What to submit with a Planning Application

National Requirements

• Application Form
• Fee
• Location Plan
• Site Plan (1:200 or 1:500) – showing location of proposed advertisement(s) on the land or building in question
• Existing and Proposed elevations showing position of advertisement(s)
• Scaled (or fully dimensioned) drawings of the proposed advertisement(s) to include
• Size of each sign, including depth/projection, size of lettering and height above ground.
• Type of each sign (e.g, fascia, projecting box, pole-mounted)
• Materials and colours to be used
• If illuminated, details of illumination (e/g, internal, external, floodlit), hours of illumination, whether static or moving/flashing, lumen/candela levels etc.

Useful links:

Planning portal guidance notes

DCLG – Outdoor Advertisements and Signs – guide for advertisers

The list below will be sufficient to ensure that any planning application is validated and thus can progress through the planning application process. The list does not cover every eventuality given that, from time to time, issues can arise which require further information to be submitted. The Case Officer will contact you should this be the case.

National Requirements

• Application form (full planning permission)
• Fee
• Location Plan
• Biodiversity New Gain (Mandatory) – National minimum information requirement

If applicable

• Design and Access Statement

Local Requirements

• Existing and Proposed floor plans
• Existing and proposed elevations (if any external alterations)
• CIL form – if a new dwelling will be created

Additional docs which MAY be required for validation 

• Change of Use of Rural Buildings – Marketing Report
• Economic Statement
• Energy Statement
• Flood Risk Assessment
• Heritage Statement - Assessment of impact of proposed development on significance of heritage assets
• Lighting Assessment
• Nature Conservation/Ecological Information (Ecological Survey and Report)
• Noise Assessment
• Open Space/Recreational facilities assessment
• Planning Obligations – Draft Head(s) of Terms and CIL Eligibility Statement
• Planning Statement
• Retail and Centres Impact Assessment
• Structural Survey
• Telecommunications Development – supplementary information
• Transport Assessment/Transport Statement and Travel Plans
• Travel Plan
• Ventilation/Extraction Statement
• Water Management Statement
• Health Impact Assessment (HIA) and Health Impact Assessment Screening
• Community Infrastructure Levy (CIL) – Assumption of Liability Form

(additional guidance is available for the following application types: self-build and custom build housing, live-work units, caravan/holiday home sites)

National Requirements

• Application Form
• Fee
• Location Plan
• Site/Block Plan
• Biodiversity New Gain (Mandatory) – National minimum information requirement

If applicable:

• Existing and Proposed floor plans
• Existing and proposed elevations (if any external alterations)
• Existing and proposed roof plans (new or extension to building)
• Design and Access Statement
• Fire Statement

Local Requirements

Additional docs which MAY be required for validation (see here)

1. Arboricultural Statement/Tree Survey
2. Affordable Housing Statement
3. Agricultural Land Assessment
4. Air Quality Assessment
5. Archaeological Desk-based Assessment and Field Evaluation Report
6. Change of Use of Rural Buildings – Marketing Report
7. Daylighting/Sunlight Assessment
8. Economic Statement
9. Energy Statement
10. Existing employment sites -  re-development/change  of  use  supporting assessment
11. Flood Risk Assessment
12. Foul Sewage Utilities Assessment
13. Glint and Glare Assessment
14. Heritage Statement - Assessment of impact of proposed development on significance of heritage assets
15. Land Contamination Assessment
16. Landscape and Visual Impact Assessment
17. Lighting Assessment
18. Nature Conservation/Ecological Information (Ecological Survey and Report)
19. Noise Assessment
20. Open Space/Recreational facilities assessment
21. Planning Obligations – Draft Head(s) of Terms and CIL Eligibility Statement
22. Planning Statement
23. Replacement rural dwellings statement
24. Retail and Centres Impact Assessment
25. Rural Workers’ Dwelling Justification
26. Street-scene Elevations
27. Structural Survey
28. Telecommunications Development – supplementary information
29. Transport Assessment/Transport Statement and Travel Plans
30. Travel Plan
31. Ventilation/Extraction Statement
32. Viability Assessment
33. Water Management Statement
34. Health Impact Assessment (HIA) and Health Impact Assessment Screening
35. Community Infrastructure Levy (CIL) – Assumption of Liability Form
36. Self-Build and Custom Build House Form

Awaiting

In addition to the requirements for a full or outline application, the ‘self-build and custom build house’ form must be completed. LINK TO FORM

National Requirements

• Application form (including a precise description of what is being applied for)
• Fee
• Location Plan
• Sufficient factual information/evidence to decide the application

Local Requirements

• Location Plan must comply with the ‘location plan requirements’ (link to section)
• Location plan should show the site area edged in red for all land required for the use/operation/activity

If applicable:

• Site/block plan
• Existing and proposed elevations
• Existing and proposed floor plans

Examples of sufficient factual information/evidence may include things such as:

For ‘Existing’ development: signed affidavits, dated photographs, dated receipts, invoices or other evidence or justification of why the development is considered to be lawful

For ‘Proposed developments’: scaled plans showing existing and proposed developments, justification or evidence of why the development is considered to be permitted development

Helpful information: Application for a Lawful Development Certificate for an Existing use or operation or activity including those in breach of a planning condition

Application for a Lawful Development Certificate for a Proposed Use or Development

National Requirements

• Application Form
• Fee
• Location Plan
• Biodiversity New Gain (Mandatory) – National minimum information requirement

If applicable:

• Site/block plan showing location of access point(s) (this must be provided even if access has been reserved). Any trees/hedges or public rights of way must also be shown
• Existing and Proposed floor plans
• Existing and proposed elevations
• Existing and proposed roof plans
• Design and Access Statement
• Fire Statement
• Landscaping plan

Local Requirements

Additional docs which MAY be required for validation (see here)

• Existing and proposed site sections
• Arboricultural Statement/Tree Survey
• Affordable Housing Statement
• Agricultural Land Assessment
• Air Quality Assessment
• Archaeological Desk-based Assessment and Field Evaluation Report
• Economic Statement
• Energy Statement
• Existing employment sites -  re-development/change  of  use  supporting assessment
• Flood Risk Assessment
• Foul Sewage Utilities Assessment
• Heritage Statement - Assessment of impact of proposed development on significance of heritage assets
• Land Contamination Assessment
• Landscape and Visual Impact Assessment
• Lighting Assessment
• Nature Conservation/Ecological Information (Ecological Survey and Report)
• Noise Assessment
• Open Space/Recreational facilities assessment
• Planning Obligations – Draft Head(s) of Terms and CIL Eligibility Statement
• Planning Statement
• Replacement rural dwellings statement
• Retail and Centres Impact Assessment
• Rural Workers’ Dwelling Justification
• Street-scene Elevations
• Telecommunications Development – supplementary information
• Transport Assessment/Transport Statement and Travel Plans
• Travel Plan
• Viability Assessment
• Water Management Statement
• Health Impact Assessment (HIA) and Health Impact Assessment Screening
• Community Infrastructure Levy (CIL) – Assumption of Liability Form
• Self-Build and Custom Build House Form

National  Requirements 

• Application form 
• Location plan 
• Site/block plan 
• Design and Access Statement 
• Heritage Statement (or Heritage Impact Assessment) 

If applicable: 

• Existing and Proposed floor plans 

• Existing and proposed elevations  
• Existing and proposed roof plans (new or extension to building) 

Local Requirements as required 

• Ecology checklist 
• Structural survey (for demolition or conversion of listed building) 

It may be helpful to provide  

• Joinery details – for small units of construction such as doors, windows, shop fronts and mouldings. These should be at a scale of 1:10 or 1:20. 
• Photographs 

Application forms should be fully completed with all questions answered. The ownership certificate should be accurate and be signed and dated. Descriptions should be concise and relevant.

• All sections of the application form must be answered.
• The declaration must be signed and dated.
• Any company name (applicant or agent) should be a legal entity, eg a limited company, LLP etc. A business which is not an ‘entity’ is not a company.
• Applications forms should be submitted electronically via the Planning Portal.
• Certificate A, B, C or D must be completed stating the ownership of the property.
• Where the applicant is not the owner of the application site, a notice must be completed and served on any other landowners.
• Where any owners are not known, a notice must be published in the local newspaper - Application for notice in local newspaper
• If the land to which the application relates forms an agricultural holding or part of an agricultural holding, as defined by the Agricultural Holdings Act 1986, and comprises land subject to an Agricultural Tenancy all agricultural tenants must be notified prior to the submission of an application and certificate B, C or D completed as indicated above.

It is an offence, knowingly or recklessly, to complete a false or misleading certificate.

• The description of development should be clear, accurate and precise. Find out more information about descriptions.

A fee is required for most types of planning application. The up-to-date fees can be seen here.

A Guide to the Fees for Planning Applications in England

For a fee calculator, the Planning Portal have an on-line tool to help.

Planning Portal – fee calculator

All plans should:

• Be to scale – all electronic documents must scale to the paper size shown on the document. Any plans which do not scale correctly will not be accepted.
• Have a linear scale bar
• Include a title and/or unique drawing number

A guide for what is expected:

pdf Applying for Planning Permission (1.36 MB)

Required for all applications

A location plan should be based on an up-to-date map*

The scale should typically be 1:1250 or 1:2500, but wherever possible the plan should be scaled to fit onto A4 or A3 size paper**

The direction of north must be shown

A location plan should identify sufficient (ideally a minimum of two) named roads and/or buildings on land adjoining the application site to ensure that the exact location of the application site is clear.

The application site should be edged clearly with a red line on the location plan. It should include all land necessary to carry out the proposed development (eg land required for access to the site from a public highway, visibility splays, landscaping, car parking and open areas around buildings).

A blue line should be drawn around any other land owned by the applicant, close to or adjoining the application site.

A linear scale bar

A title and/or unique drawing number

* Plans should show: ©Crown copyright and database right 20xx, an Ordnance Survey licence number e.g 1000xxxxxx; and the Ordnance Survey or licensed partner branding. Please note that we cannot accept any Land Registry plans.

** PDF/electronic plans must scale to the paper size shown on the document. Any plans which do not scale correctly will be returned.

Examples of what should be included can be found here A Guide to creating your Site Location Plan

Required for all applications with operational development

It should be based on an up-to-date map*

Scale: 1:500, however 1:250, 1:200 or 1:100 may be accepted if it clearly shows the proposal**

The plan must clearly show the proposed development in relation to the site boundaries and other existing buildings on the site

The direction of north must be shown

A linear scale bar

A title and/or unique drawing number

Any trees or public right of way affected by the proposal should be shown

Details of parking provision (existing and proposed)

Location of new boundary treatment, where applicable

The location of any buildings or structures to be demolished (clearly annotated)

* Plans should show: ©Crown copyright and database right 20xx, an Ordnance Survey licence number e.g 1000xxxxxx; and the Ordnance Survey or licensed partner branding. Please note that we cannot accept any Land Registry plans.

** PDF/electronic plans must scale to the paper size shown on the document. Any plans which do not scale correctly will be returned.

Notes:

Red and blue lines are not necessary on these plans. However, if they are included, they must match those on the location plan.

An existing site/block plan is not always necessary, providing it is clear what is being proposed

Required for all applications proposing new buildings or alterations to the exterior of an existing building (including replacement windows and doors).

If the proposed development involves the demolition and/or replacement of a building, existing elevations are not required. The building to be demolished can be shown as a dotted line on the proposed elevation plan.

Scale: 1:100 or 1:50

Existing elevations: Drawings that clearly show the existing appearance of the building (required when extending or altering an existing building)

 Proposed elevations: These must show any elevations that would be created or altered by the development. These should include proposed building materials and the style and materials of windows and doors

A linear scale bar

Must show all elevations including any blank elevations (unless visibility is completely obscured e.g. attached to another building).

Must match relevant existing/proposed floor plans.

Where a building is to be demolished, or part of a building demolished this should be shown as a dotted line on the proposed plan.

Be clearly labelled e.g. north, west etc. or north point indicated.

Show any other buildings that are attached to the elevation and where possible the main features of that adjoining building (e.g. details of doors, windows on the same elevation of an adjoining dwelling)

Required for developments involving new or amended floor space including alterations to an existing building

Scale: 1:100 or 1:50

Linear scale bar

All existing floor plans for relevant parts of the development should be provided.

Conversion of buildings should show what part of the existing building is to be retained.

Proposed floor plans should be provided where any alterations/extensions are proposed including for any development including a change of use

External window and door openings must be shown and these must match the relevant existing/proposed elevations.

Where a building is to be demolished or part of a building demolished this should be shown as a dotted line on the proposed plan.

 labelled, windows and doors which match elevations

Required for proposals with complex roof designs and for proposals where an existing roof is altered.

Scale: 1:100 or 1:50

Linear scale bar

Clearly labelled with direction/orientation

Required for proposals where cut and fill operations are proposed, proposals on sloping or uneven land or sites where immediately adjoining land are on a different level.

Identify finished floor levels (FFLs) and ridge levels of buildings

Identify existing and proposed site levels

Show ‘slices’ through the land

Show existing and proposed development in relation to land/properties adjoining the site including street scene sections where appropriate

Accompanied by a plan showing the points between which the cross section has been taken.

Design and Access Statements are required for:

 (a) development which is major development; or

(b) development in a designated area (World Heritage Site or Conservation Area) where the proposed development consists of:

 (i) the provision of one or more dwellinghouses; or

(ii) the provision of a building or buildings where the floor space created by the development is 100 square metres or more; or

(iii) applications for listed building consent.

Major development is defined as:

Major Development comprises: 10 or more dwellings, or site area for residential development is 0.5 hectares or more and the number of dwellings is unknown; or 1000 square metres or more of floor space; or Development carried out on a site having an area of 1 hectare or more.

The Design and Access statement must:

• explain the design principles and concepts that have been applied to the development

 • demonstrate the steps taken to appraise the context of the development and how the design of the development takes that context into account

A Design and Access statement should cover the following components:

Design – the statement should include and explanation of design principles and concepts, including compliance with planning policy. It should include sections covering details relating to amount; layout; scale; landscaping and appearance.

It should show an awareness of the context within which the development will sit and how this has influenced the proposal. Evolution of the design process should also be included, if this is relevant to the scheme.

If the proposal relates to a listed building address how the historic character and setting of the building have been considered in the design.

Access - The statement should explain how users will have easy and equal access to the development and how any specific issues which might affect access to the development have been addressed. Access for emergency vehicles should be included if relevant.

More information on Design and Access statements can be found under the relevant section of: Making an application - GOV.UK

Templates for design and access statements can be found here:

Design & Access Full Statement

Design & Access Outline Statement

The national minimum requirements that need to be submitted to validate an application are those set out in Article 7 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 as modified and amended by Part 4, Regulation 15 of the Biodiversity Gain (Town and Country Planning) (Modification and Amendments) (England) Regulations 2024.

 There are specific exemptions from biodiversity net gain for certain types of development. The exemptions are set out in paragraph 17 of Schedule 7A of the Town and Country Planning Act 1990 and the Biodiversity Gain Requirements (Exemptions) Regulations [2024]. Please also see Biodiversity net gain: exempt developments - GOV.UK

The following is required for:

 All Applications

• A statement as to whether the applicant believes that planning permission, if granted, would be subject to the biodiversity gain condition

All development proposals that are not exempt from the general biodiversity condition (Exempt Development)

• the pre-development biodiversity value(s), either on the date of application or earlier proposed date (as appropriate);
• where the applicant proposes to use an earlier date, this proposed earlier date and the reasons for proposing that date;
• the completed metric calculation tool showing the calculations of the pre-development biodiversity value of the onsite habitat on the date of application (or proposed earlier date) including the publication date of the biodiversity metric used to calculate that value;
• a statement whether activities have been carried out prior to the date of application (or earlier proposed date), that result in loss of onsite biodiversity value (‘degradation’), and where they have:
  • a statement to the effect that these activities have been carried out;
  • the date immediately before these activities were carried out;
  • the pre-development biodiversity value of the onsite habitat on this date;
  • the completed metric calculation tool showing the calculations, and
  • any available supporting evidence of this;
• a description of any irreplaceable habitat (as set out in column 1 of the Schedule to the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) on the land to which the application relates, that exists on the date of application, (or an earlier date); and
• plan(s), drawn to an identified scale and showing the direction of North, showing onsite habitat existing on the date of application (or earlier proposed date), including any irreplaceable habitat (if applicable).

See also:

Biodiversity net gain - GOV.UK

Statutory biodiversity metric tools and guides - GOV.UK

Required for development proposing new, the alteration of an existing or within the curtilage of two or more dwellings (includes flats) or educational accommodation and meets the height condition of 18m or more, or 7 or more storeys.

Fire statements must be submitted on a form published by the Secretary of State (or a form to similar effect) containing the particulars specified or referred to in the form, which includes information about (not exhaustive list):

• The principles, concepts and approach relating to fire safety that have been applied to each building in the development;
• The site layout;
• Emergency vehicle access and water supplies for firefighting purposes
• What, if any, consultation has been undertaken on issues relating to the fire safety of the development; and what account has been taken of this;
• How any policies relating to fire safety in relevant local development documents have been taken into account.

See:

Planning application and fire statement forms: templates - GOV.UK

Fire safety and high-rise residential buildings (from 1 August 2021) - GOV.UK