What you need for a planning application - advice for a non-homeowner

In addition to the documents/ plans explained within what you need for a planning application - advice for homeowners you are likely to need to submit additional documents/plans. Use this guide to check which documents you need to submit for your planning application. It explains the information we need for different types of applications, including major developments, outline planning, commercial schemes and more complex proposals.

You may not need every document listed here. This depends on your site, the type of application and what you are proposing. If you are unsure, you should contact us before you submit your application.

Parameter plan

You must submit a parameter plan with all outline planning applications.

The parameter plan shows how much development is proposed and how it may be arranged on the site. This allows us to assess the scale and layout of the development.

Your parameter plan must show:

  • where buildings, roads and open spaces may be located
  • how different land uses will be distributed across the site
  • the maximum height of buildings (measured Above Ordnance Datum)
  • the maximum footprint for each development plot (length and width)

This is required under paragraph 034 of the National Planning Practice Guidance.

Fire safety statement

You must submit a fire safety statement if your development includes:

  • one or more relevant buildings (new or existing), or
  • development within the curtilage of a relevant building.

What is a relevant building

A relevant building:

  • contains 2 or more dwellings or educational accommodation, and
  • is 18 metres or more in height, or has 7 or more storeys.

Further guidance on height and storeys is available in the National Planning Practice Guidance.

Exemptions

You do not need a fire safety statement if:

  • the change of use results in the building no longer being a relevant building
  • the change of use of land or buildings does not create a relevant building
  • the application is for outline permission (layout or scale are reserved matters)
  • the application is made under section 73 of the Town and Country Planning Act 1990 (variation of conditions)

What to include

The fire safety statement must be:

  • concise, specific and relevant
  • proportionate to the scale and complexity of the development

You must submit the statement using a form published by the Secretary of State.

Include information about:

  • fire safety principles and approach for each building
  • site layout
  • emergency vehicle access and firefighting water supplies
  • consultation on fire safety and how you have addressed any comments
  • how fire safety policies have been taken into account

Further guidance is available on the Planning Portal and in the National Planning Practice Guidance.

Biodiversity net gain

You must submit biodiversity net gain (BNG) information for most planning applications. This is required by Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021). The development must deliver at least a 10% increase in biodiversity value compared to the pre-development value of the onsite habitat.

You should consider BNG as early as possible when selecting sites and designing your proposal. You should also discuss it at pre-application stage.

Exemptions

Some types of development do not need to meet biodiversity net gain requirements. These include:

  • householder development
  • permitted development rights
  • de minimis exemption (no priority habitat affected and less than 25 square metres of habitat impacted)
  • self-build or custom-build housing (up to 9 dwellings, on sites under 0.5 hectares)
  • urgent Crown development
  • development of a biodiversity gain site
  • development related to the high-speed railway transport network

Full details are in:

Completing the application form

The planning application form includes a biodiversity net gain section. You must complete this fully. If your development is exempt, explain why. If not exempt, you must submit a biodiversity statement.

What to include in your biodiversity statement

Your statement must include:

  • confirmation the BNG condition applies
  • the pre-development biodiversity value (either on application date or earlier date)
  • any earlier date proposed and your reasons for using it
  • a completed biodiversity metric calculation tool
  • details of any activities that reduced biodiversity onsite before the application, including:
    • confirmation of activities
    • dates
    • biodiversity value before degradation
    • metric calculations and supporting evidence
  • description of any irreplaceable habitat present
  • scaled site plans showing onsite habitat (including irreplaceable habitat if applicable)

Additional information

You must also submit:

  • the completed metric showing both pre- and post-development values
  • a draft biodiversity net gain plan (a final version must be submitted before work starts)

Sustainability statement

You must submit either a sustainability checklist or a sustainability statement with your planning application.

You must submit a sustainability statement if your development includes:

  • 10 or more dwellings
  • 100 square metres or more of non-domestic or commercial floorspace

For all other development, you must submit a sustainability checklist.

The statement or checklist must be a separate, clearly labelled document.

What your statement must include

Your statement must show how the development will:

  • reduce carbon emissions by at least 10% (based on Part L of Building Regulations at application date)
  • maximise renewable and low-carbon energy sources
  • limit water use to 110 litres per person per day (for residential development)
  • meet BREEAM ‘very good’ standards for water efficiency (for non-residential development)
  • use water-sensitive design such as grey water recycling and water butts
  • close the gap between designed and actual energy performance
  • include flood resilience and climate change adaptation measures

Post-construction verification

When complete, you must submit a post-construction verification report confirming the approved measures have been delivered.

We cannot validate your application without a sustainability statement.

Flood risk assessment

You must submit a flood risk assessment (FRA) if your development:

  • is in flood zones 2 or 3 (any part of the site)
  • is over 1 hectare and in flood zone 1
  • is within 20 metres of any watercourse (including those not on Environment Agency flood maps)
  • is at high risk of surface water flooding

Local Plan Policy CC3 and Chapter 14 of the National Planning Policy Framework (NPPF) explain when a flood risk assessment is needed. The purpose is to ensure development does not increase flood risk elsewhere.

Major developments should include sustainable drainage systems (SuDS), unless evidence shows they would not be suitable.

We cannot validate your application without a flood risk assessment where required.

Flood zones

The Environment Agency flood zones are:

  • Zone 1 – low probability: less than 1 in 1,000 chance of flooding each year (includes all land not in Zones 2 or 3)
  • Zone 2 – medium probability:
    • 1 in 100 to 1 in 1,000 chance of river flooding
    • 1 in 200 to 1 in 1,000 chance of sea flooding
  • Zone 3a – high probability:
    • 1 in 100 or greater chance of river flooding
    • 1 in 200 or greater chance of sea flooding
  • Zone 3b – functional floodplain: land used to store water during floods (not shown separately on maps)

You can check your flood zone at: Flood map for planning – GOV.UK.

Sequential test

To minimise risk, national policy directs development towards areas at lowest flood risk.

You must submit a sequential test if your development is:

  • in flood zones 2 or 3
  • in flood zone 1 but identified as at future flood risk in our Strategic Flood Risk Assessment
  • at risk of flooding from other sources now or in future

We cannot validate your application without a sequential test where one is required.

Surface water drainage strategy

You must submit a surface water drainage strategy with:

Minor applications must explain how surface water will be managed. You should prioritise the use of sustainable drainage systems (SuDS).

We cannot validate your application without a drainage strategy where required.

Full guidance is in: Sustainable Drainage Guidance (2014).

Transport statement or assessment

You must submit a transport statement or assessment if your development generates significant movement.

Local Plan Policy T1 sets out when one is needed. Thresholds are in our Transport Statements and Assessment guidance (PDF).

You should agree the scope at pre-application stage. As a minimum, provide:

  • site location plan
  • development summary (type, size)
  • access proposals
  • draft contents of the statement or assessment
  • trip rates (person and vehicle)
  • trip distribution and assignment
  • study area
  • growth factors and committed developments
  • assessment years

If you do not submit one where required, we cannot validate your application.

If scope is not agreed at pre-application, you must follow the scope set out in the guidance.

Your final transport assessment or statement must include:

  • planning context
  • study parameters (area, scope, period)
  • assessment of public transport, walking, cycling and roads
  • trip generation and distribution methods
  • sustainable travel measures (travel plan)
  • safety impacts
  • mitigation proposals and delivery plan

Community engagement

You must carry out community engagement before submitting major applications.

For major applications, you will need to submit a statement of community involvement explaining:

  • who you consulted
  • how you consulted
  • how you responded to feedback

We cannot validate major applications without this statement.

For minor and other applications (except householder or prior approval), community engagement is strongly encouraged. Please include details of any community engagement undertaken within the application checklist.