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Local Scheme of Validation

Contents

  1. Introduction
  2. Validation Process
  3. Using the Application Requirements List
  4. Application Requirements by Type
  5. List of National Requirements
  6. List of Local Requirements
  7. Prior Notification
  8. Rushcliffe Borough Council Local Plan and other useful links
  9. Rushcliffe Borough Council Planning Privacy Statement

 

1. Introduction

Rushcliffe Borough Council is committed to providing an effective and efficient planning service, with the aim of speeding up the service and improving performance and key to this is the quality of information submitted to the Borough Council accompanying applications.

In this regard, certain information is required to validate an application, and these are mandatory national requirements and local requirements set by the Borough Council itself.

This document sets out the National requirements and Rushcliffe Borough Council’s local list of validation requirements which we consider reasonable and proportionate in requesting, in order to validate an application. This list has taken into account the nature and scale of the development and what would be considered material to an application to enable the Council to make an informed decision.

The list specifies when we require the document, what is required within the document, and the policy which supports the reasons for requesting it. There may be instances when we require further information, in this instance a member of the planning team will contact you.

This list has been produced using current policy which is referenced within the document and is in addition to the national validation requirements as specified on the Gov.uk website.

The Local Scheme of Validation will be regularly reviewed and updated where it is considered necessary and at least every 2 years in accordance with Government Guidance.

2. Validation Process

Validation is an important part of the application process and if the validation requirements as set out in this document are not met, the application can be recorded as invalid, and the Council can decline to determine it. This can occur if for example a fee is incorrect or not submitted or required information for the type of application submitted is not provided. If this occurs, you will be contacted and advised accordingly, and given 14 days to submit the additional information requested. Following the initial 14 days a second letter will be sent, requesting any additional information. If this has not been submitted after 7 days (total 21 days) the application will be returned along with the fee.

Where an application is not accompanied by information required by the Borough Council, applicants should provide written justification with the application as to why it is considered not to be necessary in the circumstances, following procedures set out in Article 12 of The Town and Country Planning (Development Management Procedure)(England) Order 2015.  

If the dispute in respect of the required information is not resolved, the applicant has the right to appeal the non-validation under section 78 of The Town and Country planning Act 1990 on the ground non-determination, once the statutory period for determining the application has expired.

Once an application has been validated it will be registered and the applicant or agent will be advised accordingly and further details including the application number and case officer.

3. Using the Application Requirements List

The application list sets out the information requirement the Rushcliffe Borough Council as Local Planning Authority will need to process planning applications in a timely manner.

Each application type has a list of information requirements needed to validate an application of that type. This lists national and local requirements.

4. Application Type Requirements

Householder Application

Outline Application - Minor Residential (up to  0.5ha)

Outline Application - Minor Commercial (up to 1ha)

Outline Application - Major Residential (˂0.5ha)

Outline Application - Commercial (˂Major 1ha)

Outline Application - Other Major

Full Application - Minor Residential (-10 Dwellings)

Full Application - Minor Commercial (-1000sqm)

Full Application - Minor Other

Full Application - Major Residential (+10 Dwellings)

Full Application - Major Commercial (+1000sqm)

Full Application - Major Other

Reserved Matters

Development in a Conservation Area

Listed Building Consent

Lawful Development Certificate Proposed

Lawful Development Certificate - Existing

Prior Notification

Telecommunications Application

Advertisement Consent

Application for TPO Work (Tree Preservation Order)

Discharge of Conditions

Non-Material Amendment

Relevant Demolition in a Conservation Area

Variation of Condition

5. List of National Requirements

Active Travel Assessment

New requirement from the 1 June 2023. Information will need to be submitted to allow consideration of how the development makes walking, wheeling and cycling the preferred choice for everyone to get around.

As such, from that date local planning authorities will be required to consult Active Travel England (ATE) on planning applications where developments meet the following minimum thresholds ( to be confirmed):

  • 150 residential units (dwellings);
  • 7,500m2 commercial area; or
  • The site having an area of 5 hectares or more.

Useful Links:

Active Travel England

Agricultural holding certificate (article 7)

This part of the application form must be signed to either confirm the land to which the application relates is not part of an agricultural holding; or if it is that you have notified any tenants

Policy Driver:  

Useful links:

Ownership Certificate Guidance

Appropriate fee 

  • A fee is required for all applications unless an exemption applies - check the details in the scale of fees
  • Cheques should be made payable to ‘Rushcliffe Borough Council’.
  • Or you can pay online.
  • Please note that to pay online you must already have the Borough Council reference number for your application.
  • You can also pay by card over the phone on: 0115 981 9911
  • Assistance in calculating the appropriate fee can be found on the planning portal website: Planning Application Fee Calculator

Policy Driver: 

The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) (Amendment) Regulations 2017 (Under review)

In circumstances where professional, impartial advice is required to appraise and assess the viability assessment (by an independent consultant) these fees must be paid for by the applicant. This should be discussed in more detail with the case officer.

Application Form 

There are a number of application forms for various types of applications (please ensure the correct form is used) and Guidance on how to fill out the various forms can be found at the planning portal website.

Policy Driver - Article 7 (1) (a) of the General Permitted Development Procedure Order 2015

Applications in respect of Crown land

An application for planning permission in respect of Crown Land, must be accompanied by:

  1. a statement that the application is made in respect of Crown land; and
  2. where the application is made by a person authorised in writing by the appropriate authority, a copy of that authorisation.

Policy Driver: 

The Town and Country Planning (Development Management Procedure) (England) Order 2015 Article 8 Crown development

Design & Access Statement

Design and access statements will be required for following types of applications:

  • Applications for major development
  • Applications for development in a designated area*, where the proposed development consists of
    1. One or more dwellings; or
    2. A building or buildings with a floor space of 100 square metres or more
    3. iii. Applications for listed building consent

*For the purposes of design and access statements, a designated area means a world heritage site or a conservation area.

For householder applications, a Design and Access Statement will only be required where the above criteria triggers the need for one.  

A Design and Access Statement must:

  • Explain the design principles and concepts that have been applied to the proposed development; and
  • Demonstrate the steps taken to appraise the context of the proposed development, and how the design of the development takes that context into account

A development’s context refers to the particular characteristics of the application site and its wider setting. These will be specific to the circumstances of an individual application and a design and access statement should be tailored accordingly.

Design and access statements must also explain the applicant’s approach to access and how relevant local plan policies have been taken into account. They must detail any consultation undertaken in relation to access issues, and how the outcome of this consultation has informed the proposed development. Applicants must also explain how any specific issues which might affect access to the proposed development have been addressed.

Policy Driver:   

Useful Links:    

Ownership certificate (A,B,C, or D as applicable)

Guidance on how to fill out these forms can be found at the Planning Portal web site: www.planningportal.co.uk. One of the ownership certificates must be signed. (If part of your proposal overhangs or forms a party wall on your neighbours land you are required to submit certificate B).

Policy Driver:   

Useful links:

Ownership Certificate Guidance

Site location plan

An up-to-date site location plan at a scale of either 1:1250 or 1:2500 which identifies the site and the surrounding area and shows at least two roads and the north point.

The site should be outlined in red on all copies and any other land owned by the applicant in blue. It should include all land necessary to carry out the proposed development (for example, land required for access to the site from a public highway, visibility splays, car parking and open areas around buildings).

(Please note that if you are using a plan based on Ordnance Survey data you must have either purchased the map specifically for this purpose or have a licence which allows you to do so. The Borough Council cannot accept copies of plans (such as your title deeds) that were created for other purposes and submission of such plans will make your application invalid).

Policy Driver:

Article 7 of the General Permitted Development Procedure Order 2015

Useful Links:

6. List of Local Requirements

Additional Plans 

Should be submitted with all planning applications.

All plans should contain an individual reference that identifies the individual plan, the version number and date of production (any amended plans submitted at a later date should follow the same reference format).

  • Location plan – Preferably electronically or on paper size less than A2 and at a typical scale of 1:1250 clearly outlining the site in red, and any other adjoining or nearby land in the ownership or control of the applicant, outlined in blue.
  • Site Layout Plans – Preferably on paper size less than A2 and at a typical scale of 1:200 or 1:500 clearly marking on the proposed development, These plans should have critical dimensions marked for easy reference and to check scale.
  • Existing site survey – A survey of the existing site is required which includes all existing features, for example trees/hedges positions, size and species, any structures building on site access point, levels boundary treatments etc.
  • Elevations if required - Preferably on paper size less than A2 and at a typical scale of 1:50 or 1:100, (existing & proposed should be at a similar scale to aid comparative study) scale annotated on the plan. Full elevations showing all sides of the development even if they do not contain windows/door openings. These plans should have critical dimensions marked for easy reference and to check scale.
  • Roof Plan – A roof plan is used to show the shape of the roof and is typically drawn at a scale smaller than the scale used for the floor plans. Details such as the roofing material and their location are typically specified on the roof plan.
  • Internal Layouts - Preferably on paper size less than A2 and at a typical scale of 1:50 or 1:100, (existing & proposed should be at a similar scale to aid comparative study) scale annotated on the plan. Plans showing the proposed internal layout of each unit type
  • Landscaping if required – Plans showing details of the proposed landscaping scheme
  • Street Scene Plans if required - Plans indicating or including at least 1 existing house either side of the proposed development
  • Cross-sections – Showing the relationship between the development and any other structures on adjacent sites and in particular where there are level differences,
  • For advertisement applications clearly showing method of illumination
  • Extraction Details – if extraction details proposed, elevational drawings showing all external ductwork and termination points, if possible include adjacent buildings. Confirmation that the system discharges vertically and showing that it will be one metre higher than the highest residential window or one metre higher than eaves level.

Policy Driver:   

Useful Links:

Planning Portal – Maps, Plans and Planning Applications#; What to Submit

Aerodrome Safeguarding Assessment

For any development involving buildings or works which would infringe on protected surfaces, obscure runway approach lights or have the potential to affect the performance or navigation aids, radio aids or telecom system, an Aerodrome Safeguarding Assessment should be submitted. This is a particularly important issue for development in close proximity to East Midlands Airport.

Major housing developments, lighting and other development such as solar power systems or wind turbines that have the potential to increase bird hazard risk would also require the submission of an Aerodrome Safeguarding Assessment.

Policy Driver:   

Safeguarding aerodromes, technical sites and military explosives storage areas

Useful Links:    

Affordable Housing Statement   

In accordance with the National Planning Policy Framework (NPPF) and National Planning Policy Guidance (NPPG) this applies to all applications proposing:11-units or 1000 sq. gross floor space or more.

  • Specialist housing developments for older people, where falling within Use Class C3;
  • Developments of Age Restricted/Sheltered Housing or similar housing; and
  • Developments of Assisted Living/Extra Care Housing

The Council will require information concerning both the affordable housing and any open market housing through the submission of a ‘Heads of Terms’ pro-forma on affordable housing contributions for the Section 106 legal agreement required by Policy H2 criterion h)’.  The Head of Terms Pro-forma is included at appendix 8 of the SPD.

Such information shall include details of the number of residential units, the mix of units and the proposed tenure. If different levels or types of affordability or tenure are proposed for different units this should be clearly and fully explained. Where a financial contribution in lieu of onsite affordable housing is proposed, the Affordable Housing Statement should clearly state this as well as the reasons why this is considered acceptable.

Where the applicant considers the development will not support the level of affordable housing required under the Councils polices then a Viability Assessment will be required.

Policy Driver:

Useful Links:    

Agricultural Land Classification

Required for all applications proposing development on former or existing agricultural land.

The Agricultural Land Classification assesses the quality of farmland to enable informed choices to be made about its future use within the planning system.

Agricultural Land Classification uses a grading system to assess and compare the quality of agricultural land at national, regional and local levels. It assesses the potential for land to support different agricultural uses, such as growing crops for food. It doesn't consider the land's current use and intensity of use. There are five grades of agricultural land, with Grade 3 subdivided into 3a and 3b.

Policy Driver:

Useful Links :

Guide to assessing development proposals on agricultural land

Agricultural Justification

Required where the proposed development is for the erection of a dwelling in the countryside for agricultural or equestrian purposes.

An Agricultural Justification should be written by a qualified practitioner and include:

  • The extent of the holding that the proposed dwelling would serve
  • The nature of the agricultural use that the dwelling will be linked to
  • Appraisal justifying the need for the dwelling. This should include:
  1. For dwellings to serve new businesses, or new activities within established businesses, proposals will need to be accompanied by a business plan that demonstrates the following:
    1. Clear evidence of a firm intention and ability to develop the enterprise concerned. This could include significant investment in new buildings or permanently sited equipment
    2. A functional need is demonstrated by showing a dwelling is essential for the proper functioning of the enterprise for one or more workers to be readily available at most times. This may arise from the need to be on site day and night in case animals or agricultural processes require essential care at short notice or to deal quickly with emergencies that could otherwise cause serious loss of crops or products
    3. Clear evidence that the proposed enterprise has been planned on a sound financial basis
    4. The functional need described at ii) could not be fulfilled by another existing dwelling on the unit, or any other existing accommodation in the area which is suitable and available for occupation by the workers concerned.
  2. For dwellings to serve existing businesses on well-established units, applications will need to be accompanied by the preceding 3 years audited accounts. Proposals will also need to demonstrate:
    1. There is a clearly established existing functional need showing a dwelling is essential for the proper functioning of the enterprise for one or more workers to be readily available at most times. This may arise from the need to be on site day and night in case animals or agricultural processes require essential care at short notice or to deal quickly with emergencies that could otherwise cause serious loss of crops or products
    2. The need relates to a full-time worker and does not relate to a part-time requirement
    3. The unit and activity concerned have been established for at least three years, have been profitable for at least one of them, are currently financially sound, and have a clear prospect of remaining so the functional need could not be fulfilled by another existing dwelling on the unit, or any other existing accommodation in the area which is suitable and available for occupation by the workers concerned.

Please note there is a separate fee, payable in addition to the standard planning fee, for applications requiring a viability assessment. The fee is to cover the Council’s costs in appointing an independent professional to evaluate the assessment submitted. 

Policy Driver:

  • Local Plan Part 2
    • Local Plan Part 2: Policy 22 Development within the Countryside
    • Local Plan Part 2: Policy 1 Development requirements

Air Quality Assessment

  • is inside an AQMA, or in certain situations is adjacent to an Air Quality Management Area (AQMA),or
  • where the development could in itself result in the designation of an AQMA or
  • where the grant of planning permission would conflict with, or render unworkable, elements of the Local Authority's Air Quality Action Plan,

and :

  • It is expected or anticipated to lead to significant changes in air quality, or
  • It is anticipated that there will be an introduction or increase in relevant exposure, e.g. such as the development of residential properties in an area or existing poor air quality.

To include:

  • Identification of the site and area for assessment
  • Assessment of existing air quality
  • Assessment of committed developments
  • Development assessment
  • Identification and assessment of potential mitigation measures

Policy Driver:   

Useful links:     

Archaeological Assessment

When any proposed development includes new building or ground disturbance on or adjoining a designated or non-designated heritage asset of archaeological interest or development upon a site which has the potential for heritage assets of archaeological interest  This can include sites in close proximity to a Scheduled Ancient Monument, sites in close proximity to church yards, sites containing or close to known undesignated remains as identified on the Nottinghamshire Historic Environment Record.

The information submitted with an application must include an archaeological desk-based assessment. Where a desk-based assessment identifies the potential for heritage assets of archaeological interest it may be appropriate for the applicant to additionally include an archaeological field evaluation or historic building recording. The County Council’s archaeological advisor should be contacted to advise on what is appropriate. Assessments, evaluations and building recording must be undertaken by a suitably qualified heritage practitioner and must be in accordance with the Standards and Guidance of the Chartered Institute for Archaeologists.

Policy Driver:   

Useful Links:

Biodiversity/Ecology Report

From 12 February 2024 it becomes mandatory for all Major Developments, and for Small developments from 2 April 2024 there will be a requirement to provide Bio-diversity Net Gain (BNG) and unless your development is exempt, you must demonstrate how biodiversity has been considered in your proposal and the Biodiversity gain statement must be completed.

Required with all developments in or adjacent to:

  • European Site (i.e. SAC/SPA/Ramsar)
  • Site of Special Scientific Interest (SSSI)
  • In or adjacent to National Nature Reserve (NNR)
  • Site of Nature Conservation Interest (SNCI)
  • Regionally Important Geological Sites (RIGS)
  • Local Nature Reserve (LNR)
  • Wildlife Corridors
  • Priority Habitats
  • Development of greenfield sites.
  • Redevelopment of disused, redundant or buildings in disrepair in the main urban area.
  • Redevelopment of outbuildings within the countryside
  • Demolition of any building
  • Replacement of roofs.

This needs to include the following, information on existing biodiversity interests on the land affected by the proposed development as well as on adjoining or nearby land that may be affected by the proposed development;

  • information on possible impacts on the biodiversity interests; and
  • details on avoidance, mitigation and/or compensation measures.

The level of information required will be proportionate to the scale of development proposed and the likely impact on biodiversity.  In most cases a request for data from the Nottinghamshire Biological Records Centre should be undertaken, data hosted by National Biodiversity Network is not usually sufficient on its own as their records do not contain the depth of data held by the Nottinghamshire Biological Records Centre”.

In most cases a Preliminary Ecological Appraisal (PEA) should be provided and inform further survey requirements. Where a proposal is likely to affect protected species, the applicant must submit a Protected Species Survey and Assessment. Any survey should be undertaken and prepared by competent persons with suitable qualifications and experience and must be carried out at an appropriate time and month of year, in suitable weather conditions, over a sufficient period of time and using nationally recognised survey guidelines/methods where available and as appropriate.

Ecological Information should:

  • record which habitats, features and species are present or likely to be present on and, where appropriate, around the site;
  • identify the extent/ area/ length/ numbers (where appropriate) present;
  • map the habitat/ features distribution on site and/or in the surrounding area shown on an appropriate scale plan; species distribution and use of the area, site, structure or feature (e.g. for feeding, shelter, breeding).

Any ecological report must identify and describe potential development impacts likely to harm designated sites, priority habitats, other biodiversity and geological features, protected/notable species and/or their habitats identified by the survey. These should include both direct and indirect effects both during construction and afterwards. Where harm is likely, evidence should be submitted to show:

  • how alternative designs or locations have been considered;
  • how adverse effects will be avoided wherever possible;
  • how unavoidable impacts will be mitigated or reduced;
  • how impacts that cannot be avoided or mitigated will be compensated.

In addition, an ecological report will need to include information on proposed works that will enhance, restore or add to designated sites, priority habitats and features or habitats used by protected species. The Assessment should also give an indication of likely changes to habitats and/or how species numbers may be affected, if at all, after development, e.g., whether there will be a net loss or gain.

Policy Driver:   

Useful Links:    

Biodiversity Metric

All major development proposals of 10 or more dwellings, more than 0.5 hectares of land or 5,000sqm.

A Biodiversity Metric should be submitted in accordance with DEFRA’s latest biodiversity metric. An accompanying statement should also be submitted explaining the relevant inputs and metric score. The expectation is that Bio-diversity Net Gain is secured within the development site in accordance with the ‘Mitigation Hierarchy’. The hierarchy sets out the preferred approach to delivery of BNG in sequential order:

  • Avoid harm to biodiversity.
  • Minimise harm and address issues on-site where impacts are unavoidable.
  • Compensation off site.

Where impacts cannot be avoided or minimized on site compensation should be delivered offsite and should be encouraged to contribute the Nature Recovery Network. In exceptional cases, where 10% BNG cannot be achieved on site, the applicant may explore measures for the creation of compensatory biodiversity units on separate land to the application site. This is known as biodiversity offsetting.  Part 15 of the NPPF 13 Guidance indicates that such off-site measures can be secured on other land in the control of the developer or other party or through ‘habitat banks’ which comprise areas of enhanced or created habitats which generate biodiversity unit ‘credits’. The Biodiversity Net Gain Metric should also be accompanied by a Bio-diversity Management Plan (BMP) to set out goals for biodiversity (species and habitats), the means by which these goals will be achieved, their maintenance and monitoring. Planning conditions or section 106 legal agreements will be used to ensure compliance with the BMP.

Once the Secretary of states “Small Site Metric” goes live (expected April 2024) all developments unless exempt will need to supply a Biodiversity Metric. Residential developments below 0.5ha or 1ha where applying for 9 or less dwellings and for non-residential development that are under 1 hectare in area or below 1,000 square metres in floor space; and where there are no priority habitats (high / very high distinctiveness excluding hedgerows and arable margins), protected sites and priority species within the development site and no offsetting is to be used, may use the small sites metric in place of the full Secretary of States metric.

Policy Driver:

Useful links:    

Block Plan

One copy of the block plan should accompany any application and should be at a standard scale e.g. 1:200 or 1:500. The block plan shall include the following:

  • The direction north;
  • The proposed development in relation to the site boundaries and other existing buildings on the site, with written dimensions including,
    1. the proposal itself,
    2. those to the boundaries and
    3. the position and crown spread of all trees (to scale) where applicable within the application site or within falling distance of the application site.

The block plan should also include the following, unless these would not influence or be affected by the proposed development:

  • identification of surrounding buildings and/or roads on land adjoining the site including access arrangements;
  • All public rights of way crossing or adjoining the site;
  • The extent and type of any hard surfacing; and
  • Boundary treatments including walls or fencing both existing and where proposed.
  • Where the proposal includes a new access, visibility splays to the highway authority’s standards
  • Proposed / existing vehicle parking facilities;
  • a linear scale bar to assist with electronic scaling / measuring, and
  • A unique plan / drawing reference number.

Policy Driver:   

Building for a Healthy Life Assessment

Section 12 (particularly paragraph 133 of the National Planning Policy Framework attaches great importance to design and Building for Life has been updated to follow the framework. All major residential developments in Rushcliffe areas require an assessment following the Building for Life 12 national standard for well-designed homes and neighbourhoods. Further details on the criteria and assessment requirements can be found on the Design Council’s website. This may be included and clearly identified, where appropriate, in the Design and Access Statement. The National Design Guide is also an important reference document to consider.

Policy Driver:   

Useful Links :   

CIL Forms

The Community Infrastructure Levy (CIL) tariff came into effect on 7 October 2019, It is to be charged on the 'gross internal floor space' of the proposed development. However, some developments can be exempted, including minor development of less than 100 sqm of net internal floor space unless it will comprise of one or more dwellings, new affordable housing and development for charitable purposes. Further information is available on the Community Infrastructure Levy page

Our local validation requirements have been revised to include information required for CIL, to include:

Policy Driver:   

Useful Links:    

Details of the CIL Rates and Charging Zones are set out in the CIL Charging Schedule which can be viewed on the Council’s website Charging Schedule

Design Statement National design guide

The NPPF states “Design quality should be considered throughout the evolution and assessment of individual proposals. Early discussions between applicants, the local planning authority and the local community about the design and style of emerging schemes is important for clarifying expectations and reconciling local and commercial interests.” (para 132). Methods and processes aimed at achieving good design are most likely to succeed if utilised as early as possible in the development process. Therefore, applicants must proactively ensure good design principles are followed in the development of their proposals prior to submission. Tools and processes for improving the design of developments include workshops to engage the local community, seeking design advice and referral to design review panels. In assessing proposals, the Borough Council will have regard to the outcomes from these processes, including any recommendations made by design review panels. The Borough Council envisages this process being most appropriate for major developments, such as major residential development, new or replacement schools, and other significant community facilities but also developments which wish to try and demonstrate that they are a para 80 dwelling. Where appropriate any such statement should provide evidence of having gone through a design review panel, including setting out how any panel recommendations have been considered and incorporated into the final design, along with details of how any engagement with the local community has influenced the proposal. For all built developments a statement demonstrating how a design would be in compliance with Local Plan design policies, and, where relevant, Neighbourhood Plans and Local Design Guides will be required. Proposals will also be expected to be consistent with the principles set out in the National Design Guide, the National Model Design Code and any locally produced design guides and codes. Although Design and Access Statements are not required for all types of development this does not mean that high quality design should not be a material consideration in the planning application process for all applications. All design considerations and assessments should be incorporated into the Design and Access Statement or the Supporting Planning Statement where a Design and Access Statement is not required but where design is an important and material consideration.

Policy Driver:   

NPPF Chapter 12: Achieving well designed places (paras 126-136).

Useful links:    

Planning Practice Guidance: National Design Guide

Drainage Assessment /Drainage Strategy – see also Flood Risk Assessment

Required for all the below:

  • All major applications
  • Applications adjacent to areas at risk of flooding.
  • Developments creating new areas of hardstanding
  • Developments involving the disposal of foul sewage effluent other than to the public sewer
  • Developments involving the disposal of trade waste

And must include Details of Sustainable Drainage systems proposed

Type of permeable surfacing proposed Where the surface is permeable, how the surface water will be directed (soakaway, etc). Where discharges to a public sewer, a justification as to why an alternative means is not viable In developments involving trade effluent, a description of the type, quantities, methods of storage, treatment and means of disposal of any trade waste or effluent should be provided.

Policy Driver:   

Useful Links:   

Environmental Impact Statement

Required for:

Schedule 1

  • Major developments for which an EIA is required.

Schedule 2

  • If project is in a specific sensitive location.
  • If project would have significant environmental effects by virtue of nature, size or location.

Changes or extensions to Schedule 1 or Schedule 2 development

  • May require an EIA if it has a significant adverse effect on the environment

Additional criteria and thresholds for Schedule 2 projects [link]

Where development falls under Schedule 2 it is recommended that a Screening Opinion is sought. Where an Environmental Statement is required, a Scoping Opinion should first be sought to identify areas of concerns. The Environmental Statement should then seek to comprehensively cover all issues identified in the scoping opinion.

Screening Opinion and Scoping Opinion

If you want to request a Screening or Scoping Opinion from the Borough Council, you will need to submit the following:

  • A plan sufficient to identify the land
  • Brief description as to the nature and purpose of the development and its possible effects on the environment

Policy Driver:

Useful Links: 

Environmental Impact Assessment - Guidance

External Lighting Scheme

Required for all proposals involving floodlighting, to assess the impact on neighbours and the wider area.

To include:

  • Details of the survey of the surrounding night environment
  • Identification of critical view points
  • Establishment and calculation of existing lighting conditions
  • Summary of baseline measurements and/or calculations
  • Analysis of task lighting level recommendations
  • Establishment of environmental light control limits
  • Statement of new lighting design quality objectives
  • Calculated measurement of task working areas
  • Calculated measurement of overspill areas
  • Obtrusive light calculation of property intrusion
  • Viewed source intensities including nominal glare assessment
  • Direct upward light ratio
  • Comparison of design achievement with baseline values
  • Designers critique of final design constraints
  • View point visualisation
  • Virtual walkthrough of illuminated site
  • Schedule of model reflection factors
  • Schedule of luminaire mounting heights and aiming angles
  • Layout plan with beam orientation indication

Policy Driver:   

Useful links:

Evidence to support the application

For various types of application there will be a need to submit supporting evidence to demonstrate a need or in the case of Lawful Development Certificates for an existing development or use, to prove a use or development has been operational in place for the requisite amount of time.

Applications for a Certificate of Lawful development or use must be accompanied by evidence to support the application as it is the applicants responsibility prove the case and appropriate evidence could be but not exclusively :

  • Building Control Records
  • Council Tax Records
  • Photographs
  • Sworn Affidavits

Other application may need to be supported by;

  • A business case
  • Evidence in the case of a workers dwelling that there is no suitable alternative accommodation

Works to trees

  • a full and clear specification of the works to be carried out;
  • statement of reasons for the proposed work;
  • evidence in support of statement of reasons,
  • report by a tree professional (arboriculturist) or other.

Telecommunications

An application for planning permission and Prior Notification should be supported by the necessary evidence to justify the proposed development. This should include:

  • the outcome of consultations with organisations with an interest in the proposed development, in particular with the relevant body where a mast is to be installed near a school or college, or within a statutory safeguarding zone surrounding an aerodrome, technical site or military explosives storage area; and
  • for an addition to an existing mast or base station, a statement that self-certifies that the cumulative exposure, when operational, will not exceed International Commission guidelines on non-ionising radiation protection; or
  • for a new mast or base station, evidence that the applicant has explored the possibility of erecting antennas on an existing building, mast or other structure
  • and a statement that self-certifies that, when operational, International Commission guidelines will be met.

Policy Driver:

NPPF 10. Supporting high quality communications

Town and Country Planning Act 1990 as amended by section 10 of the Planning and Compensation Act 1991

Useful links:     

Fire Statement   

Required when the provision of one or more relevant buildings (residential or educational establishments of 7 or more storeys or 18m in height), or the development of an existing relevant building or Development within the curtilage of a relevant building. Includes change of use applications. Exemptions apply.

Fire statements must be submitted on a form published by the Secretary of State, see useful links below (or a form to similar effect) contain 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

Useful Links:

Flood Risk Assessment

All applications which fall within any on the below criteria will need to be supported by a Flood Risk Assessment (FRA):

  • Every application in Flood Zones 2 and 3 including change of use to a more vulnerable use
  • Any application with a site area greater than 1 Hectare
  • All new buildings, significant extensions and changes of use within the floodplain or adjacent to a Main River
  • In an area within flood zone 1 which has critical drainage problems as notified by the Environment Agency

The detail and technical complexity of a FRA will reflect the scale, nature, and location of the development.

Depending on the type of development and flood zone, the FRA may need to include evidence relating to the Sequential and Exception Tests as set out in the Government’s National Planning Policy Framework document. Proposals will need to include mitigation measures which protect the site and manage any residual flood risk, such as flood resistance/resilience measures and the provision of safe access and escape routes

For householder developments within Flood Zone 2 and 3, the Minor Extensions Environment Agency Form is required.

Policy Driver:    

Useful Links:    

Glint and Glare

Glint is a momentary flash of bright light produced as a direct reflection of the sun on the surface of the photovoltaic panel. Glare is a continuous source of reflective brightness. Solar panels are designed to absorb not reflect solar irradiation, but glint and glare may still be a resultant impact of large arrays of photovoltaic panels. Some systems are designed to track the path of the sun and have greater potential impact for glint and glare in the surrounding area and for aircraft navigation as well as rail and road users.

An assessment will be required where any development where solar or photovoltaic panels are part of a proposal, which could impact on the surrounding land uses and “sensitive receptors” and should include:

  • An identification of all potential receptors and undertaking of geometric calculations to determine whether solar reflection may occur and if so where and when.
  • An assessment of whether these impacts could be detrimental and how they could be mitigated.

Policy Drivers: 

National Planning Policy Framework - Guidance

Useful Links:    

Greenbelt Impact /Volume calculation 

The green belt is a specially designated area of countryside protected from most forms of development. It is protected to help stop urban sprawl, preserve the character of existing settlements and encourage development within existing built-up areas.

A greenbelt impact assessment will be required for the following types of applications:

  • Householder applications located within the greenbelt which involve extending the dwelling or include the addition of outbuildings
  • Development for demolition of dwellings and replacement dwellings within the greenbelt
  • All applications which involve the addition of dwellings within the greenbelt
  • All Development within the green belt

Volume calculations and floor space calculations for the following:

  • The original building - Original is any building constructed on or after 01/07/1948. Any replacement dwelling is not considered original and any calculations must be based size of the dwelling first built on the site.
  • Any existing buildings structures that are not original* to the building
  • Any proposed extensions/ buildings

The Greenbelt Impact Assessment should also include justification for the works and set out any “Very Special Circumstances” if required as set out by the NPPF. 

Policy Drivers:  

Useful Links:

Green Belt Guidance

Heads of Terms

Planning obligations are legal obligations entered into to mitigate the impacts of a development. A planning obligation may be sought where a requirement is identified that cannot be met by the imposition of a planning condition. Planning obligations must only be sought were they meet all of the three tests as set out in the CIL Regulations and paragraph 57 of the NPPF:

  1. necessary to make the development acceptable in planning terms;
  2. directly related to the development; and
  3. fairly and reasonably related in scale and kind to the development.

A planning obligation can be entered into under section 106 of the Town and Country Planning Act 1990 by a person with an interest in the land and the Borough Council; or via a unilateral undertaking entered into by a person with an interest in the land without the Borough Council. Planning obligations run with the land, are legally binding and enforceable.

Where considered essential by the Borough Council the draft heads of terms for a Section 106 agreement or unilateral undertaking should be provided with the submission of a planning application. Draft heads of terms will only be required for validation purposes where this has been made clear during discussions at the pre-application stage or where required by policy or supplementary planning guidance.

Policy Driver:

Useful Links:    

Guidance – Planning Obligations

Health Impact Assessment

Required for the following developments:

  • Residential development of 50 dwellings or more
  • Non-residential developments of 5,000 square metres or more
  • Any other developments which are likely to have a significant impact on health and well-being provision.

The assessment should consider the environmental impact upon health of the development, as well as the wider impact upon healthy living and the demands that are placed upon health services and facilities arising from the development. The assessment can be incorporated in the EIA and or Planning Statement.

Policy Driver:   

Useful Links:     

Heritage Statement (includes Archaeology)

For all applications that include the following:

  • Development Within a Conservation Area
  • Development Adjacent to a Conservation Area
  • Archaeological Sites
  • Development to a Listed Building
  • Development neighbouring/ adjacent to a Listed Building
  • Development to Scheduled Ancient Monument

All heritage statements:

A heritage statement should be proportionate to the scale and nature of the proposed works and should include:

  • Identification of the historic features that are on or adjacent to the application site
  • Description of the significance of the heritage asset and the contribution of its setting
  • The impact of the development on the significance of the heritage asset and/ or its setting in terms of sustaining or enhancing the heritage asset
  • Clear and convincing justification of any harm to a heritage asset
  • Proposed mitigation of any negative impact upon the significance of the heritage asset and/or its setting.
  • Refer to relevant sources of local information including Conservation Area Appraisals, the Historic Environment Record, the Heritage Strategy and other relevant studies.
  • Discussion of archaeological implications and any mitigation when an archaeological site is present, which can be confirmed by Nottinghamshire County Council’s archaeologists and/or the local authority.

Heritage Statements for Listed Building Consent should also include:

  • A detailed schedule of all works, including all internal and external works to the building(s)
  • An audit of features of importance that will be affected by the proposals. This needs to include photographs of such features;
  • The principles of and justification for the proposed works which have a harmful impact on the special character of the building, archaeological site or Scheduled Ancient Monument, and its setting

Policy Drivers:

Useful Links:     

Further information Heritage statements is available as part of the government’s guidance on making an application.

Land Contamination Assessment

Where the development site is known or suspected to be affected by land contamination (e.g. has previously been used for industrial purposes or is a landfill site). All developments vulnerable to the effects of contamination (residential housing, schools and preschool nurseries).

The assessment should examine the likelihood of the presence of land contamination, its nature and potential risk to the proposed development, and what further measures are required to ensure the site is suitable for use. The minimum required is a report of a desk top study and site walk-over.

Policy Driver:   

Useful links:    

Landscaping Details

Applications should be accompanied by landscaping details and include proposals for long term maintenance and landscape management. There should be reference to landscaping and detailed landscaping proposals which follow from the design concept in the Design and Access Statement, if required. Existing trees and other vegetation should, where practicable, be retained in new developments and protected during the construction of the development.

The Landscaping Scheme should be proportionate to the size of the scheme and its impacts, and should include (where relevant):

  • a plan detailing the proposed external works including existing and proposed levels/topography,
  • existing features to be retained and removed,
  • hard and soft landscape proposals and all other measures that will become landscape features (these can be shown on the proposed site plan), such as any trees/planting,
  • flood management measures,
  • roads/paths, fencing/walls, screening, noise bunds
  • an evaluation of the importance of the existing landscape features to the character and function of the area and how the proposal maintains and enhances the area, and mitigates any negative impacts measures taken to protect and improve existing valued landscape features (e.g. important trees and hedges)
  • planting specifications (including soil preparation, planting method, spacing, seed types, plant species, stock size, means of protection/ support, timing of planting) evidence that the ground is suitable for the proposed vegetation /habitat type (i.e. soil type, pH, nutrient status and condition) construction details/materials for landscape features e.g. hedge banks, walls, fencing, surfacing, tree pits in hard landscapes details of maintenance of proposed vegetation during the first 5 years to ensure successful establishment, including replacement of plant failures, weed control, and the period of aftercare The location, species selection, stock size, establishment method and means of protection of proposed trees should be informed by good practice guidance on seeking the right tree in the right place and should take into account the expected mature size of the tree once fully grown.

Policy Drivers:

Landscape Visual Impact Statement

  • major development on undeveloped land outside settlement boundaries;
  • development that will have a more than insignificant impact on valued landscapes and their visual amenity.
  • Major, tall or bulky development, including open storage, in the open countryside.

The assessment should identify the different elements that give a place its unique character -landform, woodlands and specimen trees, hedgerows, land use, historic artefacts, building styles and settlement patterns. From this assessment, it should be demonstrated to what extent the proposed development may alter the fabric, quality and character of the landscape.

The assessment should also identify where the proposed development can be seen from (and record this information on a map with accompanying photographs/photomontages from the various viewpoints) demonstrating

  • the extent to which those views would be occupied by the proposed development (degree of visual intrusion),
  • the distance of the viewpoint from the site, and
  • whether views would focus on the proposed development due to proximity or whether the proposed development would form one element in a panoramic view.

Consideration should be given to seasonal differences arising from the degree of vegetative screening and filtering of views that will arise in summer/winter; and also, to any cumulative effect of the proposals.

From this assessment the change in the character of the landscape resulting from the proposed development and the change in views/visual amenity may be determined. The assessment should also clearly set out mitigation measures to address any adverse landscape and/or visual effects identified.

The LPA’s Landscape Appraisals should be consulted as the starting point to understand significance and assess impact.

Policy Drivers:  

Useful Links: Various examples and methodology can be found by searching the Internet.

Levels and Cross Sections

Detailed information showing existing and proposed site levels and how proposed buildings and/or other structures relate to the existing site levels and neighbouring development and/or land. Such plans should relate to a fixed datum point off site and be drawn to an accurate standard metric scale that includes finished floor and site levels and major dimensions. In the case of householder development, the levels may be evident from floor plans and elevations, but particularly in the case of sloping sites it will be necessary to show how proposals relate to existing ground levels or where ground levels outside the extension would be modified. Levels should also be taken into account in the formulation of design and access statements.

Policy Driver:   

Useful Links:      

Making a planning application

Light Impact Assessment

Proposals which include external floodlighting and illuminated advertisements.

This assessment should include:

  • A technical specification, layout plan/lighting orientation plan with beam orientation and a schedule of the equipment in the design
  • Lighting contour/spread plan
  • Hours of operation and details of lighting spill (to include a polar luminance diagram based on vertical luminance at the nearest sensitive premises)
  • Reasons why the lighting is proposed
  • Mitigation measures

It should include details and any impact upon:

  • The amenity of neighbouring properties, specifically if light has the potential to extend beyond the boundary of the site
  • Roads/ highway safety
  • The character of the area and the wider landscape, specifically Conservation Areas, Listed Buildings, Designated Areas (SSSI, AONB) or rural areas with little background light
  • Ecology, specifically European protected species.

Policy Driver:   

Useful Links:    

Marketing Details

Required where the proposal:

  • Would result in the loss of an existing employment use/site or an existing commercial community facility.
  • Seeks the removal of a rural workers or similar occupancy condition
  • Involves the loss of a community use.

Marketing evidence should cover a reasonable period of time and show the property has been marketed at a realistic price or rent to shown there is no longer a demand. If you intend to use viability as a reason to justify failure to meet a policy requirement, you must also provide viability evidence to support your application.

Master Plan

A masterplan provides a model by which the proposed development will be carried out. The masterplan can be used to:

  • Show how different areas of the neighbourhood are to be connected
  • Define heights, massing and bulk of buildings
  • Determine the distribution of activities/uses that will be allowed
  • Identify network of movement patterns for pedestrians, cyclists, cars and other vehicles
  • Set out the basis for provision of other infrastructure, such as utilities

Policy Drivers: 

 Useful Links:

National Planning Practice Guidance –  Design: process and tools

Minerals Statement

Major Applications in Mineral Safeguarding and Consultation Areas.

Development within minerals safeguarding areas will have to demonstrate that mineral resources of economic importance will not be needlessly sterilised as a result of the development and that the development would not pose a serious hindrance to future extraction in the vicinity. Where this cannot be demonstrated, and where there is a clear and demonstrable need for the non-minerals development, prior extraction will be sought where practicable

Policy Driver:

Local Plan Part 2: Policy 42 Safeguarding Minerals

Useful Links:

Nottinghamshire Minerals Local Plan

Noise Impact Assessment (Include extract equipment)

A Noise Impact Assessment is required to determine whether a proposed development will have a significant impact on existing noise levels or whether, when all appropriate forms of mitigation have been considered, the existing noise environment will adversely affect the proposed development. They are required for the following types of development:

  • Proposed developments that have the potential to generate noise, for example, industrial units, installation of external air conditioning and ventilation / exhaust system / flue units, workshops, day nurseries, nightclubs, public houses, restaurants/takeaways, schools/colleges, outdoor sports facilities etc.
  • Proposed developments located next to an existing noise source, for example, next to an industrial site, a busy road, or railway line.

A noise impact assessment should include the following information:

  • Existing background noise levels measured over a 24-hour period (including the cumulative noise levels of all existing units)
  • Proposed noise levels (including the cumulative noise levels of all proposed units)
  • Any proposed measures to reduce noise from the proposed development
  • The system manufacturer’s specification of any proposed equipment to be installed, altered or replaced
  • Details of the method used to compile the report and examples of the calculations and assumptions made. Please note that you cannot carry out a noise impact and sound insulation assessment yourself. It must be completed by a qualified acoustician.

Policy Drivers:

Useful Links:

Government Guidance - Noise

Planning Statement                                                                                                  

A planning statement can help support most types of planning application through providing justification for the development in relation to a number of issues, aiming to demonstrate how the development will fit into this. Any pre-application advice or consultation which has taken place may also be included. A planning statement identifies the context and need for a proposed development and includes an assessment of how the proposed development accords with relevant national, regional and local planning policies. Planning Statement setting out comments in support of proposals can be submitted with any planning application. However, a statement will be required for:

  • all major planning applications
  • applications that are not in accordance with the development plan
  • proposals that require detailed policy consideration
  • Planning statements should include all comments the applicant(s) wants the Council to consider in support of the proposal. In particular statements should: explain why:
    the proposal complies with relevant development plan policies; or if not in accordance with such policies;
  • the applicant(s) consider permission should be granted if contrary to development plan policies.

Planning statements may also usefully include additional information, such as suggested planning conditions and expand on information provided on the application form.

There are a number of Neighbourhood Plans in place in Rushcliffe Borough Councils Area, which sets out their own policies and requirements. These should be given appropriate weight when preparing and application and clearly set out how they are complied with set out within the Planning Statement.

It will also be appropriate as part of the planning statement to include a business case where proposals include development associated with a business and include evidence of need for example in the case of additional agricultural workers dwellings ,dwellings associated with small holdings.

Policy Driver:   

Local Plan Part 2: Policy 1 Development requirements

Useful Links:    

Planning Portal

Photographs and Photomontages

Photographs and photomontages can provide useful background information and can help to show how developments can be satisfactorily integrated within the street scene, and support applications and will be required for, advertisement applications and should include superimposed proposals, listed building applications, to help record existing features and those to be affected by proposals, certificates of lawful development, used as supporting evidence. This is not an exhaustive list and can be submitted for any application to help support a proposal.

Policy Driver:

Local Plan Part 2: Policy 1 Development requirements

Renewable Energy Statement

Major applications, can be part of the sustainability statement and all applications for renewable energy production.

A statement should be submitted showing how the relevant measures detailed in policy 16 LP Pt2 have been considered/incorporated

Policy Drivers: 

Useful Links:

National Policy Statement for Renewable Energy Infrastructure (EN-3)

Secured by Design Assessment include in planning Statement

For all major applications a statement should be submitted assessing the scheme against secured by design principles and what measures have been undertaken to reduce crime and fear of crime. This may be set out in the Planning Statement.

Policy Driver:   

Useful Links:

Secured by design guidance

Sequential Assessment/Retail Impact*

A Sequential Assessment should look at whether there are any sequentially preferable sites that exist and demonstrate why such sites are not practical in terms of their availability, suitability and viability. Retail Impact Assessment is required for retail developments of more than 200sqm net outside defined Centres. Assessment of the retail impact of proposed development on the Central Shopping Area will only be required where the retail floorspace proposed exceeds 525 sq. m. net. Retail proposals that are over 525 sq. m net will be required to undertake a Retail Impact Assessment on all Defined Centres (including the Central Shopping Area) in the catchment area. Retail proposals that are between 200 and 525 sq. m. over 200 sq. m net will be required to undertake a Retail Impact Assessment on District and Local Centres in the catchment area.

  • A Sequential Assessment should clearly demonstrate that preferable locations (in centre, then edge of centre locations – as defined in the NPPF (2021) and Rushcliffe Borough Council Local Plan Core Strategy and Local Plan Part 2: Land and Planning Policies have been assessed and can be appropriately discounted as unavailable or unsuitable. The area of search should be informed by the geographical catchment that the use is intended to serve, and full consideration should be given to sites that are suitable, viable and available or could become available within a reasonable timescale.
  • Retail Impact Assessment Retail Impact Assessment should consider:
    • The impact of the proposal on existing, committed and planned public and private investment in a Defined Centre in the catchment area of the proposal, taking account of cumulative impact.
    • The impact of the proposal on the vitality and viability of Defined Centres, 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 developments 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.

The scope of these assessments should be agreed with the local planning authority in accordance with local and national planning policy principles. A Retail Impact Assessment can be a complex piece of work depending on your proposal and location and you are likely to need an appropriate consultant to carry out the work for you.

Policy Drivers:

  • NPPF 7. Ensuring the vitality of Town Centres
  • Local Plan Part 2
  • Local Plan Part 2: Policy 1 Development requirements
  • Local Plan Part 2: 8. Retail and Settlement Centres:
    • Policy 25 Development within District Centres and Local Centres,
    • Policy 26 Development within centres of neighbourhood importance and
    • Policy 27 Main Town Centre uses outside District Centres or Local Centres

Useful Links:    

Town centres and retail guidance

Statement of Community Involvement

Required for all applications where pre-application consultation has taken place with the local community.

The National Planning Policy Framework advises local planning authorities to encourage developers to engage with the local community before submitting their planning application. The Council will encourage developers to undertake early community consultation particularly for planning proposals that may give rise to local controversy, those that are on sensitive sites or those that are significant in scale. Where pre-application community consultation takes place (which may include local public exhibitions, notices in the press and around the site, notification to local councillors and Parish Councils), a statement should be submitted to describe how, when and where consultation has taken place; a summary of the level and content of responses; and, any changes that have been made to the proposed scheme to take account of those responses.

Policy Driver:

NPPF- Chapter 4 Decision-making

Site Waste Management Plan (where included in Neighbourhood plans)

All applications for residential or commercial development (including changes of use) that will have an impact on the generation of waste. A plan that indicates the location of bin storage and provides details of the size of bins and the design and materials of any proposed bin enclosure.

Policy Driver:   

Local Plan Part 2: Policy 1 Development requirements

Structural Survey (Method statement)

All applications that involve:

  • The change of use or conversion of a timber framed building.
  • The demolition a listed building or any part of a listed building.
  • The demolition or partial demolition of any building which is locally listed or positively contributes to the character of a conservation area.

A structural survey is required for applications that affect the structural integrity of the building and involve the substantial conversion, demolition, extension or alteration of:

  • a listed building or non-designated heritage asset
  • the conversion of a former agricultural building to a new use
  • the demolition (including any part demolition) of an agricultural building
  • Structural surveys should be carried out by a suitably qualified professional and should, where appropriate, identify any remedial works to ensure the retention of the building.

A structural survey submitted in relation to a heritage asset (designated or otherwise) must include an extensive photographic survey detailing the current structural condition, and, where applicable, a schedule of repairs necessary to make the building structurally sound.

More information:

Structural Survey - Institute of Structural Engineers

A full structural survey by a structural engineer or suitably qualified professional. This should include each of the following where appropriate:

  • General description and age of building.
  • Condition - structural integrity, foundations, damp proofing, walls, joinery, timbers, roof structure and roof covering.
  • Assessment of repairs necessary to ensure retention of the building.
  • Assessment of structural and other alterations necessary to implement the proposed conversion.
  • Assessment of percentage of building that needs to be rebuilt - including walls and timbers.
  • Opinion as to the suitability of building for proposed conversion.
  • Photographs showing areas to have works undertaken or are affected.
  • A schedule of works necessary to preserve the building.
  • A schedule of works necessary to carry out the applicant’s proposals (including those necessary to meet building regulation approval).

Policy Drivers:  

Useful Links:    

Sustainability Statement (Climate Change & Carbon Emissions)

A sustainability statement that explains and illustrates how sustainability considerations have influenced scheme design. This assessment should outline the approach taken to ensure new development achieves a high standard of environmental sustainability in accordance with Policies below. A statement to demonstrate how sustainable design and construction have been addressed, including reducing energy consumption and carbon emissions, minimising waste and increasing recycling, conserving water resources, incorporating green infrastructure and sustainable drainage minimising pollution, maximising the use of sustainable materials and adaptation to Climate Change. As part of this submission, any layout of the scheme should identify details of electric charging points for each plot.

Policy Drivers:  

Useful Links:

Low Carbon and Sustainable Design Supplementary Planning Document

Transport Assessment

Required for all major residential and commercial developments where the development is accessed from a Trunk or Major A Road.

An assessment including:

  • An analysis of existing transport conditions
  • Total travel demand
  • Patterns of public transport in the area and how development impacts upon them
  • How infrastructure or services could be improved to address impacts
  • Ways in which the need to travel will be minimised, especially by car
  • How best possible use will be made of existing transport infrastructure.
  • addresses adverse impacts of traffic generated on the transport network to protect the travelling public
  • Improvements to sustainable transport choices
  • Accessibility of the location
  • Ways of mitigating residual impacts
  • Other measures to assist in influencing travel behaviour

If the Highway Authorities parking requirements cannot be met for a specific development, justification for failing those requirements should be submitted.

Policy Drivers: 

Useful Links:

Travel Plan

  • All major developments, specifically those which generate significant amounts of movement;
  • Applications for New and expanded school facilities

Travel Plans should include:

  • Identify the specific required outcomes, targets and measures aimed at promoting more environmentally friendly travel choices.
  • Set out clear future monitoring and management arrangements and additional measures which may be required should the outlined targets not be met

Policy Drivers:

Useful Links:    

Tree Survey or associated Arboricultural Impact Assessment

Required for all applications where trees or hedges within or adjacent to the application site may be affected

The Tree survey should include:

  • A survey of the trees which should detail their current condition and the potential impact of the development,
  • A concise list of trees to be removed/ retained
  • Details of how the tree and tree roots would be protected during construction.
  • Future issues on the growth of the tree and the development.
  • Details of species and location of new tree planting
  • Details of the potential impact of proposed hard and soft landscaping
  • Maintenance regime

The Arboricultural Impact assessment should be carried out by a qualified arboriculturist and include:

  • details of the accurate position of all the trees/hedgerows both on the site and those on adjacent land (including canopy spread and root area)
  • species of all trees/hedgerows on the site and those on adjacent land and an assessment of their health, vigour and amenity value
  • schedule of trees/hedgerows proposed to be retained or removed and why
  • tree protection measures during the construction process and life of the development should also be identified.

Policy Drivers:  

Useful Links:

The British Standard "Trees in Relation to Design, Demolition and Construction to Construction - Recommendations" (BS 5837) (2012),(No free access)

Vehicle Parking and Cycle Storage

When car, motorcycle and/ or bicycle spaces are proposed or will be impacted upon, in order to ensure that car parking functions in a safe manner that minimises carbon emissions, a parking management scheme should be submitted. This should include:

  • The number of car, motorcycle and cycle spaces proposed indicating how the car parking will be designed and managed.
  • details of measures to manage their use (i.e. ensuring that informal parking does not take place in any other areas of the site not dedicated as parking spaces)
  • details of measures to control potential on-street parking
  • details of replacement parking facilities where existing parking is affected as a result of a householder application.
  • details of monitoring and review (in relation to car and/or cycle parking)

Policy Drivers:

Local Plan Part 2 Policy 1 Development Requirements

Useful Links:

Nottinghamshire County Council Highway Design Guide

Viability Assessment - Enabling development

Required for applications where contributions expected from the development are not financially possible

It is up to the applicant to demonstrate whether particular circumstances justify the need for a viability assessment at the application stage. The National Planning Practice Guidance sets out the government's recommended approach to viability assessment for planning.

Any viability assessment should follow the government's recommended approach to assessing viability as set out in the National Planning Practice Guidance. When preparing the assessment, you should be aware all viability assessments will be made available to view on the Council's website, therefore a redacted copy should also be submitted removing any sensitive information and any personal data you do not want published on our website.

In circumstances where professional, impartial advice is required to appraise and assess the viability assessment (by an independent consultant) these fees must be paid for by the applicant. This should be discussed in more detail with the case officer.

The assessment should demonstrate you have maximised planning contributions as far as is viable. The assessment should:

  • generate a residual land value,
  • include a benchmark land value against which the viability of the development can be assessed,
  • include evidence to support all values and costs included in the assessment, including the benchmark land value,
  • identify and justify all the assumptions used in the viability assessment model,
  • provide a viability assessment model capable of full interrogation by the Council and its advisors

Policy drivers: 

Ventilation/Extraction statement

As part of the planning Application documents, details of the position and technical specifications of the design of ventilation and extraction equipment, including odour abatement techniques and acoustic noise characteristics, are required to accompany all applications for the use of premises for purposes within use classes:

  • E (b) (ie Restaurants and cafes – use for the sale of food and drink for consumption on the premises)
  • E(g)(iii) (any industrial process, being a use, which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit)
  • B2 (general industrial)
  • Sui generis (Sui Generis Use Class includes non-standard buildings that don't have a category for example theatres, nightclubs, hostels):
    • (p) (use as a public house, wine-bar or other drinking establishment)
    • (q) (as a drinking establishment with expanded food provision)
    • (r) (as a hot food takeaway for the sale of hot food where consumption of that food is mostly undertaken off the premises)

This information will also be required for significant retail, business, industrial or leisure or other similar developments where substantial ventilation or extraction equipment is proposed to be installed.

Policy Drivers:  

Local Plan Part 2 Policy 1 Development Requirements

7. Prior Notification Requirements

Agricultural or Forestry development

1. Proposed Building

2. Proposed Road

3. Excavation/Waste Material From a Farm

4. Proposed Fish Tank (cage)

 

Agricultural Buildings To

1. Dwellinghouses

2. State-funded School or Registered Nursery

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Confirmation and copy of any notices posted
  • Flood Risk Assessment - where necessary

3. A Flexible Commercial Use

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Flood Risk Assessment - where necessary

Agricultural development on units of 5 hectares or more and forestry development

Business, Hotels etc. to State-Funded School or Registered Nursery

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee

Click and Collect Facilities

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee

Proposed Demolition

Demolition of Buildings and Construction of New Dwellinghouses in Their Place

A Flexible Commercial Use

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Flood Risk Assessment - where necessary

Dwellings on Detached Dwellings**

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Structural Survey (Method statement) - Confirmation Building complies with Building regulations  Para. B4(1)
  • A statement specifying the number of additional dwellings to be formed

Dwellings on Flats **

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Structural Survey (Method statement) - Confirmation Building complies with Building regulations  Para. B4(1)
  • A statement specifying the number of additional dwellings to be formed

Dwellings on Terraced Buildings in Commercial/Mixed Use**

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Structural Survey (Method statement) - Confirmation Building complies with Building regulations  Para. B4(1)
  • A statement specifying the number of additional dwellings to be formed

Dwellings on Terraced Dwelling**

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Structural Survey (Method statement) - Confirmation Building complies with Building regulations  Para. B4(1)
  • A statement specifying the number of additional dwellings to be formed

Enlargement, Improvement or Other Alteration of a Dwellinghouse

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee

Offices to Dwellinghouses

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Flood Risk Assessment - where necessary
  • A statement specifying the number of additional dwellings to be formed

Premises in Light Industrial Use to Dwellinghouse

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Flood Risk Assessment - where necessary
  • A statement specifying the number of additional dwellings to be formed

Provision of a Temporary State-Funded School on Previously Vacant Commercial Land

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Flood Risk Assessment - where necessary

Dwellings on Detached Buildings in Commercial/Mixed Use**

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Structural Survey (Method statement) - Confirmation Building complies with Building regulations  Para. B4(1)
  • A statement specifying the number of additional dwellings to be formed

Renewable Energy

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee

Retail or Betting Office or Pay Day Loan Shop to Assembly and Leisure

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee

Retail, Betting Office or Pay Day Loan Shop or Casino to Restaurant or Café

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee

Retail, Takeaway, Betting Office, Pay Day Loan shop, and Launderette Uses to Offices

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee

Retail, Takeaways and Specified Sui Generis Uses to Dwellinghouses

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Flood Risk Assessment - where necessary
  • A statement specifying the number of additional dwellings to be formed

Storage or Distribution Centre to Dwellinghouses Use

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Contact details if not on form
  • Appropriate fee
  • Flood Risk Assessment - where necessary
  • A statement specifying the number of additional dwellings to be formed

Temporary Use of Buildings or Land For Film Making Purposes

  • Written description of proposed development including applicants’ details, or appropriate forms
  • Site Location Plan
  • Additional plans: Plans showing the existing and  proposed development including elevations floor plans and materials, with dimensions and scales
  • Flood Risk Assessment - where necessary

Telecommunications Code Systems Operators *

* Telecommunications - also required:

  • Where the proposed development consists of the installation of a mast within three kilometres of the perimeter of an aerodrome evidence that the developer has notified the Civil Aviation Authority, the Secretary of State for Defence or the Aerodrome operator in accordance with Schedule 2 Part 16 Class A paragraph A.3 (3) to the General Permitted Development Order 2015
  • Area of search
  • Details of alternative sites rejected with a justification for rejecting them:
    1. this should include existing masts,
    2. structures and other buildings within the search area
  • Explanation if no alternatives considered
  • Map showing the relationship of the application site to schools and other telecommunications equipment in the vicinity
  • Planning Statement/Business Case
  • Signed declaration that the equipment and installation fully complies with the ICNIRP requirements
  • Statement of community involvement

** Additional Dwellings - a written description of the proposed development, which must include details of any dwellinghouse and other works proposed under these Classes comprising:-

  1. engineering operations reasonably necessary to construct the additional storeys and new dwellinghouses;
  2. works for the replacement of existing plant or installation of additional plant on the roof of the extended building reasonably necessary to service the new dwellinghouses;
  3. iii. works for the construction of appropriate and safe access and egress to access to and egress from the new and existing dwellinghouses, including means of escape from fire, via additional external doors or external staircases;
  4. works for the construction of storage, waste or other ancillary facilities reasonably necessary to support the new dwellinghouses.

8. Useful Links

Neighbourhood Plans:

A number of settlements within the Borough have produced neighbourhood plans which, along with any additional supporting documents.

Where neighbourhood plans do exist, you must ensure any relevant information relative to policies being considered is supplied.

This list is not exhaustive and further information and examples of various validation requirements can be found on-line. The links set out throughout this document are current and up to date at the time of publication.

9. Rushcliffe Borough Council Planning Privacy Statement

This privacy notice explains how we use information in the course of our work as a local planning authority. This work includes:

  • Making decisions and providing advice on planning applications
  • Making planning policies and local plans
  • Working with neighbourhoods on their plans
  • Working with neighbouring authorities on strategic policies
  • Responding to allegations of unlawful development
  • Monitoring development
  • Entering legal agreements, serving notices and promoting the best use of land

If you have questions about data or privacy contact our data protection officer,

  • By post: Data Protection Officer, Rushcliffe Borough Council, Rushcliffe Arena, Rugby Road, West Bridgford, Nottingham, NG2 7YG.
  • By email: customerservices@rushcliffe.gov.uk
  • By Telephone: 0115 981 9911

How we get your information

We get applicant information in two ways – it is supplied to us directly (or via a planning agent on their behalf) or we receive it from a third-party website that provides a transaction service. These include:

  • The Planning Portal
  • iApply

We also receive comments, representations, allegations and questions via email, letter, and through our online planning platform.

What we do with your information

“In a small number of circumstances individuals will provide us with ‘special category data’ in support of their application (e.g. evidence of medical history). We would not publish any special category personal data however we will use this information provided to us to make decisions about the use of land in the public interest. The lawful basis for this is known as a ‘public task’ and is why we do not need your explicit consent for your information to be used to make decisions. Some personal information you provide use, we are legally obliged to make available on planning registers. This is a permanent record of our planning decisions that form part of the planning history of a site, along with other facts that form part of the ‘land search’.”

How we share your information

We do not sell your information to other organisations. We do not move your information beyond the UK. We do not use your information for automated decision making. We make details of planning applications we receive available online so that other people can contribute their comments.

Please note:

  • We do publish the name of the person applying for planning permission along with the address
  • We don’t publish their signature, contact details
  • We do publish comments received on planning applications by members of the public. We redact some details of the comments ….
  • We do publish comments received on planning applications by town and parish councils / amenity groups / statutory consultees

We send some planning applications to our statutory consultees for their advice on safety, infrastructure and other matters. We will sometimes need to share the information we have with other parts of the council – for example, to establish how long a building has been used as a dwelling. In circumstances where a planning application is appealed, we are required to share data from a planning application with the Planning Inspectorate, which includes any comments made by statutory consultees and members of the public.  We also share information with the Planning Inspectorate when they examine our local plan. This includes the names of site promoters and people submitting representations on the plan.

We also send out a follow-up ‘how did we do?’ survey to a sample of people using our service (e.g. by submitting or commenting on a planning application) to see how we can improve it.

Redaction (‘blanking things out’)

We operate a policy where we routinely redact the following details before making forms and documents available online:

  • Personal contact details for the applicant, e.g. telephone numbers, email addresses
  • Signatures
  • Special Category Data – e.g. supporting statements that include information about health conditions or ethnic origin
  • Information agreed to be confidential. Sometimes we might decide it is necessary, justified and lawful to disclose data that appears in the list above. In these circumstances we will let you know of our intention before we publish anything.

If you are submitting supporting information which you would like to be treated confidentially or wish to be specifically withheld from the public register, please let us know as soon as you can – ideally in advance of submitting the application. The best way to contact us about this issue is by contacting the planning service at email: planningandgrowth@rushcliffe.gov.uk.

Retention (‘how long we keep your information for’)

We process many different types of information according to our retention policy and by law we are required to maintain a register of planning decisions and enforcement actions for ever. Some supporting documents relating to developments may not be destroyed but instead removed from public registers.

Complaints and problems

Making decisions on planning matters is a public task and you do not have the right to withdraw consent for your data to be processed. However, if you think we have got something wrong or there is a reason you would prefer for something to not be disclosed, please ask us by email to planningandgrowth@rushcliffe.gov.uk

If you need to make a complaint specifically about the way we have processed your data, you should in the first instance use our corporate complaints policy. If we fail to respond properly you can direct your concerns to the Information Commissioner

 

Accessible Documents