are trees within the application site, trees on adjacent land within 15 metres of the
boundary, and street trees between the site and the highway and/or carriageway
Policy: Local Plan Policy G13: Trees, Woodlands and Development
Information: Local Plan http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Arboricultural Association www.trees.org.uk
Public Rights of Way Statement outlining how the development affects the PROW or its setting. A
PROW is a route over which the public has the right to pass and repass at any time for the purposes of
enjoyment and recreation. The impact of a proposal on a public right of way is a material consideration
when a planning application is being decided. If a development is likely to affect a PROW, it is strongly
recommended that Lancashire County Council’s Countryside team is contacted at an early design stage for
informal advice. This could help to avoid any objections and delays.
Required: Where development affects a PROW or affects the setting of a PROW
Policy: Core Strategy Policy 18: Green Infrastructure; Core Strategy Policy 19: Areas of Separation and
Major Open Space; Core Strategy Policy 20: Countryside Management and Access; Local Plan Policy G12:
Green Corridors/Green Wedges
Information: Core Strategy, Local Plan http://www.southribble.gov.uk/content/current-planning-policiesand-guidance-1
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HEALTH AND WELLBEING
The local driver for this section is Core Strategy Chapter 11 – Health and Wellbeing Local Plan Chapter H –
Promoting Health, Wellbeing, Education and other Community Services and Facilities
Community Involvement Statement setting out the nature and extent of pre-application consultation with
the local community, statutory consultees and the Council. The statement should demonstrate that the
views of the local community have been sought and taken into account in the formulation of development
proposals, that initial concerns of statutory bodies have been addressed and details of any discussions with
the Council. It is expected that applicants work closely with those directly affected by their proposals to
evolve designs that take account of the views of the community.
Required: Major applications, those with wider implications, community facilities
Policy: South Ribble Borough Council's Statement of Community Involvement
Information: Statement of Community Involvement
Crime and Community Safety Statement which outlines how the applicant has worked with the police,
community safety partnerships or other agencies in developing the detailed design of the development.
The statement should outline the inclusion of Secured by Design principles incorporated into the proposed
development, particularly when developing in high crime areas. (See also Crime Impact Assessment)
Required: Development in high crime or problematic areas; licensed premises; change of use applications
for non-residential; commercial, education or medical premises; those likely to attract large groups of
people; development where the end user may store high value goods, large amounts of cash or store
drugs; ATMs
Policy: Core Strategy Policy 26: Crime and Community Safety; Design Guide SPD; Secured by Design
Information: www.securedbydesign.com
CLIMATE CHANGE
The local drivers for this section are the Core Strategy Chapter 12 – Tackling Climate Change; Local Plan
Chapter J – Tackling Climate Change
Air Quality Assessment which demonstrates that full consideration has been given to both of the impact
of the proposal on the air quality of the area where the proposed development is located, and the impact of
the air quality in the area on any future site users. The assessment should assess the existing and
proposed air quality with and without the development and also identify any mitigation measures or controls
to avoid significant adverse impacts on air quality or mitigate any unavoidable impacts. It should include all
permitted development within the area.
Required: Where the development is inside or adjacent to an Air Quality Management Area (AQMA) or
where the development could result in the designation of an AQMA; Where a development will lead to an
increase of 5% or more in traffic within an AQMA or 10% elsewhere; Where the Average Annual Daily
Traffic (AADT) would exceed 10,000 vehicles (or 5,000 if narrow and congested); Where a development
would increase the number of heavy goods vehicles by 200 or more per day; Where there would be an
increase in car parking of 50 parking spaces within an AQMA and 100 parking spaces elsewhere; For
development in excess of 10 dwellings/1,000m2 floorspace within an AQMA; For development exceeding
75 dwellings or 10,000m2 floorspace; Where the development includes a biomass or combined heat and
power plant; Proposals for industrial processes where there are direct emissions to the air.
Policy: Core Strategy Policy 30: Air Quality
Information: Contact Environmental Health for further information on 01772 625340 (A document will be
available late 2015/early 2016); Core Strategy http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Drainage Statement which considers how the development will relate to existing foul and surface water
drainage systems in the area. Consideration should be given with regards to any previous history of any
type of flooding to the area. For foul water drainage discharging into a public sewer, the statement should
include a load/flow assessment by a suitably qualified professional to demonstrate the impact of the
development on the public sewer infrastructure.
For non-mains drainage systems, in order to demonstrate that the development can be effectively served
by a non-mains drainage system without inadvertently affecting the environment, amenity or public health,
a foul drainage assessment should be carried out by a drainage specialist or surveyor. If a non-mains
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drainage system is proposed its position and any associated soak away must be shown within the
application site on a 1:1250 and 1:2500 scale site location plan. The use of a soak away will require
satisfactory percolation tests to have been undertaken to demonstrate compliance with current British
Standards.
For Surface water drainage an assessment is required to demonstrate a satisfactory standard of surface
water drainage for the development and minimise the risk of flooding. It should be noted in most
circumstances surface water will not be permitted to be connected to public foul sewers. Should the
developer adopt this as the means of surface water drainage, written confirmation is required from United
Utilities confirming their agreement to this means of drainage.
The preferable means of surface water drainage is a Sustainable Drainage System (SuDS) and where
this method is proposed, the application will need to be accompanied by an assessment to demonstrate
that the development will not have an unacceptable adverse impact on the water environment. The
assessment should include details of geology, hydrology, water table and ground conditions to demonstrate
the proposed system complies with current British Standards and CIRIA guidance.
Required: For Major development; Development involving the provision of new non-mains drainage or the
use of existing non-mains drainage, for example, package treatment plants, septic tanks, cesspools; Major
development incorporating SuDS
Policy: Core Strategy Policy 29: Water Management
Information: Building Regulations Approved Document Part H (to be updated October 2015)
http://www.planningportal.gov.uk/buildingregulations/approveddocuments/parth/approved
Core Strategy http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Flood Risk Assessment which identifies and assesses the risks of all forms of flooding to and from the
proposed development. The FRA should demonstrate how these flood risks will be managed, taking
climate change into account. The FRA should identify opportunities to reduce the probability and
consequences of flooding. The FRA should include the design of surface water management systems
including Sustainable Drainage Systems (SUDs) and address the requirement for safe access to and from
the development in areas at risk of flooding. Where flood risk is related to sewer flooding and reservoir
inundation it is advisable that early contact is made with United Utilities.
For all major developments over 1 hectare in Flood Zone 1, the FRA should identify opportunities to reduce
the probability and consequences of flooding. The FRA should be prepared by a developer in consultation
with the Council. 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.
Required: Development proposals of 1 hectare or greater in Flood Zone 1 and all proposals for new
development located in Flood Zones 2 and 3.
Policy: Core Strategy Policy 29: Water Management; Local Plan DPD Chapter J: Tackling Climate Change
Information: The Environment Agency’s Flood Risk Standing Advice https://www.gov.uk/guidance/floodrisk-assessment-standing-advice
Core Strategy http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Utilities Statement is required to demonstrate how the development will connect to existing utility services,
including electricity and gas supplies, telecommunications and water supply (a separate drainage
statement is required, as outlined above). New development generally creates two planning issues.
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. The statement should demonstrate that:
 following consultation with the service provider, the availability of utility services has been examined and
that the proposals would not result in undue stress on the delivery of those services to the wider
community;
 proposals incorporate any utility company requirements for substations, telecommunications equipment
or similar structures including proposals for the provision of new utility connections and/or the upgrading
of existing utility services in the highway network where development fronts a traffic sensitive route;
 service routes have been planned to avoid as far as possible the potential for damage to trees and
archaeological remains;
 where the development impinges on existing infrastructure, the provisions for relocating or protecting
that infrastructure have been agreed with the provider.
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 Consider regulation of the flow during peak times.
All new buildings need separate connections to foul and storm water sewers and the statement should
include a description of the type, quantities and means of disposal of any trade waste or effluent. Where the
development involves the disposal of trade waste or the disposal of foul sewage effluent other than to the
public sewer a more detailed foul drainage assessment will be required outlining the methods of storage,
treatment and disposal. A foul drainage assessment should include a full assessment of the site, its
location and suitability for storing, transporting and treating sewage. Where connection to mains sewer is
not practical then the foul/non-mains drainage assessment will be required to demonstrate why the
development cannot be connected to the public mains sewer system and that the alternative means of
disposal is satisfactory.
Required: Major development involving connection to existing utilities
Policy: Core Strategy Policy 28, Policy 29: Water Management
Information: Core Strategyhttp://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Renewable Energy Statement should include details specific to the proposed development. For example,
an application for a wind turbine should include a line of sight survey, correspondence and/or evidence preapplication discussion with the Ministry of Defence (MOD), National Air Traffic Service (NATS) and
Blackpool Airport; an assessment of environmental impacts and how they can be minimised/mitigated,
particularly in relation to wildlife, bats, birds, nesting birds, migratory routes, Great Crested Newts (GCN); a
landscape assessment taking into account visual impacts; a noise report to demonstrate no harmful effects,
odour assessment report to demonstrate no harmful effects; a shadow flicker assessment; an assessment
including details of traffic/transportation of the components to the site; an assessment of the social and
economic benefits; details of the colour and finish of turbine; decommissioning proposals.
Required: For development of renewable and low carbon energy schemes, stand-alone renewable energy
schemes, Solar panels and a Solar farms, Wind Turbines, hydro-power, ground source heat pumps,
biomass
Policy: Core Strategy Policy 28: Renewable and Low Carbon Energy Schemes; Renewable and Low
Carbon Energy SPD
Information: Core Strategy and SPD http://www.southribble.gov.uk/content/current-planning-policies-andguidance-1
Information on wind turbines in relation to bats and birds can be found on the following links.
http://publications.naturalengland.org.uk/publication/33013
http://publications.naturalengland.org.uk/publication/35010?category=31008
Waste Management Statement should include the number, design and location of bin stores and recycling
facilities within the finished development and the capacity of the bins and recycling facilities provided and
how this has been calculated. A recycling strategy should also be included together with details of how
refuse vehicles and staff will access and service the site. Waste management plans will also be required
for developments involving the homing of animals, either permanently or temporarily, and must contain
details of odour abatement.
Required: For all construction projects with an estimated cost greater than £300,000; for development
of residential apartments, retail, commercial and industrial developments; the storage of any
hazardous, clinical waster, irrelevant of the size of the development
Policy: Core Strategy Policy 27: Sustainable Resources and New Developments
Information: Core Strategy
MISCELLANEOUS
Lawful Development Certificate can be for either an existing use of land, or some operational
development, or some activity in breach of a planning condition is lawful or a proposed use of buildings or
other land, or some operations proposed to be carried out in, on, over or under land, would be lawful. Such
applications must specify in reasonably precise terms what the use, operational development, or other
activity is, or is proposed to be. The issue of a certificate depends entirely on factual evidence about the
history and planning status of the building or other land and the interpretation of any relevant Planning law
or judicial authority. The information must explain why a Lawful Development Certificate should be granted
and include any evidence necessary to prove entitlement to such a certificate. This will depend on what
type of certificate is being applied for, but the emphasis is on the applicant to convince the local authority
that a certificate should be issued. Therefore, the evidence submitted should be clear and convincing.
Where some questions of fact are involved, the local authority will require statements from persons who
22
have a direct knowledge of those facts, usually in the form of a sworn ‘state declaration’ or affidavits.
Advice from a Solicitor or Planning Agent may be required. In some cases letters or unsworn statements
may be acceptable (for instance if there is some additional documentary evidence backing the statement).
Letters may be acceptable if they back a sworn statement, but statements from owners or applicants which
give crucial evidence should always be sworn in the proper form. Any other further evidence that can be
provided will assist the application such as photographs, invoices or documentation indicating the length of
time the development or use has been there.
Required: Where certainty is required that the existing use of a building is lawful or that proposed
development does not require planning permission
Information: http://www.planningportal.gov.uk/permission/responsibilities/planningpermission/ldc
Supporting 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. It should also include details of consultation with the Local Planning Authority and wider
community and/or statutory consultees undertaken prior to submission. The purpose is to speed up the
planning process by helping to get the applicant’s concept across to the planning officer and public, ie what
the applicant is trying to deliver, how they envisage the proposed works, the end product, the benefits to
the borough/locality how it relates to policy. In other words, it is the applicant’s chance to sell the
development to the Council and the general public.
Required: For most development proposals
Policy: NPPF; Central Lancashire Core Strategy; Site Allocation DPD
Information: Core Strategy; Local Plan http://www.southribble.gov.uk/content/current-planning-policiesand-guidance-1
Lighting Assessment where external lighting is proposed, for example flood lights for sports pitches. The
assessment should be accompanied by details of the location and height of the lighting columns; the details
of the light fittings; the colour of the lights; details of louvers on the light fittings; levels of luminance/ the lux
levels and the proposed hours when the lighting would be in use. The assessment should also include details
of potential impact on wildlife, particularly bats, and measures to avoid or mitigate against those impacts.
Required: Where external lighting would be provided or made necessary by the development;
development for the provision of new lighting; publicly accessible developments; those in the vicinity of
residential properties; a Listed Building or Conservation Area; within the open countryside where it is likely
to affect wildlife, such as bats.
Policy: Policy 17: Design of New Buildings
Information: Core Strategyhttp://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Lighting schemes in relation to bats
http://www.bats.org.uk/data/files/bats_and_lighting_in_the_uk__final_version_version_3_may_09.pdf
Telecommunications Development Supplementary Information should include a range of information
including the area of search, details of any consultation undertaken, details of the proposed structure, and
technical justification and information about the proposed development.
Planning applications should also be accompanied by a signed declaration that the equipment and
installation has been designed to be in full compliance with the requirements of the radio frequency (RF)
public exposure guidelines of the International Commission on Non-Ionizing Radiation Protection (ICNIRP).
Required: Planning applications for mast and antenna development by mobile phone network operators
Policy: Core Strategy Policy 2: Infrastructure; Policy 3: Travel; Policy 13: Rural Economy
Information: Core Strategy
Code of Best Practice https://www.gov.uk/government/publications/code-of-best-practice-on-mobile-phonenetwork-development
Other Requirements
In certain circumstances if may be necessary for additional information to be requested to assist in
determination of an application. The absence of such information would not invalidate an application and
can be requested by the Planning Officer at any time during consideration of the application.
Fee Calculation Summary detailing how the application fee has been calculated by the applicant/agent
Required: Major applications and applications of a complicated nature such as mixed use applications in
the interests of providing an audit trail.
23
Information: https://ecab.planningportal.co.uk/uploads/english_application_fees.pdf
Photographs and Photomontages provide useful background information and can help to show how a
development can be satisfactorily integrated within the street scene. Photographs can also demonstrate
points made in other supporting statements, for example the Design and Access Statement. It should be
noted that any vehicles shown on a photograph should have their number plate obscured.
Required: Major development; development involving the demolition of an existing building; development
of infill plots; development affecting a conservation area or a listed building
Policy: Core Strategy Policy 16: Heritage Assets; Policy 17: Design of New Buildings; Local Plan Policy
G17: Design Criteria for New Development
Information: Core Strategy and Local Plan http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
Lifetime Homes Statement which outlines measures which are adaptable and flexible to changing
circumstances of the owner/occupier. This should cover aspects of design, space standards and mobility
impairment. The 16 criteria set by the Lifetime Homes standard are: Parking (width or widening capability),
Approach to dwelling from parking (distance, gradients and widths), Approach to all entrances; Entrances;
Communal stairs and lifts; Internal doorways and hallways; Circulation Space; Entrance level living space;
Potential for entrance level bed-space; Entrance level WC and shower drainage; WC and bathroom walls;
Stairs and potential through-floor lift in dwelling; Potential for fitting of hoists and bedroom / bathroom;
Bathrooms; Glazing and window handle heights; Location of service controls
Required: For new residential development, both new build and conversion
Policy: Core Strategy Policy 6: Housing Quality
Information: Lifetime Homes http://www.lifetimehomes.org.uk/
Core Strategy http://www.southribble.gov.uk/content/current-planning-policies-and-guidance-1
Daylight/Sunlight Assessment should be undertaken in accordance with Building Research
Establishment guidelines, and in particular, the three criteria: Diffuse day lighting to windows; Sunlight
availability to Windows and; Sunlight to gardens and open spaces.
Diffuse daylight is the light received from the sun which has been diffused through the sky. Even on a
cloudy day when the sun is not visible a room will continue to be lit with light from the sky. The BRE
daylight calculations measure the percentage of the sky visible from the centre of each main window. This
is known as the Sky Component. The diffuse daylighting will be adversely affected if after a development
the Sky component is both less than 27% and less than 0.8 times its former value.
Sunlight is measured in terms of how many hours of sun a window will receive over the course of a year.
The BRE sunlight tests are only applicable to windows which face within 90 degrees of due south. The BRE
guidance recommends that main windows should receive at least 25% of the total annual probable sunlight
hours, including at least 5% of the annual probable sunlight hours in the winter months between 21st
September and 21st March. Sunlight availability will be adversely affected if the total number of sunlight
hours falls below these targets and is less than 0.8 times the amount prior to the development.
The BRE guide recommends that no more than two-fifths and preferably no more than one quarter of any
garden or other amenity area should be prevented from receiving any sunlight at all on 21st March.
Planning permission would not confer any immunity on those whose works infringe another’s property
rights, and which might be subject to action under the Rights of Light Act 1959.
Required: In circumstances where there is a potential adverse impact upon the current levels of
sunlight/daylight enjoyed by adjoining/adjacent properties or buildings, including associated gardens or
amenity space
Policy: Core Strategy Policy 17: Design of New Buildings; Local Plan Policy G17: Design Criteria for New
Development
Information: Core Strategy and Local Plan http://www.southribble.gov.uk/content/current-planningpolicies-and-guidance-1
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