Householder development

All development likely to affect:

1. internationally and nationally designated sites
2. European and nationally protected species
3. priority habitats and species
4. significant populations of national or local red list or notable species.

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 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.

• Joint Nature Conservation Committee (JNCC) guidance on conservation status of habitats and species in the UK (opens new window)
• National Planning Policy Guidance/DEFRA guidance on protected sites and areas (opens new window)

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:

• CS1 f)
• CS2 g)
• CS5 d)
• CS8
• CS9 b) and g)
• CS11 (key policy)
• CS14 

LPP2:

• GSP5
• GSP6
• GSP8
• L2
• E4

1. all planning applications for development in flood zones 2 and 3
2. land identified by environment agency as having critical drainage problems
3. land identified at risk of flooding within the Council's strategic flood risk assessment
4. all planning applications involving extensions to existing buildings, new development located or changes of use which increase flood vulnerability on 'dry island' sites

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:

• Environment Agency standing advice (opens new window)
• Norfolk County Council (lead local flood authority) (opens new window)
• National Planning Policy Framework (NPPF) (opens new window) and National Planning Practice Guidance (NPPG) (opens new window)
• Non-statutory technical standards for sustainable drainage systems (opens new window)

In respect of the requirements of e), Norfolk County Council - lead local flood authority have 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:

• CS1 c)
• CS9 h)
• CS11 h)
• CS12 f)
• CS13 (key policy)
• CS14

LPP2:

• E1

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:

• Anglian Water (opens new window)
• Norfolk County Council (lead local flood authority) (opens new window)
• Ciria - SuDS hierarchy (opens new window)
• IEMA (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 c)
• CS9 h)
• CS11 h)
• CS12 f)
• CS13 (key policy)
• CS14

LPP2:

• I3
• A2
• See also allocations within the Local Plan.

1. listed buildings and their settings
2. the character and appearance of conservation areas
3. scheduled monuments and their settings
4. a site on the register of historic parks and gardens of special historic interest in England
5. non-designated heritage assets (such as buildings on a local list)
6. an area with known or high potential for archaeological interest

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 description of the significance of the heritage asset and the contribution made by its setting
• a full description of the proposed works (note: where any demolition is proposed, the age and condition of the fabric to be removed must be qualified)
• a statement of justification for the proposed works
• an assessment of the impact of the proposed works upon the overall significance of the building
• proposed mitigation of any negative impact upon the significance of the heritage asset and/or its setting

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:

• Historic England Guidance (opens new window)
• National Planning Practice Guidance (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 f)
• CS5 d)
• CS9 a), b) and g)
• CS10 (key policy)

LPP2:

• E5

1. 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
2. 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:

• Secured by design (opens new window)
• Bat Conservation Trust - guidance on lighting (opens new window)
• Bats and lighting (opens new window)
• Dark Sky discovery partnership (opens new window)
• CPRE (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 f)
• CS6
• CS8
• CS9
• CS11

LPP2:

• A1
• A2
• A3
• L2
• L3

All developments where it is likely that protected species are present on or near the development site, and are likely to be affected by the development.

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.

• A householder’s guide to engaging an ecologist is provided by the Chartered Institute of Ecology and Environmental Management (CIEEM) (opens new window)

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) has 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
• guidelines for accessing and using biodiversity data in the UK

• Natural England guidance on surveys and mitigation requirements for development projects and bats (opens new window)
• Natural England 'standing advice' for protected species (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 f)
• CS2 g)
• CS5 d)
• CS8
• CS9 b) and g)
• CS11 (key policy)
• CS14 

LPP2:

• GSP5
• GSP6
• GSP8
• L2
• E4

1. all proposals which involve the demolition of a principal external or internal element of a listed building (i.e. A wall, a floor or roof structure or a load-bearing wall)
2. all proposals which involve the demolition of all or a substantial part of a non-designated heritage asset building, or a building which makes a positive contribution within a conservation area
3. all applications for barns/building conversions in the countryside.

A report to be undertaken by a qualified person setting out the structural condition of an existing building or range of buildings which are proposed to be demolished in whole or in part.

See also need for heritage statement.

In the case of conversion of barns or other buildings in the countryside the report shall set out that the existing building is structurally sound and capable of conversion without substantial rebuilding or extension and is suitable for the proposed use.

Relevant Local Plan policies:

LPP1:

• CS9

• H7
• E5

All development proposals involving physical works on sloping sites with existing gradients steeper than 1 in 14 measured in any direction.

Flood risk assessments should be accompanied by a topographical survey.

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:

• CS9
• CS13

LPP2:

• A2
• E1

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:

• CS1 f)
• CS5 d) (bullet point 4)
• CS8 j)
• CS9 a), b) and g)
• CS11

• E4
• A2
• A3