How to prepare a valid planning application

This is details of measures taken to ensure the security of property and prevention of crime.

It is needed to assist with the national policy goal of creating healthy and safe communities by 'designing out crime' from new developments.

Policy: NPPF paragraph 91 and 127

For further guidance, see the Secured by Design guidance for details on how to incorporate security into developments

For local guidance, see Safety Through Design SPD (PDF, 1.1 MB).

Do:

• follow the Secured by Design guidance
• include details on: environmental quality and sense of ownership, natural surveillance, access and footpaths, open space and management, and lighting

You should submit a crime prevention strategy, or as a minimum details on how attempts have been made to ‘design out crime’, as part of the design and access statement. A crime prevention strategy is recommended for major applications.

This is an assessment of sunlight or daylight on a property and its neighbours as a result of a development.

It is needed to assess the impact of development on neighbours and assess whether adequate daylight and sunlight will be received by the new development.

Policy: NPPF paragraph 123

For further guidance, see BRE's Site Layout planning for daylight and sunlight: a guide to good practice (BR209).

Do:

• include details on the existing and expected levels of daylight, sunlight and overshadowing on neighbouring properties
• explain the measures that will be taken to mitigate against the expected impact of the proposed development
• assess the daylight and sunlight to be received by new units

You should submit a daylight or sunlight assessment if there is potential to cause adverse impacts upon the current levels of sunlight or daylight enjoyed by adjoining properties and buildings, including gardens.

If you are unsure whether your proposal requires a daylight or sunlight assessment, use the planning advice service.

This is a statement that shows the predicted energy demand of proposed development and the degree to which it meets current energy efficiency standards.

It is needed to ensure effective use of renewable and low carbon energy.

Policy: NPPF paragraph 91 and 127

For further information and guidance, see the Planning Practice Guidance for more information on Renewable and low carbon energy in planning proposals.

For local guidance, see the guidance note on Planning Applications for Wind Energy Developments (PDF, 745 KB).

Do:

• provide an analysis of the site
• identify a baseline energy consumption of the buildings
• identify the energy efficient measures that are to be used to reduce the energy requirements of the buildings
• assess the feasibility of the different renewable energy technologies available for the site
• calculate the amount of on-site renewable energy that will be generated
• identify the renewable energy technology to be used in the proposal
• address issues of visual impact (and cumulative visual impact)

It is recommended to submit an energy statement for applications involving renewable energy generation (for example, wind turbines). 

If you are unsure whether your proposal requires an energy statement, use the planning advice service.

This is a statement demonstrating and justifying the proposed connection for foul sewerage (if not connected to the mains system).

It is needed to demonstrate that the proposed means of foul sewerage system is appropriate.

For further guidance, see drainage and waste disposal: Approved Document H on GOV.UK and the Planning Practice Guidance for information on water supply, wastewater and water quality.

Do:

• prioritise the hierarchy set out in the Planning Practice Guidance (in order of preference):
  • public sewerage plant
  • treatment plant
  • septic tank
  • cess pit
• include justification for the proposed foul drainage system

You should submit a Foul Drainage Assessment for any development (other than householder extensions) where the development involves the disposal of foul sewage, effluent or trade waste other than a mains connection to a public sewer.

If you are unsure whether your proposal requires a foul drainage assessment, use the planning advice service.

This is a report setting out the hydrology in line with published Development Management guidance.

It is needed to ensure that future development does not result in further reductions in natural runoff within the catchments draining to Burnham Beeches Special Area of Conservation, and the quality of that runoff is not reduced.

Policy: NPPF paragraphs 118

For local guidance, see:

• Development Management Guidance Note: Hydrology in Burnham Beeches (PDF, 715 KB) (South Bucks)
• Burnham Beeches Hydrology Study (PDF, 7.8 MB) (South Bucks)

Do:

• read the Development Management guidance (above)
• establish soil conditions and hydrology on a bespoke basis to include storm water run-off, water table height, and water quality
• establish local ground conditions, groundwater levels and hydrology to inform most appropriate SuDS measures

You should submit a hydrology report if your application is within 500 metres of one of the catchment areas for Burnham Beeches (set out in Appendix 1 of the Development Management guidance note above).

If you are unsure whether your proposal requires a Hydrology report, use the planning advice service.

These are drawings showing the internal room elevations of the designated heritage asset in relation to the works.

This is a local requirement and is needed to the impact of your proposal on the heritage asset.

Policy: NPPF paragraphs 183

For further information, see:

• Historic England's guidance on Statements of Heritage Significance
• Historic England guidance on decision-taking in the Historic Environment

Do:

• scale plans at 1:50 or 1:20 and include a scale bar
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• make sure each plan has a unique reference number
• show the proposed works in relation to the existing structure
• include a schedule of works and method statement

You should submit internal elevations for applications affecting heritage assets that involve particularly decorative schemes, or particular features where a new opening would intrude on feature (such as chimneys and fireplaces). 

If you are unsure whether your proposal requires internal elevations, use the planning advice service.

This is a desk or field-based assessment of existing contamination at a site.

A land contamination assessment is a precautionary measure to ensure that known contamination issues undergoes an appropriate risk assessment

Policy: NPPF paragraphs 178 to 183

For further information, see:

• land contamination guidance on Planning Practice Guidance
• the Environment Agency's guidance on Land Contamination: risk management

Do:

• state the aims and objectives
• outline what was done to meet the aims and objectives
• provide an interpretation of the results
• state any assumptions and uncertainties made, and the conclusions drawn
• contain sufficient information to suitably inform decisions on the proposed use of the land
• include laboratory analysis reports
• include environmental search records (such as those from Environcheck, Landmark, or Groundsure)
• ensure any reports have been peer-reviewed
• conduct both a site walkover and desk-based study (or provide justification as to why these have not been done)
• provide evidence for any historical uses on the site
• ensure all reports are properly referenced

You should submit a land contamination assessment if your development site is suspected to be ‘contaminated’. Guidelines on what is considered ‘contaminated land’ can be found on GOV.UK.

If you are unsure whether your proposal requires a land contamination assessment, use the planning advice service.

A landscape strategy must set out the concepts for landscaping

A landscape plan must provide details on the species and any hard-surfacing on the site.

It is needed to demonstrate the consideration of landscape and boundaries in an application, or if an outline application reserves the details of landscape matters.

Policy: NPPF paragraphs 170 to 172

See the local guidance:

• Trees and the planning process (Aylesbury Vale) (PDF, 160 KB)
• Trees and hedges guidance
• Planting a native hedgerow (Wycombe) (PDF, 340 KB)
• Tree Pit design in a hard surface environment (Wycombe) (PDF, 120 KB)

You should submit a landscape strategy or landscape plan for any applications that involve a degree of landscaping, or to provide landscape details at the reserved matters stage.

If you are unsure whether your proposal requires a landscape strategy or landscape plan, use the planning advice service.

This is an assessment setting out details of number, type, location, intensity, beam orientation, and intended hours of use for any external lighting.

It should also include assessment of any resulting light pollution (spillage).

It is needed to assess the impact of external lighting proposals on publicly accessible areas (including external sports facilities and open flood lit menages), existing residential property, listed buildings, conservation areas, or open countryside.

Policy: NPPF paragraph 180

For further information, see:

• the Institute of Lighting Professionals for guidance and useful resources
• the Planning Practice Guidance website for guidance on light pollution

Do:

• read the guidance (above)
• provide a layout plan showing the location of all light fixtures and beam orientation and spread patterns of illuminated areas with specified lux levels
• provide elevational details showing the position of the lighting units (whether freestanding or attached to existing buildings or structures
• provide the proposed times at which the lighting will be in use
• mitigation measures to remove or reduce any adverse impacts identified

The need for a lighting assessment will often depend upon the scale of the scheme and the sensitivity of the surrounding area, including whether the site is located within a dark skies area, such as the Chilterns AONB.

All proposals involving major floodlighting schemes must be accompanied by a lighting assessment.

A lighting assessment may also be required when there may be an adverse effect of biodiversity, for example lighting proposals which may adversely affect bat roosts or feeding or communing routes, or which are in proximity to residential dwellings and may have an impact on amenity.

If you are unsure whether your proposal requires a lighting assessment, use the planning advice service.

This is an assessment of bio-aerosols (airborne particles that contain living organisms, such as bacteria, fungi and viruses or parts of living organisms, plant pollen, spores and endotoxins or mycotoxins) that may be present on a development site or result from its use.

It is needed to provide information on the impact to human health and the natural environment of the proposed development.

Do:

• identify sources, pathways, receptors (and sensitive receptors, such as European or nationally designated sites)
• include mitigation measures where appropriate

You should submit this information for proposals that involve composting, anaerobic digestion and other facilities utilising biological treatment methods.

If you are unsure whether your proposal requires a bio-aerosol assessment, use the planning advice service.

These are proposals for management of birds to reduce birdstrike risk.

Do:

• ensure the birdstrike management plan is produced in liaison with the Civil Aviation Authority and the Ministry of Defence specific to the site in question

It is needed to minimise the risk to aircraft from birdstrike.

For further information, see:

• The Town and Country Planning (Safeguarded aerodromes, technical sites and military explosives storage areas) Direction 2002
• CAP 772 Wildlife hazard management at aerodromes

You should submit a birdstrike risk management plan for applications for minerals and waste development that is likely to attract birds within 13km of civil airports and Ministry of Defence airfields.

If you are unsure whether your proposal requires a birdstrike risk management plan, use the planning advice service.

This is a scheme of management for the control and monitoring of vermin, birds and litter resulting from waste management facilities.

It is needed to ensure appropriate measures have been taken to control potential issues of litter, vermin and birds.

Do:

• consider the appropriate methods for controlling and monitoring emissions on GOV.UK, including site layout, enclosure in buildings, vehicle movements, managing stockpiled waste and open ground
• include your plans for managing and monitoring (such as regular inspections, securing and removing waste that attracts scavengers, employing professional pest controllers, using deterrent methods, and netting)

You should submit these details for developments that would involve processes that generate litter or could attract vermin and birds. This is recommended for all waste applications.

If you are unsure whether your proposal requires details of litter, vermin and bird control, use the planning advice service.

This is a management strategy that sets out measures proposed to control and mitigate dust, odour and vibrations resulting from development.

It is needed to ensure appropriate measures have been taken to mitigate and monitor emissions (dust, odour and vibrations).

Do:

• include details of the baseline of the existing climate around the site
• identify operations that could lead to the generation of emissions (dust, odour and vibrations)
• assess the change in baseline conditions that may result from the proposed development
• identify the receptors that could be affected by the emissions arising from proposed operations on the site
• recommend mitigation and management measures such as those on mitigation and management measures such as those on GOV.UK, including site layout, enclosure in buildings, vehicle movements, dust suppression and monitoring, managing stockpiled waste and open ground
• recommend proposals to monitor and report on emissions and enable effective response to any complaints

You should submit this information if your proposal involves processes that generate dust, odours and vibrations that may impact on local amenity. It is recommended to submit this with all minerals and waste applications.

If you are unsure whether your proposal requires this information, use the planning advice service.

This is an assessment of the existing noise environment or the noise generated by the proposed development.

It is needed to ensure developments do not give rise to disturbance by noise, and to protect noise sensitive areas or properties.

See the World Health Organisation for more information on the dangers of noise pollution

Policy: NPPF paragraph 170

For further information, see:

• the Planning Practice Guidance website for information on noise issues in planning
• the ProPG: Planning and Noise for details planning and noise

Do:

• consider the environmental impacts early
• engage an acoustic consultant to draft a report
• set out the scope of the report
• explain the methodology used (including monitoring, equipment, conditions)
• show a full table of results
• include a comparison of survey results with noise standards
• set out recommendations for noise control methods
• consider cumulative noise impacts where relevant

A noise impact assessment prepared by a suitably qualified acoustician should support applications that raise issues of disturbance or are considered to be noise sensitive developments. This includes:

• new industrial development close to existing residential development
• new residential development close to existing  industrial development
• minerals and waste development
• energy generation development including wind turbines

If you are unsure whether your proposal requires a noise assessment, use the planning advice service.

This is an assessment of how the open space needs of a development will be met, or a justification for the loss of an open space.

It is needed to protect the loss of essential open space, and identify opportunities for the creation of new open space.

Policy: NPPF paragraphs 92, 96 to 101

For local guidance, see:

• Good Practice Guide for the Provision of Open Space (PDF, 500 KB) (Aylesbury Vale)
• Open Spaces Framework (PDF, 6.5 MB) (Wycombe)

Do:

• read the relevant local guidance (above)
• as a guideline for the provision of open space, it is recommended to provide 4.45 hectares of open space per 1,000 population

You should submit this information if your proposal generates the need for open space, or if your proposal involves the total or partial loss of open space provision. You may also need to submit a community needs assessment. 

If you are unsure whether your proposal requires an open space assessment, use the planning advice service.

These are details of existing and proposed parking provision.

It is needed to ensure schemes have the appropriate provision and a strategy for parking.

See our parking guidance for information on parking provision in Buckinghamshire

For local guidance, see Parking Guidelines – Supplementary Planning Guidance (PDF, 110 KB) (Aylesbury Vale)

Do:

• ensure your parking provision meets the parking guidance
• show the location, size and layout of parking areas (including cycling) and access arrangements
• show electric charging points
• show proposed manoeuvring layouts

It is recommended to submit a parking plan or parking strategy for all major applications, this can be included as part of your transport assessment.

We would also recommend including a parking plan for minor developments where a new or altered access is proposed or where additional vehicle movements are proposed or may increase as a result of development.

If you are unsure whether your proposal requires a parking plan or parking strategy, use the planning advice service.

This is a statement setting out the consultation process that has been undertaken prior to submitting a planning application.

It is needed to conform with the councils' adopted Statement of Community Involvement.

For local guidance see the Buckinghamshire Statement of Community Involvement.

Do:

• show you have considered the relevant Statement of Community Involvement (see above)
• set out the responses received
• explain how the application has been modified to deal with concerns expressed
• show evidence of conforming to 'pre-application consultation'

It is recommended to submit a Statement of Community Involvement on all large major applications (200 or more dwellings, 10,000 sq m or more non-residential floorspace, or a site size of 2 hectares or more). 

If you are unsure whether your proposal requires a statement of community involvement, use the planning advice service.

This is a drawing that shows a finished view of how the proposed new building would fit in amongst the adjoining buildings.

It is needed to demonstrate how proposed buildings relate to existing site levels and neighbouring development.

Policy: NPPF paragraphs 124 to 132

Do:

• show the proposed slab levels or roof ridge height(s) or roof eaves
• show the existing neighbouring building slab levels or roof ridge height or roof eaves height
• show existing level of road outside the site
• detail how adjoining building info has been obtained
• include certification of the accuracy of the representation of adjoining properties

This is a statement outlining all the elements of the scheme that address sustainable development issues (including the positive environmental, social and economic implications).

It is needed to ensure sustainability factors have been considered in development proposals.

Do:

• set out the energy efficiency of the proposed development, covering both operational energy and CO2 issues, and consideration of options for renewable energy
• set out the environmental implications of the use of the building materials (and use of recycled materials) proposed in the development
• show how use of sustainable drainage systems and water efficiency will be incorporated
• show consideration for brownfield sites
• show consideration for water manage, promoting resource efficiency
• show how features of the site (such as topography and orientation) have informed sustainable design principles
• show the predicted energy demand of the proposed development and the degree to which the development meets current energy standards
• where appropriate, include a Building Research Establishment Environmental Assessment Method (BREEAM) rating

You are encouraged to submit a sustainability statement with all developments, but as a minimum a sustainability statement should be submitted with all major development applications, or developments valued at £500,000 (for schools), or £1 million (other schemes). 

If you are unsure whether your proposal requires a sustainability statement, use the planning advice service.

This is a statement setting out details of the existing utilities serving a site and how utilities will be provided within the site.

It is needed to ensure there is no conflict between services and existing site features or proposed landscaping.

Do:

• show how the availability of utility services has been examined
• demonstrate whether proposals would result in undue stress on the delivery of utility services
• explain whether proposals incorporate any utility requirements (such as substations, telecommunications equipment, and facilitation of broadband)
• demonstrate how damage to trees and archaeological remains has been avoided
• show how existing infrastructure is being relocated or protected (if discussions with providers requires this)

It is recommended to submit a utilities statement for all major applications, or applications that are not currently connected to the utilities network. 

If you are unsure whether your proposal requires a utilities assessment, use the planning advice service.