Local validation list

Correct fee (where necessary)

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Proposed Elevation Plans at a scale of 1:100 or 1:50

Proposed Cross Section Plans (at a scale of 1:100 or 1:50) if internal illumination is proposed.

Heritage Statement (where applicable)

Correct Fee

Completed application form and ownership Certificate

Location Plan at a scale of 1:1250

Proposed Elevation Plans at a scale of 1:100 or 1:50

Block Plan at a scale of 1:500 or 1:200

Surface water drainage details

PEA, BNG metric and draft BNG Plan

Planning Statement which sets out a clear need for the proposed building for the purposes of agriculture or forestry and the reason for the proposed siting

Details of external materials for proposed buildings

Landscaping details if proposal involves loss of hedgerow

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Proposed Floor Layout Plans to scale 1:100 or 1:50

Proposed Elevation Plans to scale 1:100 or 1:50

Planning Statement explaining the proposed business use/need

PEA, BNG Metric and draft BNG Plan

Site specific flood risk assessment (FRA) (where applicable)

Surface water drainage details

Foul non mains drainage assessment form (unless connecting to sewer system)

Completed application form and ownership certificate

Correct fee

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Existing and proposed floor layout plans to scale 1:100 or 1:50

Existing and proposed elevation plans to scale 1:100 or 1:50

A plan showing parking and turning areas and visibility splays for access

Heritage Statement (where applicable)

Arboricultural Assessment/Tree Survey (where applicable)

Site Specific Flood Risk Assessment (FRA) (where applicable)

Surface Water drainage strategy

Foul water drainage assessment form (unless connecting to sewer system)

PEA, BNG Metric and Draft BNG Plan

Structural surveys by suitably qualified building surveyor

Viability/marketing (economic use) evidence (as required by Local Plan policy)

Details of external materials to be used in any rebuilding works

Application Form and ownership certificate

Correct fee

Location Plan at a scale of 1:1250

Block Plan to scale 1:500 or 1:200

Supporting information to demonstrate that the use/development has been in situ for a continuous period in excess of 10 years. The information could include:

a. Affidavit;

b. Other evidence can include receipts, invoices, rent books, completion certificates, dated photographs or any other information that you consider relevant ; and

c. Factual evidence about both the history and planning status of the building or other land and the interpretation of any relevant Planning law or judicial authority is also useful.

Lawful Development Application Form

Correct fee (where necessary)

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Existing and proposed floor layout plans (where applicable)

Existing and proposed elevation plans (where applicable)

Description of use (and where applicable number of days/hours of use; employees; customers per day/week or description of any other activity or what the use will involve

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Existing and proposed floor layout plans to scale 1:100 or 1:50

Existing and proposed elevation plans to scale 1:100 or 1:50

PEA, BNG metric and Draft BNG Plan

Site specific flood risk assessment (FRA) (where applicable)

Structural surveys (where applicable)

Heritage Statement (where applicable)

Contaminated land survey and report (where applicable)

Major Residential and Mixed Use Developments, Employment sites of over 5ha and Retail developments of 500 sqm or more will also require the following:

Health Impact Assessment

Transport Assessment/Statement (where applicable)

Planning Statement (if a major development is proposed)

Restaurants/Hot Food Takeaways applications will require:

Health Impact Assessment

Details of flue and extraction systems, site and home delivery management plan

Correct fee

Completed application form and ownership certificate

A statement and photograph to demonstrate that a notice has been posted on site advising of the proposed demolition.

Location Plan at a scale of 1:1250

Method of Demolition and Site Restoration details

PEA (where necessary)

Structural Survey where it involves the loss of a Heritage Asset

Correct Fee

Location Plan at a scale of 1:1250

Block Plan to scale 1:500 or 1:200 showing location and extent (width in metres) of dropped kerb on Block Plan, in a Green, Yellow or Black colour

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Proposed floor layout plans and proposed elevation plans to scale 1:100 or 1:50

Details of on-site car parking, horse float/truck and vehicular access and turning areas

Public Rights of Way annotated on block plan

Details of external building materials for Proposed building(s)

Details of landscaping and screening of the development (where necessary)

Where stables are proposed, details of proposed use will be required, be that commercial (livery) or leisure

PEA, BNG metric and Draft BNG Plan

Lighting plan, where external lighting is proposed

Where stables are proposed, dimensions should be provided, in accordance with the space standards for stables as recommended by the British Horse Society.

Site Specific Flood Risk Assessment (FRA) (where applicable)

Surface Water Drainage details (where applicable)

Foul water drainage assessment form (unless connecting to sewer system)

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200 showing the 45 Degree Line taken from the centre point of the nearest habitable room window at the adjoining neighbouring residential property

Shadow analysis where the development is in breach of the 45 degree code and is likely to cast a shadow over habitable room windows at neighbouring residential property

Existing and proposed floor layout plans to scale 1:100 or 1:50

Existing and proposed elevations plans to scale 1:100 or 1:50 showing any proposed raised platforms and indication of height of existing boundary treatment where necessary

Streetscene Plans where necessary

Arboricultural Assessment/Tree Survey (where applicable)

Heritage Statement (where applicable)

Foul water drainage statement, if the development is to be served by a non mains drainage system

Site specific flood risk assessment (FRA) (where applicable)

Surface water drainage details

PEA (where applicable)

Household extensions within the Green Belt

Full calculations of the original volume and proposed volume (including any previous extensions*) should be annotated on original building and proposed building plans. The Original being taken as the dwelling stood in 1948.

Outbuildings within 5 metres of the dwelling are classed as extensions to the main dwelling and should be included within the volume calculations.

*When determining the proposed volume all previous extensions should be taken into account, regardless of whether these have been made by the current owner and regardless of whether the extension has been built as ‘permitted development’.

Volume is taken to mean cubic content. The volume of a building should be measured externally and includes roof space and basement areas. Applications for basement extensions will be subject to the same criteria as above ground extensions.

Domestic outbuildings/garages within the Green Belt

If the proposal includes the erection of an outbuilding/garage, the proposed Floor Plans must show what the use of the building will be used for

A Statement will be required to demonstrate Very Special Circumstances for any outbuildings/garages that are proposed 5 metres from the dwellinghouse

Householder Development relating to a Listed Building and/or within the Conservation Area

For any Householder Application that involves replacement doors and windows, section drawings at the scale of 1:20 should be provided.

Heritage Statement

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Existing and proposed floor layout plans to scale 1:100 or 1:50.

A managers/warden flat/HMO room should be included or a statement to explain why a flat/HMO room cannot be provided.

Existing and proposed elevations to scale 1:100 or 1:50

Transport Statement

Heritage Statement (where applicable)

If 10 plus units, a Health Impact Assessment will be required.

If the development relates to a Listed Building and/or the site lies within a Conservation Area, a Heritage Statement will be required

Cycle Storage Facilities should be shown on the Proposed Block Plan

Refuse Storage Facilities should be shown on the Proposed Block Plan

Secure by Design Report (if possible)

Correct Fee

Application form and ownership certificate

Block Plan at a scale of 1:500 or 1:200

Existing and proposed floor layout plans to scale 1:100 or 1:50

Existing and proposed elevation plans to scale 1:100 or 1:50

Cross Section plans to scale 1:100 or 1:50 (where applicable)

Heritage Statement

Schedule of works

Structural Survey if the development involves demolition of listed building or conversion of listed building

Photographs and Photomontages where the proposal involves the demolition of an existing building or development affecting a heritage asset, telecommunication mast applications, or proposals affecting views of existing landmarks and/ or focal points.

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Proposed Floor Layout Plans to scale 1:100 or 1:50

Proposed Elevation Plans to scale 1:100 or 1:50

PEA, BNG metric and draft BNG Plan

Planning Statement to describe the proposed work use

Heritage Statement (where applicable)

Surface Water Drainage details

Site Specific Flood Risk Assessment (FRA) (where necessary)

Foul non mains drainage assessment form (unless connecting to sewer system)

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Existing and proposed floor layout plans to scale 1:100 or 1:50

Existing and proposed elevation plans to scale 1:100 or 1:50

Topographical Survey

Streetscene plans where necessary

Landscaping Scheme and Management Plan

A plan showing parking and turning areas and visibility splays for access including tracking details of heavy goods vehicles and cycle storage facilities

Planning Statement

Design and Access Statement

Arboricultural Assessment/Tree Survey (where applicable)

Site Specific Flood Risk Assessment (FRA) (where applicable)

Surface Water drainage strategy

Foul non mains drainage assessment form (unless connecting to a sewer system)

PEA, BNG Metric and Draft BNG Plan

Heritage Statement (where applicable)

Energy Statement for all new developments over 100 square metres gross

Noise Impact Assessment (where applicable)

Ground stability survey (where applicable)

Landscape and visual impact assessment (where applicable)

Transport Assessment

Minerals statement (where applicable)

Land Contamination Assessment

Flues and Ventilation details (where applicable)

Air Quality Assessment (where applicable)

Environmental Statement - You can seek a formal opinion (a screening opinion) as to whether an Environmental Statement is needed before you submit your planning application. If a statement is needed, you can make an application for a scoping opinion which gives details of what the statement should contain.

Restaurants/Hot Food Takeaways applications will require:

Health Impact Assessment

Details of flue and extraction systems, site and home delivery management plan

For Leisure Uses more than 500sqm:

A retail impact assessment is required for any facilities that are to be located outside of the town centres

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Existing and proposed floor layout plans to scale 1:100 or 1:50

Existing and proposed elevation plans to scale 1:100 or 1:50

Streetscene Plans (where necessary)

Topographical Survey

Landscape Scheme and Management Plan

Planning Statement including Statement of Community Involvement

Housing Needs Evidence including how they have considered Policies SP.10 and SP.13 of the Wyre Forest District Local Plan (2022)

Arboricultural Assessment/Tree Survey

Site Specific Flood Risk Assessment (FRA) (where applicable)

Surface Water Drainage details

Foul non mains drainage assessment form (unless connecting to sewer system)

PEA, BNG Metric, draft BNG Plan

Energy statement

Noise Impact Assessment (where applicable)

Landscape and visual impact assessment (where applicable)

Land Contamination Assessment

Heritage Statement (where applicable)

Shadow analysis (where applicable)

A phasing plan (where applicable)

Transport Assessment

Affordable Housing Statement

Financial Viability Assessment if application cannot deliver 25% affordable housing provision

Financial appraisal and Loss of Industrial Land Statement (if development would result in the loss of employment allocation sites (as safeguarded under Policy SP.17)

Planning Obligations / Draft Heads of Terms

Environmental Statement - You can seek a formal opinion (a screening opinion) as to whether an Environmental Statement is needed before you submit your planning application. If a statement is needed, you can make an application for a scoping opinion which gives details of what the statement should contain.

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block plan at a scale of 1:500 or 1:200

Topographical Survey

Proposed floor layout plans to scale 1:100 or 1:50 showing NDSS and Adequate natural sunlight/daylight and habitable windows

Existing and proposed elevation plans to scale 1:100 or 1:50

Streetscene plan (where applicable)

Arboricultural Assessment/Tree Survey (where applicable)

Site Specific Flood Risk Assessment (FRA) (where applicable)

Surface water drainage details

Foul water drainage assessment form (unless connecting to the sewer system)

PEA, BNG Metric and draft BNG Plan

Contaminated Land Survey and Report

Energy statement

Heritage Statement (where applicable)

Minerals statement (where applicable)

Landscape and visual impact assessment (where applicable)

Transport Statement (where applicable)

Planning Statement to state how it meets SP.11 Rural Housing Needs if it relates to land beyond the settlement boundary. If loss of community facilities, this also needs to be contained in the planning statement with evidence that the site has been actively marketed for at least a 12 month continuous period

Replacement dwellings within the Green Belt

For all Householder Applications within the Green Belt, full calculations of the original volume and proposed volume (including any previous extensions*) should be annotated on original building and the proposed building plans. The Original being taken as the dwelling stood in 1948.

Outbuildings within 5 metres of the host dwelling are classed as extensions to the main dwelling and should be included within the volume calculations.

*When determining the proposed volume all previous extensions should be taken into account, regardless of whether these have been made by the current owner and regardless of whether the extension has been built as ‘permitted development’.

Volume is taken to mean cubic content. The volume of a building should be measured externally and includes roof space and basement areas. Applications for basement extensions will be subject to the same criteria as above ground extensions.

Correct fee

Completed application form

Covering letter stating the amendments to plans/documents

Correct fee

Completed application form including correct measurements and ownership certificate

Location Plan at a scale of 1:1250

Block plan at a scale of 1:500 or 1:200

Correct fee

Completed application form including correct measurements and ownership certificate

Location Plan at a scale of 1:1250

Block plan at a scale of 1:500 or 1:200

Transport Statement (where applicable)

Noise Impact Assessment (where applicable)

Land Contamination Assessment

Heritage Statement (where applicable)

Site Specific Flood Risk Assessment (FRA) (where applicable)

Completed Section 73 application form

Correct fee

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:100 or 1:50

Planning Statement which includes evidence of:

·         active marketing to rural workers or potential rural works employed locally, by a local or specialist estate agent that are familiar with the marketing of rural workers dwellings, for a period of at least 12 months, at a price which reflects the existence of an occupancy condition,

·         and evidence to demonstrate that there is no financially viable interest has been expressed from within the District or adjoining Parishes.

This evidence should be supported by a letterheaded document from the estate agent/s advising of when the property was put on the market and for what price, the number of enquiries, viewings and offers (if any) and why these offers were turned down (if applicable), any reduction in price and the number of enquiries, viewings and offers that were submitted (if any) and why these were turned down (if applicable).

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Proposed elevation plans to scale 1:100 or 1:50

Proposed Floor layout plans to scale 1:100 or 1:50

Details of on-site car parking

Planning Statement containing:

·         Details of why residential annex accommodation is required on site

·         If residential annex is to be provided in a detached building separate to the main dwellinghouse, a statement to explain why the annex could not be provided as an extension to the main dwellinghouse in line with the recommendation of Local Plan Policy SP.13

Site specific flood risk assessment (FRA) (where applicable)

Surface water drainage details

Foul non mains drainage assessment form (unless connecting to the sewer system)

Correct fee

Completed application form

Covering letter stating the amendments to plans/documents

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

PEA, BNG metric, draft BNG Plan

Proposed Elevations at a scale of 1:100 or 1:50

Fire Assessment

Cross section plans

Site specific flood risk assessment (FRA) (where applicable)

Glare and Light spillage Assessment

Arboricultural Impact Assessment/Tree Survey (where applicable)

If the Development falls within the Green Belt, then a Planning Statement will be required to set out the public benefits

Landscape and Visual Impact Assessment (where applicable)

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Block Plan at a scale of 1:500 or 1:200

Proposed Elevation Plans

Planning Statement setting out:

• why the specific site has been identified and what alternative sites have been discounted including site sharing and reasons why these have been discounted
• and evidence that the International Commission on Non-Ionizing Radiation Protection (ICNIRP) Guidelines have been met

Preliminary Ecological Assessment (where applicable)

Correct fee

Completed application form and ownership certificate

Location Plan at a scale of 1:1250

Supporting Photos of Tree(s) to have work undertaken on/removed

Application Form

All applications

A completed relevant application form

Correct Application Fee

All applications

Planning Portal Fee Calculator

Design and Access Statement

Applications for major development, as defined in article 2 of the Town and Country Planning (Development Management Procedure (England) Order 2015 (as amended).

Applications for listed building consent.

Applications for development in a designated area (World Heritage Site or a conservation area), where the proposed development consists of:

• one or more dwellings; or
• building(s) with a floor space of 100 square metres or more.

Applications that do not need to be accompanied by a design and access statement include:

Applications for waste development

A material change of use

Engineering or mining operations

To amend the conditions

The statement should include:

• An explanation of the design principles and concepts that have been applied to the proposed development, and how the development’s context has influenced the design.
• An explanation of your approach to access and how relevant Local Plan policies have been taken into account; any consultation undertaken in relation to access issues; and how this has informed the proposed development.
• An explanation of how any specific issues which might affect access to the proposed development have been addressed.
• Details of the existing surface water drainage system, including its current condition.
• For applications affecting the historic environment, the statement should explain how the principles and concepts of the proposed development take account of the significance of heritage assets, their special interests and setting.

There are some differences between the requirements for applications for planning permission and applications for listed building consent. For applications that relate to a designated or non-designated heritage asset, or affect one, refer to the Heritage Statement requirement in local criteria.

Location Plan

Scale 1:1250 or 1:2500

All applications

An up-to-date base map and scaled to fit onto A4 or A3 size paper wherever possible, showing the direction of North.

Sufficient roads and/or buildings on land adjoining the application site to ensure that the exact location of the application site is clear.

Application site edged clearly with a red line and includes all land necessary to carry out the proposed development (for example land required for access to the site from a public highway.

Ownership Certificate and Agricultural Land Declaration

All Applications

A completed certificate is required to provide certain details about the ownership of the application site and confirm that an appropriate notice has been served on any other owners (and agricultural tenants).

Forms of notice are in Schedule 2 to the Town and Country Planning (Development Management Procedure (England) (Order) 2015.

This declaration is required whether or not the site includes an agricultural holding, and is incorporated into the ownership certificates on the standard application form.

Acoustic Report/Noise Impact Assessment

For applications where noise is likely to be a material consideration/ cause an impact for either noise sensitive development or noise generating development, for example:

• Plant, ventilation, air extraction of air conditioning equipment and flues.
• Uses likely to create significant noise such as food/drink,
• Entertainment and leisure uses, industrial uses, day nurseries, etc.
• A noise-sensitive use located in a noisy environment.
• Use likely to generate a significant amount of traffic.
• Noise-sensitive use being proposed in proximity to an existing noise generating use.

An acoustic report/noise impact assessment must include/demonstrate:

• An assessment of existing background noise levels measured over a 24-hour period.
• A clear understanding of proposed noise levels.
• Any proposed measures to reduce noise levels.
• Details of the method used to compile the report and examples of the calculations and assumptions made.

We recommend discussing the requirements of an acoustic assessment with Worcestershire Regulatory Services.

The Assessment should be prepared by a suitably qualified acoustic consultant, and where required, include a scheme of noise mitigation measures.

Affordable Housing Statement/Plan (for Full and Reserved Matters)

A statement will be required for applications for:

• for all Use Class C3 housing proposals delivering a net gain of 10 units or more, or where the site has an area of 0.5 hectares or more.
• on entry level exception sites
• on proposed rural housing developments

Where a proposal meets the contribution and tenure requirements of the Local Plan, a Housing Tenure Plan will be sufficient to demonstrate compliance.

We will require information concerning both affordable housing and any open market housing proposed. 

Such information shall include:

• number, mix and tenure of units
• gross internal floor area per unit in square metres
• how the detail of the proposal complies with relevant development plan policy
• where a financial contribution is proposed in lieu of on-site provision, the statement should clearly state this alongside the reasons why this is acceptable.
• a viability assessment must be provided if less affordable units are proposed, and/or the proposals do not meet the requirements of the development plan policy.

Agricultural Land Assessment

Agricultural Land Assessment will be required for all applications involving large scale solar farms on Greenfield land or any development on 5 hectares or more of land currently in agricultural use.

Agricultural, Rural or Occupational Worker Dwelling Justification

This document is required with:

• any application proposing new agricultural, forestry, equestrian or other occupational workers dwellings in open countryside
• applications to remove existing occupancy conditions on existing dwellings.
• applications for new rural buildings where the proposal would have a significant impact on the landscape and/or environment.

Proposals for new dwellings should include functional and financial evidence to demonstrate and support the need for a dwelling and that there are no suitable, alternative dwellings in the locality that could fulfil the essential need. Such appraisals should be completed by a suitably qualified consultant.

Removal of existing occupancy tie conditions will require evidence to demonstrate there is no long term need for the restricted accommodation in the locality. It will be expected for the property to have been appropriately marketed for at least 12 months.

Air Quality Assessment

An air quality assessment is required:

• For all major planning application proposals
• where the development could result in significant vehicle movements through an Air Quality Management Area (AQMA)

The assessment should include:

• The existing air quality (baseline)
• A prediction of future air quality without the proposed development (future baseline)
• The impacts of the development during construction (construction phase)
• A prediction of future air quality with the development (development operational phase)
• Measures to mitigate and manage impact should be included.

It is important that an appropriate methodology and datasets are chosen in agreement with Worcestershire Regulatory Services before this work is undertaken.

Additional guidance can be found within the National Planning Policy Framework and in the National Planning Practice Guidance NPPG Air Quality

Arboricultural Assessment/Tree Survey

A tree survey and arboricultural statement will be required for all developments involving building, demolition works or engineering works where there are trees, with a stem diameter of more than 100mm (measured at 1.5 metres up the stem), located within 15m of any operation within or on adjacent land, to the application site.

The tree survey and arboricultural statement should show how the tree constraints on and adjacent to the site, have been correctly incorporated into the design and how these trees are to be retained without damage during construction and future occupancy.

The statement must be produced in line with the recommendations of British Standards BS5837:2012: Trees in relation to design, demolition and construction (or subsequent amendments to this), and shall include:

• Tree survey drawing and schedule - The survey shall provide clear data regarding the species, size, age, condition and useful life expectancy of trees. It shall also categorize trees, groups of trees or woodlands in terms of their quality and value within their existing context and not within the context of the proposals.
• Arboricultural Constraints Plan (ACP) – An aid to layout design that shows tree Root Protection Areas (RPA) as well as representing the effect that the mature height and spread of retained trees will have on the development. The ACP shall incorporate the tree survey information as well as illustrate both the above-ground (shade patterns) and below- ground RPA constraints posed by the trees.
• Tree Protection Plan – scale drawing produced by an arboriculturalist showing the finalised layout proposals, tree retention and tree and landscape protection measures detailed within the arboricultural method statement.
• Arboricultural Method Statement (AMS) – sets out the information regarding the measures to be taken to protect the trees shown to be retained on the submitted drawings. It also details the methodology for the implementation of any aspect of the proposal that has the potential to result in loss or damage to a tree. The AMS will need to site specific and not generic in nature.

   

Further details can be found in BS 5837:2012 Trees in relations to design. Demolition and construction – Recommendations.

Archaeological Survey/Assessment

An Archaeological assessment is required:

• if the site or part of the site is within, or in the setting of, a Scheduled Ancient Monument or if the site is within a priority or in an archaeologically sensitive area.
• the proposal is a major development application.

You can check if a site is part of, or close to, a Scheduled Monument by checking the Historic England website

An Archaeological Assessment is a report that evaluates archaeological heritage. This may be combined into one Heritage Statement where designations due to heritage significance relate to heritage assets above and below ground (including archaeological remains).

Archaeological Assessment requirements:

• a description of the significance of the heritage assets affected by the proposed development and their contribution to the site
• a desk-based assessment of the impact of the proposal. It should show the sources that have been considered and the expertise that has been consulted.
• any relevant supporting documentation, such as plans to show historic features that may exist on or adjacent to the development site. This includes listed buildings, structures, historic parks and gardens and historic battlefields.
• that regard and consideration has been given to the impact of a proposal on heritage assets and their settings, as described in Section 12 of the NPPF - Conserving and Enhancing the Historic Environment.

   

If a field evaluation is required, it is recommended that proposals are discussed with Worcestershire County Council’s Archaeologist before an application is submitted to establish their requirements and the extent of information required

Contaminated Land Survey and Report

A contaminated land survey and report is needed where contamination is known or suspected, where the development site is in the vicinity of such land and ground works are proposed, where there is a sensitive end-user or where there could be harm to drinking water supply, ground and/or surface water. Sensitive end-users include residential, allotments, schools, nurseries and creches, children’s playing areas and playing fields.

Sites that would require a contaminated land survey are:

• sites with a known past potentially contaminative historical land use
• petrol filling station sites
• industrial and manufacturing sites
• rural building conversions to other uses
• sites where previous or proposed alterations to the topography of the land, or land nearby, may have, or may result in the land being contaminated.

A contaminated land survey/ report is a phased report into risks from site contamination to:

• human health
• property, both existing and proposed, including buildings, crops, livestock, woodland, service lines
• adjoining land - ground waters and surface waters
• ecological systems - archaeological sites (heritage assets)

A contaminated land survey/report should be submitted in line with national guidance and it should form a preliminary risk assessment.

In some cases, it will be sufficient for a preliminary risk assessment to be a desk-based review, in other cases it may be necessary for a site exploratory investigation, soil sampling or ground gas monitoring.

Where a site is affected by contamination, it is the responsibility of the landowner/developer to identify measures for remediation and this should form part of a land contamination report.

Biodiversity Net Gain Metric and net gain plan

A draft BNG metric, using the statutory biodiversity metric, must be used for the calculation of pre-development post development biodiversity value of sites and projects.

The statutory biodiversity metric should be used for:

• Any development site where priority habitat is present
• Residential development of 10 or more dwellings on a site >1ha
• Where the number of dwellings is not known the site area is >0.5ha
• For all other development types, the site area is >1ha or floorspace >1000m2

The small sites biodiversity metric is a simplified version of the statutory biodiversity metric and maybe used for small sites which are defined as:

• Residential development of 1-9 dwellings on a site of <1ha
• Where the number of dwellings is not known the site area is <0.5ha
• For non-residential, the floorspace to be created in <1000m2 or the site area is <1ha

The small sites metric cannot be used on sites where: habitats are not available in the small sites metric are present; where priority habitats are in the development site (excluding some hedgerow and arable field margins); where protected species are present; where any off site interventions are required.

Exemptions

The legal biodiversity net gain requirement does not apply to:

• Householder development
• Section 73 applications to vary a condition – but only where the original permission was not subject to BNG provisions.
• Development granted permission by a development order (e.g. permitted developments, such as notification of intent applications for agricultural/forestry buildings).
• Development where the application site has no current biodiversity value – for example applications where the entire site is covered in hard surfaces either
• Buildings or sealed hardstanding.
• Development which does not impact a priority habitat and impacts less than 25 square metres of habitat or 5 metres of linear habitats.
• Self-build and custom build developments which: consists of no more than 9 dwellings, and is carried out on a site which has an area no larger than 0.5 hectares, and consists exclusively of dwellings which are self-build or custom housebuilding as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015.
• Development of a biodiversity gain site (development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the biodiversity gain planning condition which applies in relation to another development).

Statutory biodiversity metric tools and guides - GOV.UK (www.gov.uk)

Daylight/ Sunlight Assessment

A Daylight / Sunlight Assessment will be required for all applications where the proposed development may affect the current levels of daylight/sunlight enjoyed by occupiers of an adjoining residential property.

Extraction and Ventilation Details

Extraction and Ventilation details will be required for proposals for new café/restaurant (A3), drinking establishments (A4) or hot food takeaways (A5) which include a commercial kitchen.

Environmental Impact Assessment

If the project is listed in Schedule 1 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 an EIA is required. If the development is listed in the first column in Schedule 2 of Regulations 2017, a Screening Opinion from the Local Planning Authority should be obtained. The Screening Opinion issued by the Local Planning Authority will determine if an EIA is required.

Flood Risk Assessment

A site-specific flood risk assessment (FRA) will be required for all development in Flood Zones 2 and 3.

In Flood Zone 1, an assessment should accompany for all proposals involving:

• sites of 1 hectare or more;
• land which has been identified by the Environment Agency as having critical drainage problems;
• land identified in a strategic flood risk assessment as being at increased flood risk in future;
• or land that may be subject to other sources of flooding, where its development would introduce a more vulnerable use. Please seehttps://flood-map-forplanning.service.gov.uk/, for example;
• development on land identified in the Council’s Strategic Flood Risk
• Assessment as being at increased flood risk in future.
• Development proposals on land subject to surface water flooding, where development would introduce a more vulnerable use. See https://floodwarning-information.service.gov.uk/long-term-flood-risk

The FRA should reflect the advice contained within the West Midlands area specific FRA which can be found in appendix xx of this document

Foul Water Drainage

All new development with foul water discharges will be required to connect to the main sewer network wherever possible. All applications proposing a non mains drainage solution are required to submit a Foul Drainage Assessment Form to set out why discharge to a main sewer network is not possible and to provide details of the proposed non mains drainage solution.

Groundwater Assessment

A groundwater assessment (including groundwater level and depth to the water table) will be required for any development involving underground storage of pollutants, including petrol filling stations, oil storage and cemeteries.

Health Impact Assessment (HIA) Screening

A HIA screening will need to be undertaken for the development types specified below (as per policy SP.16 Health and Wellbeing) to determine whether a full assessment should be completed.

• Restaurants and cafés
• Drinking establishments
• Hot food takeaways (see policy DM.18 Hot Food Takeaways)
• Residential Institutions
• Non-residential institutions
• Leisure facilities
• Betting shops and pay-day loan shops

Depending on the outcomes of the HIA screening assessment, a full HIA may be required. In addition, the following will require a full HIA;

• Residential and mixed-use major development sites
• Employment sites of 5 ha or more
• Retail development of 500 square metres or more.

The HIA screening and full template forms are in Appendix 1 of the Health and Wellbeing SPD which can be found on the WFDC website:

Health and Wellbeing Supplementary Planning Document | Wyre Forest District Council (wyreforestdc.gov.uk)

Heritage Statement

The National Planning Policy Framework requires applicants to describe the significance of heritage assets affected by development proposals. Heritage Statements will be required for all applications where a heritage asset or its setting may be impacted by the proposed development.

A Heritage Statement includes:

• Designated Heritage Assets - Listed buildings, Scheduled Monuments, Conservation Areas.
• Non-designated Heritage Assets - Locally Listed buildings, Buildings recorded on the Worcestershire County Council’s Historic Environment Record (HER) and sites of Archaeological interest.

Landscaping Scheme

All major planning applications will require a Landscaping Scheme to be submitted, including outline applications and should include a landscape strategy plan.

Landscape Statement and/or Visual Assessment

A Landscape and Visual Assessment will be required for all major developments located within the West Midlands Green Belt and/or Greenfield sites that require significant loss of existing landscaping features.

Please refer toWorcestershire County Council (2012) Landscape Character Assessment (LCA).

Land Stability or Slope Stability Risk Assessment Report

A land stability assessment will be required where subsidence, landslides and land compression could threaten the development within its anticipated life or damage neighbouring land or buildings.

In areas where coal mining features are recorded to be present, and the LPA have been advised that the site falls in the Development High Risk Area, proposals which do not fall on the Coal Authority published Exemptions List, should be supported by a Coal Mining Risk Assessment.

Please refer to The Coal Authority Exemptions List and further information about Coal Mining Risk Assessments Planning applications and Coal Mining Risk Assessments - GOV.UK (www.gov.uk)

Information on land instability can be found at:

Land stability - GOV.UK (www.gov.uk)

Lighting Assessment

A Lighting Assessment will be required for applications involving the provision of external lighting and where the lighting may have an impact on residential properties, Listed buildings, Conservation Areas and the open countryside or may result in harm to bat roosts or commuting/feeding routes for bats.

Minerals Statement

Will be required for proposed development in minerals consultation areas

The statement will need to:

• Demonstrate that the mineral concerned is no longer of any value or future potential value or the supporting infrastructure is no longer necessary to facilitate minerals working
• Or if the development is of a temporary nature and the site can be restored to a condition that doesn’t inhibit extraction
• Propose mitigation measures where mineral extraction could be compromised

Open Space or Playing Field Assessment

A Open Space or Playing field Assessment will be required for applications for a development involving the loss of open space or playing field provision.

An assessment of community and technical need is required which should clearly demonstrate that the open space or playing field provision is surplus to requirements; or an alternative/replacement provision of at least equivalent quantity and quality would be provided.

Planning Statement

A Planning Statement will be required for all applications for a major development or where the proposed development would be contrary to the Development Plan.

A planning statement is required for: - all major planning application proposals - applications where a planning justification, assessment or interpretation is required.

Planning statement requirements:

• identify the context, provide an explanation of the principles behind the proposed development.
• an assessment as to how the proposal complies with the relevant national and development plan policies including any supplementary planning guidance and documents.
• a planning statement can take the form of a combined planning, design and access statement and heritage statement where appropriate.

Preliminary Ecological Assessment (PEA)

A Preliminary Ecological Assessment (PEA) produced by a suitably qualified ecologist will be required if the application is likely to effect:

• Roof of a pre-1960 building
• Within 100m of water bodies
• Trees, hedgerows
• Fruit trees
• Agricultural buildings of brick or stone construction or with wooden beans greater than 20cm thickness
• Underground structures
• Bridges
• Natural rock features
• Pastures and grassed areas that are not part of a lawn
• If there is known to be protected species, such as bats, badgers, reptiles, amphibians or dormice
• If the application site is adjacent to a Site of Special Scientific Interest, Local Nature Reserve, Local Wildlife Site, allotment or railway

The PEA may recommend additional surveying this will need to be conducted prior to submission and validation.

The PEA and any additional surveying will determine the current Biodiversity of the application. The applicant will then need to demonstrate through an appropriate mitigation plan that the application will show a net gain in biodiversity.

Retail Impact Assessment

Retail Impact Assessment including a sequential test will be required for applications involving a proposed out of town retail, entertainment or leisure development, or an extension to an existing edge or out-of-centre retail, entertainment or leisure development in excess of 2,500 square metres gross floorspace.

Schedule of Works

A description of proposed works and whether the works would result in harm to the fabric, plan form or integrity of the original building or a later intervention.

Structural Survey Report

Structural Survey Report will be required for applications involving a conversion of a rural building to an alternative use (such as a dwelling house) or for works to a Listed building where an extension or alteration is proposed.

Surface Water Drainage Strategy

Surface Water Drainage Strategy: Policy SP32 of the Adopted Wyre Forest Local Plan requires that all new developments incorporate Sustainable Drainage Systems (SuDS). For all major applications the Council requires to see a detailed Drainage Strategy that demonstrates how the proposed drainage system meets the criteria set out above and how the proposed drainage system will be managed and maintained for the lifetime of the development.

• Sand, gravel and mineral extraction
• Construction of marinas and harbours
• Off shore wind turbines
• Deep borehole soakaways
• In addition, there will be other development proposals that may cause concern in terms of WFDC and require consideration, to help maintain or improve water bodies to ‘good status’

Where an application proposes to connect a development to the existing drainage system then details of the existing system should be shown on the application drawing(s). If infiltration drainage is to be used, details of permeability testing undertaken on the site will be required to demonstrate the suitability of the site for this type of drainage.

For minor and major residential and commercial/industrial developments the details should include an assessment demonstrating that sufficient treatment is being provided prior to discharge, utilising the simple index approach as detailed in the SuDS Manual.

The design and development of the site's surface water drainage scheme should include:

1. Assessing the potential for management of surface water to be wholly or partially achieved via infiltration.
2. Providing Sustainable Drainage Systems (SuDS) for the management of surface water. The design and construction of the SuDS should be in line with the non-statutory technical standards for SuDS (Defra, 2015) and WFDC SuDS Design and Evaluation Guide (2017). The SuDS design should also make allowances for:
   • Climate change, in line with the latest Government's Climate Change Allowances guidance.
   • Future development in residential development ("urban creep"), dependent on the housing density, following the Local Authority SuDS Officer Organisation (LASOO) Practice Guidance for the non-statutory standards for SuDS or any replacement guidance.
   • Improvements to the Green Infrastructure and biodiversity of the area.

Transport Assessments/Statements

Transport Assessment Requirements:

• Demonstrate accessibility to the site by all modes of transport
• Show likely modal splits of journey to and from the site
• Detail measures to improve access to the site by sustainable methods
• Detail parking and manoeuvring areas on a plan
• An outline of how the transport implications will be managed to minimise impacts
• A strategy for plan implementation and coordination of a travel plan

Travel Plans

Travel Plans will be required for all applications for major developments and should be submitted with all Transport Assessments.

The Travel Plan must follow the guidance set out in the National Planning Policy Framework.

Viability Assessment

A full viability assessment must be submitted with applications where the applicant considers that there are significant cost constraints affecting a development site and that these are sufficient to impede the developer meeting the Council’s affordable housing policy expectations of 25% on residential or other planning obligations and requirements on development sites, they will be expected to demonstrate that the viability of the proposals would be jeopardised by this level of provision.

It is recommended that the methodology, underlying assumptions and any software used to undertake the appraisal should be agreed with the Council during pre-application discussions. This will ensure that the viability assessment includes the level of detail required by the Council.

Where the Council needs to seek independent advice to validate a viability assessment submitted by an applicant, then it will require all reasonable costs of the independent advice to be met by the developer.

The viability assessment should be presented on a residual land value or profit basis, which takes into account various inputs, including projected sales revenues and values (including affordable housing revenue) to establish a Gross Development Value (GDV) from which Gross Development Costs (GDC) are deducted. GDC either includes:

1. a site value as a fixed input cost resulting in a developer’s return or profit becoming the residual figure which is then compared to a benchmark profit level to assess viability, or
2. a developer’s return is adopted as an input cost giving a residual site value which reflects the land value that a developer would pay for the site. The residual land value should then be compared to the benchmark market value of the site.

Water Framework Directive (WFD) Assessment

A WFD assessment is normally required for development works, including:

• Hydropower development
• Transport and Highway schemes that involve physical modifications to a water body (e.g. diversion, culverting, realignment etc)
• Bridge crossings over watercourses
• Flood defence works and flood alleviation schemes
• Environmental Impact Assessment (EIA) development deemed to have likely significant effects on the water environment
• Dams and other impoundments
• Water transmission and treatment infrastructure
• Wastewater treatment infrastructure
• Dredging activities