Local Validation List

[estimated] Ended on the 3rd April 2018
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2. Local Validation Requirements:

The documents listed below will be required to validate an application. The level of detail varies depending on the scale and type of development.

In order for the Council to determine your application as quickly as possible, you will need to provide the appropriate information as part of the application submission. Failure to supply any of the below will result in the application being invalidated and will delay the assessment process.

The list below sets out what will be required and when it will be required:

What Document? (Reason required)

When/What Needed?

Affordable Housing Statement

Policy H2: Affordable Housing

Residential development on sites of 11 or more dwellings or where the combined gross floor space is more than 1,000 sq. m will not be permitted unless provision is made for 40% affordable housing.

A statement should be submitted showing the following principles: -

  1. The sizes, types and tenures of the proposed affordable housing and evidence that this meets with local need
  2. Information regarding how the affordable housing will be provided to those who have been identified as genuinely being in housing need
  3. Evidence that the affordable housing meets with the definition in terms of tenure, eligibility and provider
  4. Information about timescales and deliverability

More information can be found here and here.

Agricultural Land Quality Assessment

NPPF

Policy EC2: Agricultural Diversification

Policy CC2: Planning for Renewable Energy and Low Carbon Generation

All major applications on greenfield land

Straightforward assessments can be provided by using, for example, the MAGIC database, available here.

Air Quality Mitigation Statement

Policy TR1: Access and Choice

Warwick Air Quality Action Plan (Addendum) 2014

Every application which increases vehicle movements (excluding householder applications)

The Council has adopted Low Emission Strategy planning guidance as an addendum to the air quality action plan which can be seen here. The guidance sets out a range of locally specific measures to be used to minimise and/or offset the emissions from new development, details of which will need to be submitted and included within relevant developments. If the measures are shown on the submitted plans then this may avoid a subsequent submission. For more information, please see here.

Archaeological Assessment

Policy HE4: Archaeology

All applications with significant potential to harm archaeological remains

Provide a desk-based archaeological assessment and, if necessary, a field evaluation. This assessment and/or field evaluation must be carried out by a Qualified Archaeologist who is a registered member of the Chartered Institute for Archaeologists (CIFA).

The Desk Based assessment must include:

  1. Description of the site, the potential for archaeology and its significance.
  2. Impact of the proposed development on this archaeology.
  3. Confirmation of the need or otherwise for field evaluation.
  4. Advise the Council on the most appropriate way to avoid or minimise conflict between the conservation of any archaeology and any aspect of the proposed development.

Note: The Historic Environment Record held by Warwickshire County Council must be accessed to inform the assessment. This must be the most up to date record held by Warwickshire County Council and not the free access on-line version (Assessments must quote the unique HER ref. number). For more information or for the Historic Environment Record please see here.

Biodiversity and Geodiversity Statement

Policy NE2: Protecting Designated Biodiversity and Geodiversity Assets

Policy NE3: Biodiversity

All applications which are likely to affect a protected or nationally, regionally or locally important species and / or protected or nationally, regionally or locally important habitats or geological features.

Minor and Major applications will require a Preliminary Ecological Appraisal and any predetermination surveys generated from this initial appraisal. Those that have ecological land-take will also need to undertake a Biodiversity Impact Assessment to demonstrate biodiversity net gain and show how the proposal will integrate into any wider green infrastructurenetwork.

Householder applications may impact on bats and other protected species. It is recommended that pre- application advice is sought from the Warwickshire Biological Records Centre at an early stage to determine if a bat and/or other protected species surveys are required.

A Natural England License may be required for a development that impacts on a European Protected Species.

All ecological reports will need to meet the BS 42020:2013:Biodiversity.Codeofpracticeforplanninganddevelopment and CIEEM Technical GuidanceSeries

National Guidance:

Planning Practice Guidance – Natural Environment

Biodiversity and geological conservation: circular 06/2005:BiodiversityandGeologicalconservationstatutoryobligations and the their impact within the planningsystem

British Standards 42020:2013: Biodiversity.CodeofpracticeforplanninganddevelopmentLocalGuidance:

WCC Planning and EcologyWCC Biodiversity OffsettingWCC Green InfrastructureStrategy

For further information contact:

Warwickshire Biological Record Centre 01926 418060

Community Infrastructure Levy Additional Information Form

Policy DM1: Infrastructure Contributions

The Community Infrastructure Levy Regulations 2010 (as amended)

NPPG

All applications which:-

  1. Create new dwellings (including prior approvals and changes ofuse);
  2. Propose either new retail floorspace or student housing which exceeds 100 sq m in floorspace;or
  3. Propose residential extensions which exceed 100 sq m in floorspace

The CIL Additional Information Form and more information regarding CIL can be found here.

National guidance on CIL can be found here.

Contaminated Land Survey

Policy NE5: Protection of Natural Resources

NPPG

All applications on land which is likely to be contaminated or applications likely to be affected by contaminated land

A survey showing the sources of contamination and any remediation/mitigation that is to be undertaken. Please see here for more national guidance. For further information and advice please see here.

Design Statement Policy BE1: Layout and Design

Policy BE2: Developing Significant Housing Sites NPPF

All major residential development of 25 units or more or all other applications creating more than 1000sq m of floorspace

The Design Statement shall include the following matters (where appropriate):

  1. hierarchy of streets/routes/sections (including the extent of adoptable highways and associated areas)
  2. Development blocks including built form and massing and relationship with adjoining development areas/blocks including areas of transition between development parcels (including the relationship between built form and adjoining open space);
  3. Building types
  4. Building heights
  5. The means to accommodate the parking of vehicles and cycles
  6. Sustainable Urban Drainage features
  7. Key spaces, open spaces and green features
  8. Architectural language and detailing
  9. Design principles for street tree planting and other structural planting landscaping areas
  10. Design principles on hard and soft landscaping treatments (including surfacing materials for all public realm) and proposals for their long term management
  11. Design principles on waste disposal and recycling
  12. Design principles on the colour and texture of external materials and facing finishes for roofing and walls of buildings and structures
  13. Design principles for street lighting and any other lighting to public space (including parking areas)

Environmental Impact Assessment (EIA)

The Town and County Planning (Environmental Impact Assessment) Regulations 2017

All development in Schedule 1 of the Regulations or positively screened development in Schedule 2 of the Regulations

Please see national guidance for more detail here.

Flood Risk Assessment (including sequential and exemption test where applicable)

Policy FW1: Reducing Flood Risk NPPF NPPG

Land in Flood Zones 2 or 3, including minor development and changes of use. Development of more than 1 hectare (ha) of development in Flood Zone 1. Development on land less than 1 ha of in Flood Zone 1, including a change of use from a more vulnerable class (e.g. from commercial to residential), where the occupation could be affected by sources of flooding other than rivers (e.g. surface water drains, canals, reservoirs). An area within Flood Zone 1 which has critical drainage problems as notified by the Environment Agency.

To find out if your site is in a Flood Zone, please see here.

Please find more information about what is required here.

Please note that this also contains information about when to use standing advice for householder developments.

Foul Sewerage/Utilities Statement

Policy FW2: Sustainable Urban Drainage

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 and public health.

Planning Practice Guidance gives advice here: https://www.gov.uk/guidance/water-supply-wastewater-and-water-quality

The Environment Agency webpage 'Septic tanks and treatment plants: permits and exemptions' provides much useful information, click here.

Housing Mix Statement

Policy H4: Securing a Mix of Housing

Major residential applications

A statement showing proposed housing mix compliant with the most recent Strategic Housing Market Area Assessment (SHMAA) or justification showing why a different mix is appropriate.

The most recent Strategic Housing Market Assessment can be seen here. For more information, please see here.

Housing/Local Needs Survey

Policy H1: Directing New Housing

Policy H3: Affordable Housing on Rural Exemption Sites

All applications which use local housing need as an overriding justification.

A proposal will be expected to be accompanied by an up-to-date local housing needs survey which identifies:

  • the types, sizes and tenures of homes that are needed;
  • that the prospective occupiers identified in the housing needs assessment can demonstrate a strong local connection as evidenced by birth, long-term residence, employment or family connection (in cases where there is a need to live close to family for support); and
  • the community whose needs the housing will meet - this should normally be the parish or village within which the proposal is to be located, but may also include neighbouring parishes where relevant.

Please note, in some cases a housing needs surveys have already been carried out. Please see here for more information. In the cases where an up-to-date survey exists, completed by an appropriate body, applicants should not complete their own.

Impact Assessment

Policy EC1: Directing New Employment Development

Policy TC2: Directing Retail Development

Policy CT1: Directing New Meeting Places, Tourism, Leisure, Cultural and Sports Development

Required for all applications for new office, retail, meeting, tourism, leisure, cultural and sport development above 500sq m (2,500sq m for office development) seeking to place development outside of the town centres as identified within the Local Plan. (Outside of the town centre schemes below 500sq m will be considered on a case by case basis and an assessment may be required)

An impact assessment should contain the following information:

  1. in relation to proving there are no sequentially preferable sites within or adjacent to (300m of the defined retail area) town centres, a full sequential test in accordance with Government guidance will need to be
  2. carried out that recognises the requirement for developers and retailers to be flexible about the format, design and scale of the development and the amount of car parking required;
  3. consideration of the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment of the area of the proposal; and
  4. consideration of the impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and wider area, up to five years from the time the application is made. For major schemes where the full impact will not be realised in five years, the impact should also be assessed up to ten years from the time the application is made.

Lighting/Light Pollution Assessment

Policy BE3: Amenity

All applications which propose flood lighting

An assessment should provide details of external lighting and the proposed hours when the lighting would be switched on. These details shall include a layout plan with beam orientation and a schedule of the equipment in the design, plus the expected level of luminance and glare. Lighting assessments will also be required to detail the level of luminance for all advertisements. Where a proposal involves the scheme for the installation of Floodlights for an area (e.g. a Sports Pitch), these details shall include a Light Contour diagram based on a layout of the proposed facility in its context, and showing projected lux levels including 'backlight', which where there are differences in ground levels, is to be superimposed on a topographical survey of the site and its immediate environs.

More information can be found here.

Marketing Information

Policy EC3: Protecting

Employment Land and Buildings

Policy TC17: Local Shopping Facilities

Policy HS8: Protecting Community Facilities

Required for all applications which would result in the loss of employment/retail/community land/floorspace

The statement should include:

  • Evidence of active marketing for at least a two year period (9 months in the case of shop units in local shopping centres or 12 months in the case of rural shops and services) showing why this has not been successful and showing specific examples
  • Evidence of the price the unit was marketed at and that it is reasonable
  • Evidence that all other options have been explored

Note: When the Council needs its own independent advice on your marketing information, costs will be paid for by the applicant. Confirmation of agreement to pay will normally be required at validation stage. This can be set down within a covering letter of within the statement.

Noise/vibration Impact Assessment (and insulationdetails)

BE3 Amenity

All applications which would place a potentially noisy use (for example B2, B8 or some leisure uses) next to existing uses or a vulnerable use (residential) next to an existing noise source

Noise Assessments should be prepared by suitably qualified acousticians. They should usually outline the existing noise environment, the potential noise sources from the development, or the noise sources likely to affect the development, together with any mitigation measures.

For more information please see here. The WHO guidelines for community noise can be seen here. More information can also be seen on the Institute of Acoustics here.

Open Space Statement

HS2 Protecting Open Space, Sport and Recreation Facilities

Policy HS3: Local Green Space

Policy HS4: Improvements to Open Space, Sport and Recreation Facilities

Policy HS5: Directing Open Space, Sport and Recreation Facilities

All new residential development which will result in additional demand for Public Open Space.

All development which is required to provide open space/recreation facilities; proposing new Public Open Space/recreation facilities; or impacting on existing open space/recreation facilities

In cases where it is not possible to provide the Open Space onsite a contribution can be made for enhancement/new provision of Open Space in the local area. A Unilateral Undertaking should be provided for this contribution. A justification should be provided where the Open Space is not to be provided onsite.

Where Open Space is able to be provided onsite, a statement setting out the type of open space to be provided, how it will be set out and how it will be managed will be required.

The Council's Public Open Space SPD can be found here.

The Council's Green Space Strategy can be found here.

More information on sporting facilities can be found here and here.

Parking Survey/Unilateral Undertaking

Policy TR3: Parking

All applications which do not provide parking in accordance with the Council's Parking Standards SPD.

A Parking Survey in accordance with the details set out in the Parking Standards SPD to demonstrate there is sufficient capacity in the local area to accommodate the additional parking or a Unilateral Undertaking to remove the property from the Residents' Parking Zones.

For more information, please see the Parking Standards SPD which can be found here.

For more information about Residents' Parking Zones, please see here.

Please note: The Council's legal costs incurred in getting Unilateral Undertakings checked will be the responsibility of the applicant as will the cost of the implementation of the resultant Traffic Regulation Order.

Plans

Policy BE1: Layout and Design

Policy BE3: Amenity

Various different plans are required dependent on the type of application.

For all plans, the following rules should be adhered to:

  1. Use recognisable and standard scales (e.g. 1:50, 1:100 or 1:200) together with the '@ paper size ref'
  2. Draw a 'scale bar' on the plans to avoid confusion
  3. Show a north point where appropriate
  4. Give all plans a date and unique reference number
  5. Submit all plans at A4 or A3 size where possible

More information can be found here.


Plan Type

When needed/ What needed


Existing and proposed block/site plan (1:500)

For all applications the following details will (where appropriate) need to be shown:

  • The proposed development in relation to the site boundaries and other existing buildings on the site, with written dimensions including those to the boundaries
  • All buildings, roads and footpaths on land adjoining the site including access arrangements
  • All Public Rights of Way crossing or adjoining the site
  • The position of all trees on the site, and those on adjacent land and any tree protection measures proposed
  • The extent and type of any hard surfacing
  • Boundary treatments including walls or fencing where this is proposed position, and window details of the adjoining properties

Where applications involve a new or amended access the following details will (where appropriate) need to be shown:

  • Dimensions of access
  • Extent of bound material
  • Visibility splays
  • Parking spaces
  • Turning areas
  • Tracking data

Existing and proposed elevations (1:100)

All applications which involves alterations, extensions or new buildings

Existing and proposed floor plans (1:100)

All applications which involve new building or changes of use, showing the rooms labelled with finished floor levels shown.

Existing and proposed Roof plans (1:100)

All new buildings and extensions where a complex arrangement of roof slopes is proposed showing the proposed roof layout

Existing and proposed Topography survey, Cross sections and Levels

All applications on sites where the ground level slopes or is not uniform across the site or is different to adjoining sites

Streetscene plans (1:100)

All applications which will materially change a streetscene

Rural Workers Assessment

Policy H12: Housing for Rural Workers

All proposals for agricultural/rural workers' dwellings which would be secured by a planning obligation or condition

An assessment provided by an appropriately qualified professional should satisfactorily demonstrate:

  1. there is a clear functional need for the person to be readily available on the site at most times;
  2. the worker is fully or primarily employed on the site to which the proposal relates;
  3. the business is financially sound and has a clear prospect of remaining so;
  4. the dwelling sought is of an appropriate size commensurate with the established functional requirement; and
  5. the need cannot be met by an existing dwelling on the unit, or by other existing accommodation in the area.

Note: When the Council needs its own independent advice on your agricultural assessment (this is the case on all new dwellings), costs will be paid for by the applicant. Confirmation of agreement to pay will normally be required at validation stage. This can be down within a covering letter of within the statement.

For more information, please see here.

Sequential Testing

Policy TC2: Directing Retail Development

Policy CT1: Directing New Meeting Places, Tourism, Leisure, Cultural and Sports Development

Required for all applications for new office, retail, meeting, tourism, leisure, cultural and sport development seeking to place development outside of the town centres as identified within the Local Plan.

A sequential test by a suitably qualified person should be submitted. More information can be found here.

Assessment will need to include:

  • Evidence that there are no sequentially preferable sites or buildings
  • The facility is of a type and scale that means it will primarily serve a local community that can access via means other than the private car

Transport Assessment/Travel Plan

Policy TR1: Access and Choice

Policy TR2: Traffic Generation

Policy TR3: Parking

All major applications that result in the generation of significant traffic movements.

The NPPG sets out the content of a Transport Assessment and Transport Statement for further information click here.

For more information regarding writing a Travel Plan please see here.

For more information regarding the technical information which is required in a transport assessment, please see here.

Note: Applicants are advised to seek pre-application advice from WCC Development Group before submitting a formal application. Charges may apply; click here for further information.

Tree Survey

Policy NE4: Landscape

All development that will affect existing trees

Tree surveys should be prepared by a suitable professional in accordance with the British Standard 'BS 5837:2012 Trees in relation to design, demolition and construction – Recommendations' (or subsequent amendments to this), to include survey, impact and mitigation proposals. It should cover all trees on a development site and trees within 15m of any operations. Where proposed buildings will be shaded a 'tree shading plan' should be provided.

For further detailed advice, see BS 5837:2012 Trees in relation to design, demolition and construction – Recommendations

Further advice can be found here.

Ventilation/Extraction Details

Policy BE3: Amenity

All applications proposing new ventilation/extraction equipment (for example, air conditioning units or cooking extraction equipment)

Information regarding the location and type of equipment and the manufacture's specifications including noise details.

For more advice, please contact Environmental Health here.

Viability Assessment

Policy H3: Affordable Housing

Policy H4: Securing a Mix of Housing

Policy DM2: Viability Assessments

Policy CT3: Protecting Existing Visitor Accommodation in Town Centres

All applications where the applicant wishes to demonstrate that the proposed development will be unviable in particular set(s) of circumstances

More information about what to include within a viability study can be found here.

Note: The Council will seek its own independent advice on your viability assessment; the applicant will need to pay for costs. Confirmation of agreement to pay will normally be required at validation stage.

Visitor Accommodation Assessment (capacity study)

Policy CT3: Protecting Existing Visitor Accommodation in Town Centres

All applications which propose the loss of visitor accommodation (except where the proposed change is to retail within the retail areas on the policies map).

A capacity study of similar accommodation within the town centre to demonstrate that there is adequate capacity to meet need within alternative accommodation within the same town. Alternatively, a report which can demonstrate that the accommodation is no longer viable; that it has been marketed for a period of 12 months and that no other operators have been willing to acquire it for continued use as visitor accommodation can be submitted.

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