Change of use (where no physical and/or operational development is proposed)

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:

• A2 sub paragraph f)

Major housing applications whether or not affordable housing is proposed (a major application is 10 or more dwellings, residential development on a site having an area of 0.5 hectares or more) to be included unless the site is within affordable housing sub-market 3 as defined in Policy CS4 of the LPP1 (as modified by policy UCS4 of LPP2). In affordable housing sub-market 3, only applications involving 15 dwellings or more or a site of 0.5 hectares or more. 
 

A short report setting out the policy-compliant level of affordable housing provision including housing mix and tenure taking account of up-to-date housing needs for the area.

Where a policy-compliant scheme is not proposed, the report shall set out clearly the justification for why a reduced amount of affordable housing is proposed and it must be supported by a viability assessment where viability forms all or part of the justification for non-compliance with the policy (see viability assessment).

The report shall be based on an up to date needs assessment.

Relevant Local Plan policies:

LPP1:

• CS1 b)
• CS2 d)
• CS4 (key policy)
• CS14
• CS17
• CS18

LPP2:

• UCS4
• GSP8
• H1
• H2

1. 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.
2. Development within 400m of a water recycling centre requires an odour assessment. 

Further information:

• Planning practice guidance: air quality assessments (opens new window)
• Institute of Air Quality Management: air quality, dust and odour (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 b)
• CS9 f)
• CS12 a)

LPP2:

• A1
• E6
• R7

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:

• CS13

LPP2:

• GSP4

1. All new development proposals where contamination is known or suspected (on the site or on adjacent land).

and/or

1. The proposed use would be particularly vulnerable to the presence of contamination (e.g. residential, care homes, holiday lets, allotments, small holdings).

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:

• CS2 e)

LPP2:

• E6
• MA1
• HY1

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 (NCC) as local lead flood authority has provided guidance on surface water drainage: 

• Norfolk County Council: guidance on surface water drainage (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 c)
• CS9 b)
•  CS11 h)
• CS12 e) and f)

LPP2:

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

1. All planning applications for development proposals of 1 hectare or greater in flood zone 1.
2. All planning applications for development in flood zones 2 and 3.
3. Land identified by environment agency as having critical drainage problems.
4. Land identified at risk of flooding within the Council's strategic flood risk assessment.
5. All planning applications involving extensions to existing buildings, new development located or changes of use which increase flood vulnerability on 'dry island' sites.
6. All planning applications where proposed development may be subject to other sources of flooding or may increase the potential of flood risk from other sources of flooding e.g. large reservoirs or development affected by large reservoirs.
7. All discharge of condition applications where approval of detailed drainage design is required.

A report including plans identifying and quantifying the risk to the development from 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 from:

• 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 - 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:

• 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.

All residential development (including annexes) and tourist proposals (including holiday lets) within the borough.

Habitat guidance needs to be followed and an assessment template completed. See the following link:

• Habitats regulations assessment guidance and forms

All residential development (including annexes) and tourist proposals (including holiday lets) within 400m of the following designated sites:

1. Winterton-Horsey dunes special area of conservation
2. North Denes special protection area
3. Breydon Water special protection area
4. Broadland special protection area
5. Broads special area of conservation

Residential development of 10 or more units between 400m to 2.5km from the above designated sites.

Residential development of 26 or more units between 2.5km to 5km from the above designated sites.

Residential development of 100 or more units over 5km from the above designated sites.

Tourist accommodation of 21 or more bedspaces between 400m to 2.5km from the above designated sites.

Tourist accommodation of 61 or more bedspaces between 2.5km to 5km from the above designated sites.

Tourist accommodation of 230 or more bedspaces over 5km from the above designated sites.

Required in the case of development proposals which affect or may affect:

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

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:

• H12

1. 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).
2. Proposals to change the use of or redevelop sites/buildings in community use to a non-community use.
3. Proposals to demolish non-designated heritage assets or buildings which contribute to the significance of conservation areas.
4. Proposals which involve the loss of tourist accommodation or tourist, leisure or cultural facilities.
5. 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:

• CS6
• CS8

LPP2:

• GY6
• GY9
• H11
• L1
• E5
• C1

1. Any application proposing noise sensitive uses within close proximity to existing noise generating uses (or those with an extant permission).
2. 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:
• CS9 f)
• CS12 b) and c)

LPP2:

• A1
• H12
• R7

1. 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 floorspace, or development on a site having an area of 1 hectare or more).
2. All small scale residential development of 1-9 dwellings.
3. All proposals that are contrary to the development plan.

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.

• National Planning Practice Guidance (opens new window)
• Planning Policy

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.

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, the location and design of any proposed bin storage areas including collection points and proximity for collection by refuse vehicles.

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:

• CS9 i)

LPP2:

• A2
• R6

Applications where over 200 square metres (net) of new retail floorspace is proposed outside of town centres as defined within the Local Plan.

A report setting out how the sequential test assessment requirements within the National Planning Policy Framework (NPPF) have been met.

Where the sequential test is met, the impact assessment shall fully address the requirements of the NPPF taking into account the likely impacts of the proposed development on the vitality and viability of town centres. In order to support the proposed development, mitigation measures should be set out where adverse impacts on the vitality and viability of town centres are identified.

The retail impact assessment must demonstrate that there are no adverse impacts on existing designated centres in the borough from what is proposed - see designated centres in LPP2 policy UCS7 (which updates CS7 in LPP1).

Further guidance:

• National Planning Practice Guidance (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 d)
• CS2 c)
• CS6
• CS7 (key policy)

LPP2:

• USC7
• R1
• R2
• R3
• R4
• R5
• GY1, GY2, GY3, GY4, GY5, GY6

1. 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 1,000sqm or more floorspace, or development on a site having an area of 1 hectare or more) where planning obligations are required.
2. Any other development where it has been agreed at pre-application stage that a s106 obligation is required or where it was known in advance of submission that a s106 obligation would be necessary in order to secure permission.

A statement setting out draft heads of terms to be included within the s106 obligation together with the following information:

• an undertaking to pay the reasonable costs of the Council in drafting/checking a s106 obligation
• title details of all those with an interest in the land in respect of which the s106 obligation is to be made
• contact details of the legal representative acting for the applicant/agent in relation to the s106 obligation

Where it becomes apparent during the determination of an application that a s106 is required, the Council will not invalidate an application but agreement to an extension of time may be required.

The applicant is advised to engage with other service providers, such as the County Council on any potential planning obligation requirements (e.g. for schools and libraries), or other infrastructure, which may be provided through planning condition (e.g. fire hydrants).

For further guidance on the County Council's potential planning obligation requirements please see the County Council's website: 

• Planning obligations (opens new window)

Relevant Local Plan policies:

LPP1:

• CS4 
• CS11
• CS14

LPP2:

• USC4
• GSP5
• GSP8 (key policy)
• H1
• H2
• H4

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

LPP2:

• H7
• E5

Where new development is likely to have significant transport implications, a transport assessment needs to be submitted as part of any planning application. A transport assessment should be carried out by a suitably qualified person.

This is a process that considers:

• total travel demand
• patterns of public transport in the area
• how development impacts upon them
• if required, how infrastructure or services could be improved to address impacts

The following considerations need to be taken into account:

• ways in which the need to travel will be minimised, especially by car, such as working from home
• how best possible use of existing transport infrastructure will be made
• address adverse impacts of traffic generated on the transport network to protect the travelling public, such as demonstrating nil detriment
• improvements to sustainable transport choices
• accessibility of the location
• ways of mitigating residual impacts
• other measures to assist in influencing travel behaviour

For further information on preparing a transport assessment and for other highway information please see Planning applications (opens new window).

Relevant Local Plan policies:

LPP1:

• CS1 e) and f)
• CS2 g)
• CS5 d)
• CS7 d)
• CS8 e) and p)
• CS9 d), e) and i)
• CS14
• CS16 (key policy)
• CS17
• CS18

LPP2:

• I1

A transport statement is a simplified report which considers the key transport issues associated with the development being proposed.

A transport statement should be carried out by a suitably qualified person.

For further information on preparing a transport statement and for other highway information please see Planning applications (opens new window).

Relevant Local Plan policies:

LPP1:

• CS1 e) and f)
• CS2 g)
• CS5 d)
• CS7 d)
• CS8 e) and p)
• CS9 d), e) and i)
• CS14
• CS16 (key policy)
• CS17
• CS18

LPP2:

• I1

A travel plan is a document setting out a series of practical measures tailored to the specific needs of an individual, business or school, which aims to:

• minimise the environmental impact of travel and encourage sustainable modes of travel such as walking and cycling
• help people to make better travel choices
• tackle congestion by encouraging car sharing and sustainable travel choices
• consider the health implications associated with different travel choices

Relevant Local Plan policies:

LPP1:

• CS1 e) and f)
• CS2 g)
• CS5 d)
• CS7 d)
• CS8 e) and p)
• CS9 d), e) and i)
• CS14
• CS16 (key policy)
• CS17
• CS18

LPP2:

• I1

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 BS 6297.

Two planning issues arise:

1. whether the existing services and infrastructure have sufficient capacity to accommodate the supply/service demands which would arise from the completed development
2. 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

Utility statements should demonstrate:

1. that 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
2. that proposals incorporate any utility company requirements for substations, telecommunications equipment or similar structures
3. that service routes have been planned to avoid as far as possible the potential for damage to trees and archaeological remains
4. where the development impinges on existing infrastructure the provisions for relocating or protecting that infrastructure should have been agreed with the service provider

Relevant Local Plan policies:

LPP1:

• CS5 d)
• CS12 e)
• CS14

LPP2:

• A1
• I3

All development where the applicant/agent is advancing an economic viability case to support the acceptability of a non-policy compliant proposal.

A submitted viability assessment should be completed by a suitably qualified person and the document, as a minimum, must include:

• a summary of the viability case
• description of site including gross area and net developable area
• description of development proposed including site layout plan showing parking and garage provision (where appropriate). For full planning applications also include the house plans (layout and elevations) for all house types
• outputs (see below)
• cash flow to show timing of costs and income and total interest cost
• description of, and summary of, conclusions of sensitivity analysis carried out
• copy of viability assessment outputs and cash flow for policy compliant development as well as for proposed development
• conclusions

The viability outputs must include:

• gross development value (including the income from the market and affordable dwellings)
• costs (build costs for dwellings and other buildings, infrastructure and external works, parking and garages, utilities, section 106 agreement costs such as education and library contributions, professional fees, financing costs, contingency, sale costs, land purchase costs)
• land value
• profit
• source of costs and values to include any supporting information or evidence the applicant has used to arrive at the costs and values

Further information on requirements:

Gross development value - to be provided for each market dwelling and affordable dwelling along with a schedule of the size and type of each dwelling. Details of the market housing specification which will apply to the completed dwelling is required.

Costs - the individual components of costs should be clearly shown. Any exceptional development costs should be clearly identified and costed.

Land value and profit - it should be stated whether the submitted viability has profit or land value as an output.

Viability assessments are not required to be submitted in any specific format but must as a minimum contain the information stated here.

Please note for smaller schemes and small builders, a simplified viability assessment may be able to be provided so long as information necessary for the Local planning authority to make an assessment of scheme viability is provided. 

The financial appraisal should be provided in a microsoft excel format. An executive summary should also be provided. 

Viability assessments should be prepared on the basis that it will be made publicly available other than in exceptional circumstances. Even in those circumstances, an executive summary should be made publicly available. The applicant should clearly state whether the assessment is to be treated in commercial confidence together with the justification for why this should be the case. If sufficient justification is not provided, the application may not be validated. 

A viability assessment should be prepared in strict conformity with the National Planning Practice Guidance on viability. 

Further guidance:

• National Planning Practice Guidance (opens new window)

Relevant Local Plan policies:

LPP1:

• CS2 d)
• CS4
• CS6
• CS7
• CS9
• CS12
• CS14
• CS16
• CS17
• CS18

LPP2:

• UCS4
• GSP8
• H1
• H11
• H13
• L1
• E2
• E5
• E7

All new residential development.