Outline planning application

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 above or Planning Portal (opens new window).

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.

See Planning Portal fee calculator (opens new window).

Design and access statement

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); developments within a conservation area and comprising 1 or more dwellings or the provision of building/s creating 100sqm or more floorspace.
 

A design and access statement is a short report accompanying and supporting a planning application. It should seek to explain and justify the proposal in a structured way. This is a national validation requirement and further guidance is available at the link below:

• Making an application (GOV.UK) (opens new window)

Location plan

All applications.

To a scale 1:1250 or 1:2500 based on an up to date map with a solid red line outlining the site in question and a blue line indicating adjacent/nearby land within the same ownership and a north point. The red line should include all land necessary to carry out the development including land necessary to access the site, servicing and parking areas.

Site plan

All applications.

At an identified standard metric scale (usually to a scale 1:500 or 1:200) including a north point, the proposed development (including any new boundary treatments or hard surfacing) in relation to the site boundaries and other existing buildings on the site, any affected public rights of way and the position of any existing trees on site. The plan should include any external areas associated with the property and any changes proposed to the external spaces.

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

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 (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

Development within the following Neighbourhood Plan areas:

• Filby
• Rollesby
• Winterton-on-sea
• 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 Microsoft Excel format.

Relevant policies:
 

• Filby Neighbourhood Plan - Policy E1
• Rollesby Neighbourhood Plan - Policy E1
• Winterton-on-Sea Neighbourhood Plan - Policy E1

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).
2. 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 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

[also see allocations]
 

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).

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 Appraisal's 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.

• 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

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:

• I1

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 the 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; 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
• 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

[also see allocations]

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 outline applications for residential development.

This statement should provide evidence on how the site will be delivered to give confidence that housing completions will occur on the site within five years of consent.

Relevant Local Plan policies:

LPP2:

• H13

1. All applications which are likely to have a significant impact on landscape character and will incur visual impact.
2. All applications where an environmental impact assessment is required.

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:

• CS1 f)
• CS5 d)
• CS9 a) and g)
• CS10 a)
• CS11 (key policy)
• CS12 c)
• CS15 g)

LPP2:

• GSP6
• L2
• L3
• E4

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 of commercial floorspace, or development on a site having an area of 1 hectare or more) excluding outline applications where landscaping has been reserved for subsequent approval.
2. All minor developments (a minor application is 1-9 dwellings or up to 0.49 hectares or the provision of buildings creating up to 999sqm of commercial floor space or development on a site up to 0.9 hectares excluding outline applications where landscaping is a reserved matter).
3. Other development involving changes to public realm.

The extent of landscaping details required will always be proportionate to the scale of development proposed and its site context. 

If applicants anticipate landscaping to be resolved by planning conditions, at the very least the site layout plan needs to show areas proposed for landscaping from which to base conditions.

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:

1. a plan to scale showing precise location and canopy spread of all existing trees, hedgerows and other significant areas of vegetation on or adjoining the site
2. details of those to be retained
3. details of existing boundary treatments and forms of enclosure
4. details of existing open watercourses or other aquatic features on the site

Soft landscape details:

1. measures for ground preparation and cultivation
2. earthworks and ground profiling, including existing and proposed finish levels and contours
3. indicative planting proposals to scale showing areas and type of planting (e.g. trees, native shrubs, screen belt, ornamental planting, meadow). If applicable, details to incorporate mitigation and enhancement measures contained within related surveys, e.g. ecology, arboriculture
4. indications of any sustainable urban drainage (suds) features to be incorporated into the landscape (e.g. swales, basins, ponds)

Hard landscape details:

1. materials for hard surfaces including vehicular and pedestrian areas
2. new boundary treatments including plot division within the site (type of feature, material and height e.g. 1.2m brick and flint wall)
3. street furniture, (play equipment, bollards, signage, refuse bins, seating, etc)
4. indicative external lighting proposals
5. indicative security measures

Implementation and management details:

1. an implementation program laying out a timescale for the completion of all landscape works
2. a landscape management plan, stating management responsibilities and a schedule of maintenance and monitoring operations for all landscaped areas for a minimum of five years following implementation.

For minor developments (b)

Soft landscape details:

1. existing trees, shrubs and hedgerows on the site, indicating those to be removed
2. accurate plotting of those to be retained (including species and canopy spread), including measures for protection during the course of the development
3. details of all new planting including: species, location, number and size of new trees and shrubs
4. measures for protection of new planting
5. details of the timescale for the completion of all landscape works

Hard landscape details

1. surface materials for vehicle and pedestrian areas
2. boundary treatments, including hedging (species) fencing, walling

Relevant Local Plan policies:

LPP1:

• CS1 f)
• CS5 d)
• CS9 a) and g)
• CS10 a)
• CS11 (key policy)
• CS12 c)
• CS15 g)

LPP2:

• GSP6
• L2
• L3
• E4

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).
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

Proposals:

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

All non-exempt development within mineral safeguarding areas.

Mineral safeguarding areas are defined by Norfolk County Council in its capacity as the mineral planning authority. They are mapped within the 'Norfolk minerals and waste development framework revised policies map' (2013).

Exemptions are:

1. infilling in towns and villages
2. householder applications 
3. advertisement applications
4. reserved matters applications
5. applications for new or improved accesses
6. applications for listed building consent
7. 'minor' extensions/alterations to existing uses/buildings
8. 'temporary' development (for up to five years)
9. agricultural buildings adjacent to existing farmsteads
10. 'minor' works such as fences and bus shelters
11. amendments to current permissions
12. extensions to existing settlements of no greater than 1 hectare

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

1) The results of an intrusive site investigation:

• location map of trial pits/boreholes
• logs of trial pits/boreholes showing geology
• the results of particle size distribution testing of samples recovered from the trial pits/boreholes, to include classification of materials to determine the potential for reuse on site

2) An assessment of the potential for any on site mineral resource to be of economic use for prior extraction either for export, or reuse on site in the construction phases. The assessment should be based on the results of the site investigation.

The assessment should estimate the likely quantities of mineral which could be recovered and either exported or reused on site, and means by which this will be recorded and reported to the mineral planning authority and the Local planning authority at an appropriate frequency.

Norfolk County Council have published standing advice on the preparation of mineral resource safeguarding assessments which is available on their website.

Relevant Local Plan policies:

LPP1:

• CS12 h) and i)

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

All applications which are not policy-compliant with policy H4 in the LPP2. Any schemes that propose a loss of open space - see policy E3.

Non-policy-compliant schemes (LPP2 policy H4): a statement setting out the amount and type of open space to be provided for the proposed development. It must also specify why the required provision is not being provided with justification and compensatory mitigation. 

Schemes proposing a loss of open space (LPP2 policy E3):

• a statement setting out what is proposed, why it is considered justified and what compensatory mitigation measures are proposed

The statement shall include details of management and maintenance of any on or off-site open space.

A copy of the Council's SPD will be published on the website in due course.

Relevant Local Plan policies:

LPP1:

• CS1 b) and e)
• CS9
• CS11 m)
• CS14
• CS15

LPP2:

• H4
• E3
   

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 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) 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.

• 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

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:

• 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)
• other infrastructure, that 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 Norfolk County Council's Planning obligations (opens new window) page.

Relevant Local Plan policies:

LPP1:

• CS4 
• CS11
• CS14

LPP2:

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

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

All developments exceeding the thresholds set out in Appendix A of the Norfolk County Council: Safe, sustainable development (revised November 2019) (opens new window) document.

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
• how infrastructure or services could be improved to address impacts, if required

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 Norfolk County Council's Planning applications (opens new window) page.

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 developments exceeding the thresholds set out in Appendix A of the Norfolk County Council: Safe, sustainable development (revised November 2019) (opens new window) document.

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 that sets 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

For further guidance on making travel plans please see the following information from Norfolk County Council.

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 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

LPP2:

• E4
• A2
• A3

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; 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.
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

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 the site including gross area and net developable area
• description of the proposed development 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
   

A short statement for outline planning applications that describes how the application will ensure the development meets the 110 litres per person per day requirement set out in Part G of the building regulations. 

This can be through a strategy submitted with the outline application, or a statement confirming intention to supply details at a later date either through reserved matters or subject to a condition of any approval.