Reserved matters application
| Documents | When required | Guidance |
|---|---|---|
| A full set of existing and proposed plans | All applications | The plans should illustrate the proposals to a standard scale and clearly show the site in context. Depending on the type and scale of the proposals these are likely to include block plans, floor plans, elevations, sections and roof plans and any other plan requirements as appear on this validation check list. For major applications, any paper size will be accepted. For minor and other applications preferably plans will be submitted on A3 paper. |
| Application form | All applications | See planning portal. |
| Completed ownership certificate | All applications | Covering all land outlined in red on the location plan (certificate a, b, c or d as applicable) located at the end of the application form. |
| Correct fee | All applications, excluding any accompanying listed building consent and any resubmissions following a refusal/withdrawal when applicable | See planning portal fee calculator. |
| Documents | When required | Guidance |
|---|---|---|
| Accessible and adaptable housing statement | Required for: Applications for new homes. | This statement should set out and confirm how new homes proposed meet requirement M4(2) of part m of the building regulations. Relevant Local Plan policies LPP2:
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| Affordable housing statement | Required for any reserved matters applications where the outline permission has included an obligation to provide affordable housing on site | A short report setting out how the requirements to provide affordable housing (as detailed within planning obligations) are being taken into account through the design, layout and housing mix presented within the reserved matters details. Ideally this would include the details of housing mix and tenure, if known at this stage, and would follow discussions with the Council's strategic housing team.
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| Air quality impact statement and odour assessment | Required: When a proposal, whether residential, commercial or of another type, has the potential to cause significant levels of air pollution or odour or any potential air quality matters for future occupants. This is required where development proposals could impact upon local air quality, close to existing odorous processes or where there are proposed potential harmful emissions to air quality. Development within 400m of a water recycling centre requires an odour assessment | Further information: Planning Practice guidance - air quality assessments: Institute of Air Quality Management - air quality, dust and odour guidance: Relevant Local Plan policies: LPP1:
LPP2:
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| Biodiversity net gain statement | Required for: Development within the following neighbourhood plan areas:
Other neighbourhood plan areas where the neighbourhood plan is adopted and a biodiversity net-gain requirement is included. All new eligible developments subject to the implementation of the Environmental Act, expected in late 2023. | A statement setting out how the policy/legislative requirement for biodiversity net gain has been met. This should include completion of the Natural England Biodiversity Metric (opens new window). This should ideally be provided in Excel format. Relevant policies:
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| Coastal erosion vulnerability assessment | Required for: All planning applications for development within the coastal change management area and 30 metres inland beyond it. | The assessment should demonstrate that the proposed development would not result in an increased risk to life or property. Relevant Local Plan policies: LPP1:
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| Construction management plan | Required for: Large scale and other developments where construction operations are likely to have a significant and long-term impact on local amenity | The management plan should cover hours of working, points of access and methods of construction. Relevant Local Plan policies: LPP2:
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| Contaminated land assessment | Required for:
| A report providing proportionate but sufficient site investigation information (a risk assessment) to determine the existence or otherwise of contamination, its nature and extent, the risks it may pose and to whom/what (the 'receptors'). The report should also set out any necessary remediation measures. In situations where proposals involve conversion of existing barns or buildings for residential/holiday/commercial uses, the completion of a sensitive end use questionnaire would normally be sufficient to ascertain risk from contamination. This would similarly apply for proposals involving removal of holiday restrictions from existing barn conversions. Relevant Local Plan policies: LPP1:
LPP2:
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| Drainage strategy including foul and surface water management | Required for: All major developments (a major application is 10 or more dwellings, residential development on a site having an area of 0.5 hectares or more, the provision of building/s creating 1,000sqm or more floorspace, or development on a site having an area of 1 hectare or more). | A report including plans/details/ specifications setting out foul drainage and surface water drainage proposals. The proposals should demonstrate how surface water (including any flows originating off site will be managed within the site without resulting in flood risk to properties on or off the site) whilst considering the impact of climate change and the application of the drainage hierarchy. The proposals must also include information on ongoing maintenance and management. Norfolk County Council, as local lead flood authority, has provided guidance on surface water drainage: Relevant Local Plan policies: LPP1:
LPP2:
[also see allocations] |
| Ecological Impact Assessment (ECIA) or Preliminary Ecological Appraisal (PEA) | Required for: Major applications (a major application is 10 or more dwellings, residential development on a site having an area of 0.5 hectares or more, the provision of building/s creating 1000sqm or more of commercial floorspace, or development on a site having an area of 1 hectare or more).
| Ecological reports should have a logical structure and be prepared in accordance with the Chartered Institute of Ecology and Environmental Management (CIEEM) technical guidance series for ecological report writing (opens new window) and the ECIA guidelines. Preliminary Ecological Appraisals should be prepared in accordance with the chartered institute of ecology and environmental management (cieem) technical guidance series guidelines for preliminary ecological appraisal. (opens new window). Ecological Impact Assessment (ECIA) or Preliminary Ecological Appraisal (PEA) - should accord with British Standard BS 42020:2013 biodiversity - code of practice for planning and development.
Natural England guidance on protected sites and areas. Guidance on the legal obligations on Local planning authorities and developers regarding European sites designated under the birds or habitats directives, protected species and sites of special scientific interest is currently provided in circular 06/2005 (opens new window). The habitats and species directive and the birds directive 2010 habitats regulations (as amended) sets out at article 6 (3) that: 'any plan or project not directly connected with or necessary to the management of the site but likely to have a significant effect thereon, either individually or in combination with other plans or projects, shall be subject to appropriate assessment of its implications for the site in view of the site's conservation objectives' An appropriate assessment is required where a plan or project is likely to have a significant effect upon a European site (special area of conservation, special protection area or Ramsar), either individually or in combination with other projects. You may need to provide additional information to help us do this assessment, e.g. extra survey information. Relevant Local Plan policies: LPP1:
LPP2:
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| Electric charging plan | Required for: Applications for new dwellings and development creating new floorspace in safe, accessible and convenient locations. | A short statement describing how the development will include the provision of charging points for plug-in vehicles. Where outline applications for residential development include full details of layout, or where indicative masterplans are included, a plan should be provided to show where free-standing charging points will be installed if not within each dwelling. Relevant Local Plan policy: LPP2:
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| Flood risk assessment | Required for:
| A report including plans identifying and quantifying the risk to the development; of all sources of flooding and providing site specific detail (geology/watercourse network/topography etc.) To inform the application of the drainage hierarchy to subsequent surface water drainage proposals. The assessment should demonstrate to the decision-maker how flood risk will be managed now and over the development's lifetime, taking climate change into account, and with regard to the vulnerability of its users. The assessment should be supported by a flood warning and evacuation plan. The plan should identify the site's location, the risk of flooding and access and egress arrangements. It should identify what warning measures will be put in place and how occupants will be made aware of the risks. The plan should include detailed instructions to occupants about what to do in the event of a flood. The flood warning and evacuation plan and its implementation will be secured by planning condition. Further guidance can be obtained here:
In respect of the requirements of e), Norfolk County Council (lead local flood authority) has observed that a drainage strategy can vary between an initial approval and the point at which conditions are discharged, particularly if some time has elapsed between stages. Resubmitting the FRA consolidates site and risk information presenting a clear package of background information on which the drainage strategy proposed is based. Relevant Local Plan policies: LPP1:
LPP2:
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| Foul drainage assessment | Required for: All developments where non-mains drainage ('off-grid') disposal of foul sewage is proposed or a new connection to an existing 'off-grid' foul sewage disposal network is proposed. | Applications for developments relying on anything other than connection to a public sewage treatment plant should be supported by sufficient information to understand the potential implications for the water environment. The first presumption is to provide a system of foul drainage discharging into a public sewer to be treated at a public sewage treatment works. Where a connection to a public sewage treatment plant is not feasible (in terms of cost and/or practicality) a package sewage treatment plant can be considered. The package sewage treatment plant should offer treatment so that the final discharge from it meets the standards set by the Environment Agency. A proposal for a package sewage treatment plant and infrastructure should set out clearly the responsibility and means of operation and management to ensure that the permit is not likely to be infringed in the life of the plant. There may also be effects on amenity and traffic to be considered, for example, because of the need for sludge to be removed by tankers. Septic tanks should only be considered if it can be clearly demonstrated by the applicant that discharging into a public sewer to be treated at a public sewage treatment works or a package sewage treatment plant is not feasible (taking into account cost and/or practicability). A report including plans/details/specifications setting out foul drainage and surface water drainage proposals including on-going management and maintenance. The following websites may be of assistance in preparation of these supporting documents:
Relevant Local Plan policies: LPP1:
LPP2:
[also see allocations] |
| Heritage impact assessment statement / conservation character appraisal | Required in the case of development proposals which affect or may affect:
| Para 189 of the national Planning Policy Framework states: 'in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets' importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include, heritage assets with archaeological interest, Local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation'. Where a design and access statement is also required to be submitted, this should be combined with the information required within a heritage statement. A heritage statement is an applicant's opportunity to explain their proposals and to clarify what impact a development proposal will have on heritage assets. The statement should include:
A field evaluation is required for sites of archaeological interest. Setting is defined in the National Planning Policy Framework (NPPF) as 'the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of the asset, may affect the ability to appreciate that significance or may be neutral.' The setting itself is not designated. Every heritage asset, whether designated or not has a setting. Its importance, and therefore the degree of protection it is offered in planning decisions, depends entirely on the contribution it makes to the significance of the heritage asset or its appreciation. Further advice on setting is available on the following websites: Relevant Local Plan policies: LPP1:
LPP2:
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| Houses in multiple occupation details | Required for: All applications involving the development of new houses in multiple occupation. | A short statement setting out the number of rooms (bedrooms and shared living space), the space per room and the number of people proposed to occupy each bedroom which will normally be only one or two. The number and size of kitchens and bathrooms must also be stated in the application and must be adequate for the number of people proposed to be accommodated in the HMO. Relevant Local Plan policies: LPP2:
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| Landscape character and landscape visual impact assessment | Required for:
| Needs to be proportionate to the scale of the development and in accordance with best practice, (guidelines for landscape and visual impact assessment, 3rd edition, 2013, landscape institute and IEMA). Should include photos and photomontages from selective identified viewpoints. For further guidance please refer to Landscape Institute guidance (opens new window) Relevant Local Plan policies: LPP1:
LPP2:
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| Landscape proposals | Required for:
| A plan showing the proposed site layout and location of proposed soft planting together with details of hard surface and boundary treatments. This shall be accompanied by a short statement setting out proposed future management and maintenance of soft landscaping. For major applications (a)and other applications c) the following hard and soft landscape detail is required: Existing landscape details:
Soft landscape details
Hard landscape details
Implementation and management details
For minor developments (b): Soft landscape details:
Hard landscape details
Relevant Local Plan policies: LPP1:
LPP2:
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| Lighting impact assessment and strategy | Required for: *all development where external lighting is proposed except where agreement to accepting relevant conditions is made clear within the planning application (for example within covering letter or planning statement); or *where an illuminated advert is proposed in the countryside | Details shall be provided setting out proposed external lighting including location, number, design, manufacturers product details (including illumination levels and beam orientation), times of operation and measures to prevent light spill/pollution. Due regard should be given to light sensitive areas and light sensitive receptors in order to maintain dark skies where possible and to minimise adverse impacts on protected species including bats. Further guidance is available from:
Relevant Local Plan policies: LPP1:
LPP2:
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| Marketing evidence | Required for: A) proposals to change the use of or redevelop sites/buildings within safeguarded employment areas as set-out in policy CS6 of the core strategy (LPP1) B) proposals to change the use of or redevelop sites/buildings in community use to a non-community use C) proposals to demolish non-designated heritage assets or buildings which contribute to the significance of conservation areas. D) proposals which involve the loss of tourist accommodation or tourist, leisure or cultural facilities E) proposals for new residential development close to Great Yarmouth and Gorleston town centres | Marketing evidence should be presented as a report which details how the site/building has been marketed for its existing use in line with the requirements set out in the relevant policies. For proposals for residential development close to Great Yarmouth and Gorleston town centres, with relevance to policy h11 - evidence should be supplemented whether the site is suitable for elderly housing. Relevant Local Plan policies: LPP1:
LPP2:
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| Noise impact assessment | Required for: A) Any application proposing noise sensitive uses within close proximity to existing noise generating uses (or those with an extant permission). B) Any application proposing noise generating development (this includes uses, plant, machinery or equipment) within close proximity to noise sensitive uses. | Noise sensitive uses would include schools, hospitals, care facilities, residential uses, libraries, passive recreation uses and places of worship. Noise generating uses would include drinking establishments, heavily trafficked roads, theatres, night clubs, industrial uses, assembly and leisure uses as well as farm complexes. The interpretation of close proximity will include properties adjacent to the site and within a reasonable proximity. However, depending on the particular circumstances, a wider area may need to be included. For example, in areas of open countryside or where night-time/daytime background noise levels are particularly low and/or where a noise generating use is likely to have wider implications. Noise assessments which fall in to either of the two categories should be carried out by a qualified professional. Relevant Local Plan policies: LPP1:
LPP2:
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| Open space statement | Required for: Required for any reserved matters applications where the outline permission has included an obligation to provide open space areas on site | A short report setting out how the requirements to provide on-site open space within the development (as required by planning conditions or within planning obligations) are being taken into account through the design and layout of the development. This should also include landscaping where appropriate details are known, relative to the reserved matters details being proposed. Ideally, this would correspond to the housing mix proposed. Where any variance to the expected provision is proposed, these should be clearly documented and justified. Relevant Local Plan policies: LPP1:
LPP2:
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| Planning statement | Required for:
| A statement in support of a planning application setting out how the proposal accords with national and local policy requirements and/or setting out any other relevant material planning considerations, particularly where the proposal represents a departure from policy. The statement should avoid repetition of other documents submitted but rather provide an overview or summary of the key policy arguments. The above link includes core strategy policies, design guide and landscape character assessment, all of which should be taken into consideration within the planning statement All Local Plan policies are potentially relevant |
| Protected species survey report | Required for: | A protected species survey and report is required where it is considered there is a reasonable likelihood of a protected species being present and affected by development. Bat survey and report (opens new window): this guidance document sets out broadly what is involved when a 'bat survey and report' is required in relation to small-scale development (householder planning applications). The chartered institute of ecology and environmental management (CIEEM) have produced a CIEEM: Technical guidance series (opens new window) including: competencies for species survey; guidelines for ecological impact assessment; guidelines for ecological report writing; guidelines for preliminary ecological appraisal; and guidelines for accessing and using biodiversity data in the UK.
Relevant Local Plan policies: LPP1:
LPP2:
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| Refuse and waste strategy | Required for: All development proposals which give rise to increased demand on refuse and waste removal services, e.g. All new dwellings, new holiday accommodation, new commercial, leisure and tourism floorspace, except where agreement to accepting relevant conditions is made clear within the planning application (for example within covering letter or planning statement). | A short statement (including plans where necessary) setting out how refuse and waste associated with the proposed development is to be managed. The proposed refuse and waste management statement shall set out the likely waste streams associated with the proposal and describe how the development would expect to manage refuse. Where outline applications include full details of layout or where an indicative masterplan or layout is included in the application these should where possible show the location of any proposed bin storage areas including collection points and proximity for collection by refuse vehicles. Doing so means the final design / appearance of collection areas can then be subject to conditions. The statement should be prepared having regard to guidance produced by the environmental services team. Certain waste activities may need a permit from the Environment Agency. Further advice is available from the Environment Agency (opens new window). Relevant Local Plan policies: LPP1:
LPP2:
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| Topographical survey/cross section | Required for: All development proposals involving physical works on sloping sites with existing gradients steeper than 1 in 14 measured in any direction.
Visibility splay measurements should be supported by a topographical survey. | Topographical surveys and cross-sections are important tools in assessing whether proposed development would result in any adverse impacts including impacts on neighbouring amenity from overlooking, loss of daylight/sunlight or from overbearing impacts. A topographical survey should set out the existing ground levels across the application site and submitted plans should indicate material changes to ground levels proposed as part of development. Cross sections at regular intervals across the site should be provided which indicate how proposed development would be located having regard to the sloping nature of the site. Cross-sections should set out proposed changes to existing ground levels. Cross-sections should extend to show the height of proposed development in the context of neighbouring development Relevant Local Plan policies: LPP1:
LPP2:
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| Tree survey and arboricultural implications assessment | Required for any application where trees are present on site or on land adjacent to the application site and which may be affected by the proposals (either directly or indirectly). | A report including plans identifying and accurately plotting all trees on the site or on adjacent land that could influence or be affected by the development (including street trees). The report shall assess the size, spread, condition and quality of these trees in accordance with BS 5837:2012. Where trees are to be removed, these shall be identified on a plan and, where necessary, mitigation planting shall be included within landscaping proposals (see landscape proposals) Where trees are to be retained, details shall be provided of measures to protect the trees and their root protection areas during construction works to BS 5837:2012. Where works would likely affect trees, an arboricultural implications assessment should be submitted. This information should be prepared by a suitably qualified arboriculturalist using the methodology contained in BS 5837: 2012 trees in relation to construction - recommendations. Relevant Local Plan policies: LPP1:
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| Utilities assessment | Required for: All major applications proposing developments in excess of 10 dwellings; or 1,000 sqm new floor space (or an equivalent combination). | A utilities statement should include how an application connects to existing utility infrastructure systems. Most new developments require connection to existing utility services, including electricity and gas supplies, telecommunications and water supply, and also needs connection to foul and surface water drainage and disposal. It should be noted that in most circumstances surface water is not permitted to be connected to the public foul sewers. 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 the mains sewer is not practical, then the foul/non-mains drainage assessment will be required to demonstrate why the development cannot connect to the public mains sewer system and show that the alternative means of disposal are satisfactory. Guidance on what should be included in a non-mains drainage assessment is given in the national planning practice guidance, and building regulations approved document part h and in bs6297. Two planning issues arise; firstly, whether the existing services and infrastructure have sufficient capacity to accommodate the supply/service demands which would arise from the completed development; and secondly whether the provision of services on site would give rise to any environmental impacts, for example excavations in the vicinity of trees or archaeological remains.
Relevant Local Plan policies: LPP1:
LPP2:
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| Ventilation and extraction statement | Required for:
| A short statement including appropriate manufacturers technical details sufficient to demonstrate that proposed equipment to be installed will not give rise to unacceptable/adverse impacts. Where adverse impacts are likely, sufficient mitigation should be provided to reduce the harmful effects of the proposed equipment to be installed. Relevant Local Plan policies: LPP1:
LPP2:
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