DCAN1SubmitApp Amended Sept 2010

FURTHER INFORMATION OR HELP
We hope you find this advice note helpful. Other leaflets about our service are available from our reception (Tower Hamlets Town Hall,
Anchorage House, 2 Clove Crescent, London E14 2BG) or our web site (towerhamlets.gov.uk). If you need further advice, please phone
(020) 7364 5009 or call into our reception between 9am and 5pm Monday to Friday (the offices are closed on Bank and Public Holidays).
A duty planning officer is available for general planning advice during opening hours, either by phone or in our reception.

DEVELOPMENT CONTROL ADVICE NOTE 1
How do I submit my planning application? Issued September 2010

This is one of a series of advice notes to help our customers use the Development Control Service in Tower Hamlets. The service is
responsible for the determination of planning applications and the enforcement of the planning regulations.
INTRODUCTION
1. This advice note explains what forms,
plans and other documents you must
submit with your planning application.
2. Before preparing your application, you
need to be sure that you are making the
right one. Our advice note Pre-
application advice for applicants
explains the difference between
development control and building
control, advises what approvals you
may need plus how to get help in
designing your scheme and putting
together your application.
WHAT YOU NEED TO SUBMIT
3. On 6 April 2008, government issued
new requirements for what you have to
submit with a planning application. A
national planning application form,
known as 1APP, was introduced and
the rules on what makes a complete
application changed. The different types
of application require different
information and supporting documents,
depending on their nature and scale.
This is set out in appendix A and on the
relevant 1APP form. This advice note
gives advice on each requirement.
4. Please ensure that you submit
everything that is required. If a drawing
or document is missing and we consider
that it is needed, your application will be
invalid and we cannot process it. It is
therefore important to submit all the
information that we require at the
beginning of the process. We offer a
range of pre-application advice services
to assist you in preparing your planning
application. For more information on
these, please see our advice note Pre-
application advice for applicants.
THE 1 APP FORM
5. The national form is designed to be
completed on-line over the Internet,
either through planningportal.gov.uk or
towerhamlets.gov.uk. You can also
obtain a paper copy from our reception
(see bottom of page for details). The
standard application form is available
for the following types of application:
Householder
Planning permission
Outline planning permission
Listed building consent
Conservation area consent
Consent to display an advertisement
Lawful Development Certificate
(existing or proposed)
Prior notification
(telecommunications or demolition)
Approval of reserved matters
following outline approval
Removal or variation of a condition
following planning permission
Approval of details reserved by a
condition
Tree works (including Tree
Preservation Order consents or
notification of proposed works to
trees in conservation areas)
6. Forms for combinations of different
application types (such as, an
application for listed building and
advertisement consent) are available,
but for the sake of clarity, this advice
note refers to the main application types
only. We have also excluded reference
to applications for agricultural or mineral
developments, as these are unlikely to
be made in Tower Hamlets.
7. Guidance notes are available for each
1APP form to aid completion.
Ownership certificates
8. To make an application for planning
permission or listed building consent,
you do not have to own all, or even
some, of the land involved in the
application, but you do have to tell any
owner(s) that you are seeking
permission on their land. Planning law
sets out the way you have to do this.
9. In planning, an owner is defined as
either the freeholder or someone with a
lease with seven or more years left to
run. There can therefore be more than
one owner.
10. If the applicant is the only owner of all
the land involved in the application, you
can sign Certificate A. If the applicant is
not the only owner of all the land
involved in the application, you must
complete one of the following
certificates:
Certificate B if you know all of the
owners
Certificate C if you know some, but
not all, of the owners
Certificate D if you do not know any
of the owners
11. The 1APP form will explain what you
have to do in order to notify the owners
of the land affected by your application.
12. Please take care, because anyone who
knowingly or recklessly issues an
incorrect or misleading certificate is
liable to a fine if convicted. The Courts
can quash any planning permission that
has been granted.
APPLICATION FEES
13. For guidance on planning application
fees, see our Fees Guide available from
our reception or web site (see bottom of
page for details).
DEVELOPMENT CONTROL ADVICE NOTE 1 How do I submit my planning application?
LONDON BOROUGH OF TOWER HAMLETS Page 2
PLANS AND DRAWINGS
14. Adequate plans and drawings must be
submitted as part of a planning
application so that the design can be
properly assessed. They will be
required for the benefit of planners,
councillors (on planning and other
committees), residents and amenity
groups, among others, and may be
inspected by any of these people. Draw
up your plans with this in mind. The test
is not whether a planning case officer
can work out on the site what is
proposed, but whether the details would
allow an ordinary individual to
understand what is intended, and to
judge whether, for example, it would
affect them.
15. The plans and drawings that describe
your proposal should be
comprehensive, accurate and
unambiguous. They should be drawn to
scale rather than dimensioned. All plans
elevations and sections must
correspond. The following should be
included on all plans and drawings:
Show the direction north
State the scale (eg 1:50, 1:100 or
1:200) but also state the paper size
that it was originally drawn on (eg
1:50 at A1) this is to help users
who may print the plan onto different
sized paper (eg A4 or A3)
Include a scale bar so that people
who are viewing the plan on-line or
who have printed it onto paper that is
a different size to the original can
scale dimensions from the drawing
Give each drawing a number and a
date so that we can refer to it
accurately
If electronically submitted, each file
size must be no more than 5MB
16. The following plans may be required:
Site location plan
Details of site layout
Building floor & roof plans
Building elevations
Finished floor/site levels & sections
Specialist drawings such as
perspectives or massing studies
17. Appendix A sets out what plans and
drawings are required for each of the
applications types that you may need to
make and appendix B contains
guidance on what each drawing should
contain. If you need any further advice
please contact the Duty Planning Officer
(see bottom of front page for details).
SUPPORTING INFORMATION
18. In order to get planning permission from
the Council we have to be convinced
that your proposal has been well
designed and will not cause any
unacceptable impacts. In judging these
two fundamental issues, we will be
guided by the development plan and
other material planning considerations.
For more information and advice on
preparing your proposals so that they
have the best chance of success,
please see our advice note Pre-
application advice for applicants.
19. To enable us to judge your proposals,
most applications should be
accompanied by two separate
statements that address these issues:
a Design Statement
an Impact Statement
20. For a simple, small-scale development
(such as an extension to a house or
corner shop), these statements can be
as short as two paragraphs in a
covering letter. For major and complex
applications, they are likely to be two
quite extensive documents. In all cases,
the supporting information should be
written in a non-technical style that is
accessible to members of the public. If
either document is more than 1,500
words, then you must provide a
separate summary of not more than
1,500 words.
21. The Design Statement incorporates the
statutory requirement (article 4C of the
General Development Procedure Order
and regulation 3A of the Listed
Buildings Regulations) to submit a
Design and Access Statement with all
applications for planning permission
(except householder, change of use and
engineering and mining operations) and
applications for listed building consent.
22. An Impact Statement document will not
be required when a full Environmental
Appraisal is required under the
Environmental Impact Assessment
Regulations.
23. Appendix A sets out what supporting
information is required for each of the
applications types that you may need to
make and appendix C contains
guidance on preparing a Design
Statement and an Impact Statement. If
you need any further advice please
contact the Duty Planning Officer (see
bottom of front page for details).
MAKING YOUR APPLICATION ON-LINE
24. We encourage all applicants to make
their applications on-line via the
Planning Portal (planningportal.gov.uk).
This should be quicker and easier for
you. It is also more efficient for us to
receive your application electronically,
as we save time converting paper
documents into computer files.
25. If you are submitting your application
electronically, you must ensure that any
file size does not exceed 5MB. This is to
enable members of the public and
consultees to download plans or
documents within a reasonable time on
a standard broadband connection. If
you are compressing a file to reduce its
size or have to split a large document
into smaller files, please ensure that you
do not lose important detail within it and
that it is clear to people viewing it
online.
HOW LONG DOES IT TAKE?
26. Government sets target times for the
determination of planning applications.
For major developments, it is 13 weeks
from the date we receive a complete
application. For applications with an
Environmental Impact Assessment it is
16 weeks. For all other applications, it is
8 weeks.
Planning Performance Agreements
27. For complex, major developments,
where it is likely to take longer than the
statutory period to determine them, we
will negotiate with you to enter into a
Planning Performance Agreement. This
is an agreement between the Council
and the applicant that sets a realistic
timescale for processing and
determining the application. This gives
sufficient time for the council to deal
with these complex applications, but
also provides more certainty to the
applicant as to when a decision is likely
to be made. These agreements are
encouraged by government.
28. A draft Planning Performance
Agreement is available to view on our
web site.
WHAT HAPPENS NEXT?
29. For more information on what happens
to an application when we receive it:
how we process it, site visit procedures,
how we negotiate and the procedure for
amendments please see our advice
note What happens to my planning
application?.
APPENDIX A PLANNING APPLICATION REQUIREMENTS
1. This appendix sets out the National and Local List of Planning Application Requirements that should be submitted for each of the
application types that you may need to make to us.
2. In appendix B, there is advice on what each plan or drawing should contain and in appendix C, there is guidance on preparing a
Design Statement and an Impact Statement.
GENERAL ADVICE
3. Whilst we have tried to be comprehensive in this guidance, the scope and degree of detail necessary in illustrative or supporting
material will vary according to particular circumstances of each application. You are therefore recommended to discuss proposals with
a planning officer before any application is made. We offer a range of pre-application advice services to assist you in preparing your
planning application. Please see our advice note Pre-application advice for applicants for more information on these.
4. If we have to request additional plans, drawings or other supporting information during the determination process, you will have to
submit them within a strict timescale. If you fail to do so, the application may be refused on the grounds of inadequate information. This
may also be the case if any of the documentation originally submitted were subsequently found to be inadequate.
5. Please remember that if you are submitting your application electronically, you must ensure that any file size does not exceed 5MB.
This is to enable members of the public and consultees to download plans or documents within a reasonable time on a standard
broadband connection. If you are compressing a file to reduce its size or if you have to split a large document into smaller files, please
ensure that you do not lose important detail within it and that it is clear to people viewing it online.
6. For heritage assets (listed buildings, conservation areas, scheduled ancient monuments etc), advice is provided in Planning Policy
Guidance Note 15 Planning and the Historic Environment, (September 1995) paragraphs 3.16 to 3.19 & 4.25 to 4.49. For
archaeological remains, advice is provided in Planning Policy Guidance Note 16 Archaeology and Planning (November 1990) section
B, paragraphs 18 to 26. You are advised to discuss proposals with a planning or conservation officer before any application is made.
7. Full guidance on tree survey information, protection plans and method statements that may be required with an application is set out in
the current BS5837 Trees in Relation to Construction Recommendations. Using the methodology set out in the BS should help to
ensure that development is suitably integrated with trees and that potential conflicts are avoided. A suitably qualified and experienced
arboriculturist should prepare this information.
PLANNING APPLICATION REQUIREMENTS
Householder applications
Completed 1 APP form (including an ownership and agricultural holdings certificate plus a notice if relevant)
Appropriate fee
Plans and drawings (see appendix B for advice on what each drawing should contain):
Site location plan
A copy of other plans and drawings or information necessary to describe the subject of the application, including:
Building floor plans (including roof plans where necessary)
Building elevations
Finished floor/site levels and sections
Specialist drawings (generally for major developments or developments in sensitive locations)
Photographs and photomontages (where they help to illustrate your proposals clearly)
Covering letter setting out relevant Design Statement and Impact Statement issues (see Appendix C for further advice)
Application for full planning permission
Appropriate fee
Site location plan
Building elevations
Specialist drawings (generally for major developments or developments in sensitive locations)
Supporting information (see Appendix C for advice on what supporting information needs to be prepared):
Design Statement
Impact Statement
Application for outline planning permission
Appropriate fee
Site location plan
Whether other plans will be needed will depend on what reserved matters you are submitting for approval
Design Statement
Impact Statement
Completed 1 APP form (including an ownership certificate plus a notice if relevant)
Site location plan
Building elevations
Plans to a scale of not less than 1:20 to show all new doors, windows, shopfronts, panelling, fireplaces, plaster moulding and
other decorative details
Photographs and photomontages showing the whole building and its setting and/or the particular section of the building affected
by the proposals
Supporting information a written statement that includes:
a schedule of works to the listed building(s)
an analysis of the significance of archaeology, history and character of the building/structure
the principles of and justification for the proposed works
their impact on the special character of the listed building or structure, its setting and the setting of adjacent listed buildings
a structural survey where the proposal involves substantial demolition
if there are trees that could be affected by the works (including street trees), information will be required on which trees are to be
retained and on the means of protecting these trees during construction works
Completed 1 APP form (including an ownership certificate plus a notice if relevant)
Site location plan
Building elevations
Photographs and photomontages showing the whole building and its setting and/or the particular section of the building affected
by the proposals
a structural survey
an analysis of the character and appearance of the building/structure
the principles of and justification for the proposed demolition
its impact on the special character of the area
Completed 1APP form
Appropriate fee
Site location plan (identifying the proposed position of the advertisement)
Building elevations
Advertisement drawing(s) (at a scale of 1:50 or 1:100) showing advertisement size, siting, materials and colours to be used,
height above ground, extent of projection and details of the method and colour(s) of illumination (if applicable)
If illuminated, a layout plan with beam orientation, details of external lighting (including a schedule of the equipment in the
design) and the proposed hours when the lighting would be switched on
the context and need for the advert, and an assessment of how it will affect amenity and highway safety considerations
if the advertisement is illuminated and in the vicinity of residential property, a listed building or a conservation area, an
assessment of the impact of the illumination on the area
for large advertisement hoardings not sited on buildings, consideration of whether landscaping of the site is needed
if located on a listed building or in a conservation area, an analysis of its impact on the special character of the listed building or
structure, its setting and the setting of adjacent listed buildings or on the character and appearance of the conservation area
Lawful Development Certificate (existing and proposed)
Completed 1APP form
Appropriate fee
Site location plan (see appendix B for advice on what each drawing should contain)
Photographs and photomontages (where they help to illustrate the development clearly
Such evidence verifying the information included in the application as can be provided
Such other information as is considered to be relevant to the application
Prior notification (telecommunications)
Completed 1APP form
Appropriate fee
Site location plan
Supporting information Planning Policy Guidance 8 (PPG8) gives guidance on planning for telecommunications development
(including radio masts and towers, antennas of all kinds, radio equipment housing, public call boxes, cabinets, poles and overhead
wires) your written statement should therefore include:
details of how the consultation requirements recommended by PPG8 have been met
an assessment of how the application fits into the local, regional and national telecommunications network
details of mast and site sharing options that may have been considered
any technical constraints the site has
an assessment of the design considerations raised by the installation
an assessment of the health considerations raised by the installation
an assessment of the potential for noise nuisance from the cabinets
an assessment of whether the installation will have an impact on TV & radio-reception and if so, set out measures to mitigate
those impacts
an assessment of the environmental considerations raised by the installation, in particular:
if the installation is located within the curtilage of a listed building or in a conservation area, an analysis of the impact of the
installation on the special character of the listed building or structure, its setting and the setting of adjacent listed buildings or
on the character and appearance of the conservation area
if the installation involves the disturbance of ground within an Area of Archaeological Potential as defined in the development
plan, an assessment of existing archaeological information and how the works have been designed to minimise their impact
on archaeology
an assessment of whether landscaping could mitigate the impact of the installation
if there are trees that could be affected by the installation (including street trees), information will be required on which trees
are to be retained and on the means of protecting these trees during construction works
Prior notification (demolition)
Completed 1APP form
Appropriate fee
There is no need to submit any plans provided the address gives an accurate description of the building to be demolished, if not
then a site location plan should be submitted - photographs and photomontages may also assist
If there are trees that could be affected by the works (including street trees), information will be required on which trees are to be
retained and on the means of protecting these trees during demolition works
Approval of reserved matters following outline approval
Completed 1APP form
Appropriate fee
Such plans and drawings as are necessary to deal with the matters reserved in the outline planning permission, including:
Building elevations
Design Statement
Impact Statement
Removal or variation of a condition following planning permission
Appropriate fee
Such plans and drawings as are necessary to deal with the matter(s) being applied for, including:
Building elevations
Design Statement
Impact Statement
Approval of details reserved by a condition
Completed 1APP form
Appropriate fee
Site location plan
A copy of other plans and drawings or information necessary to describe the subject of the application
Design Statement
Impact Statement
Tree works (including Tree Preservation Order consents or notification of proposed works to trees in conservation areas)
Completed 1APP form
Sketch plan showing the location of all tree(s)
Photographs and photomontages (where they help to illustrate the tree or the works clearly)
an arboricultural justification for the proposed works
if the tree is located within the curtilage of a listed building or in a conservation area, an analysis of the impact of the tree on the
special character of the listed building or structure, its setting and the setting of adjacent listed buildings or on the character and
appearance of the conservation area

Non-Material Amendment Application
Completed 1APP form
Appropriate fee
Such plans and drawings as are necessary to deal with the non-material changes to the planning permission, including:
Building elevations
Design Statement
Impact Statement

Extension of Time for an extant planning permission (in order to extend the time limit for implementation)
Completed 1APP form
Appropriate fee
Supporting information (see Appendix E for advice on what supporting information needs to be prepared):

In addition to the above applications to replace listed building or conservation areas consents, the following information is also
required:

The original and three copies of a plan which identified the land to which the application relates and drawn to an identical scale and
showing the direction of north.
The original and three copies of other plans and drawings or information necessary to describe the subject of the application.

APPENDIX B GUIDANCE ON WHAT YOU SHOULD INCLUDE IN THE PLANS AND DRAWINGS
1. This appendix contains guidance on what the drawings you need to prepare for your application should contain.
2. Whilst we have tried to be comprehensive in this guidance, the scope and degree of detail necessary in plans, drawings or other
illustrative material will vary according to particular circumstances of each application. You are therefore recommended to discuss
proposals with a planning officer before any application is made. We offer a range of pre-application advice services to assist you in
preparing your planning application. Please see our advice note Pre-application advice for applicants for more information on these.
3. If we have to request additional plans or other drawings during the determination process, you will have to submit them within a strict
timescale. If you fail to do so, the application may be refused on the grounds of inadequate information. This may also be the case if
any of the plans or drawings originally submitted were subsequently found to be inadequate.
broadband connection. If you are compressing a file to reduce its size, please ensure that you do not lose important detail within it.
5. Below is detailed advice on what should be included in each of the plans and drawings that are listed in appendix A.
GENERAL REQUIREMENTS
6. The following should be included on all plans and drawings:
Show the direction north
State the scale (eg 1:50, 1:100 or 1:200) but also state the paper size that it was originally drawn on (eg 1:50 at A1) this is to help
users who may print the plan onto different sized paper (eg A4 or A3)
Include a scale bar so that people who are viewing the plan on-line or who have printed it onto paper that is a different size to the
original can scale dimensions from the drawing
Give each drawing a number and a date so that we can refer to it accurately
SITE LOCATION PLAN
7. Most applications will require an Ordnance Survey based site location plan, usually at a scale of 1:1250 or 1:2500. Please make sure
that that it includes the following:
Outline the land involved in the application in red
Outline any adjoining land that the applicant owns in blue
Show the application property in relation to all adjoining properties and the immediate surrounding area, including roads
Show vehicular access to a highway if the site does not adjoin a highway
8. The site area red line should go around what is called the planning unit. This is all the land that is owned, or occupied, for a single
purpose. For example, in a proposal for an extension to a factory it would be the whole site, including parking/turning areas, buildings,
external storage etc or the whole of the residential plot, in an application for an extension to a house.
9. Ordnance Survey extracts may be obtained from the Planning Department Customer Contact Centre: Tel: 020 7364 5009 or by
email at planningandbuilding@towerhamlets.gov.uk for a small fee.

DETAILS OF SITE LAYOUT
10. Applications that involve building or engineering works need an existing and proposed site layout plan at an appropriate scale, usually
1:200 or 1:500. Please make sure that it includes the following:
The boundaries of the site and all existing and proposed buildings, structures, hard surfaces etc within it
Provision for access to any building
Any existing or proposed vehicular or pedestrian access(es) to the site
Any public rights of way within the site
Provision for loading/unloading and car parking, including for disabled people and cycle storage
Arrangements for refuse storage, including separate storage of recyclable waste domestic and commercial waste must be stored
separately
The condition, position, species and spread of all trees within the red line of the site and trees beyond the red line of the site but
within twelve metres of any proposed building works state which, if any, are proposed to be lopped, felled or protected during the
development
11. Applications for changes of use, which do not involve building or engineering works, should still include a site layout plan.
BUILDING FLOOR AND ROOF PLANS
12. Applications that involve building, works require plans of the existing and proposed floors of the building at an appropriate scale,
usually 1:50 or 1:100. Please make sure that you include the following:
In the case of a new building, show the proposal in detail, indicating which parts are to be used for which purpose
Ground level floor plans should usually be shown in context with relevant details from the site plan
Show floor plans in the context of adjacent buildings, where appropriate, detailing the positions of relevant openings on immediately
adjacent land
In the case of an extension, show the floor layout of the existing building to indicate the relationship between the two, clearly
indicating what is new work
Where existing buildings or walls are to be demolished, these should be clearly shown
Include a roof plan where necessary to show a new roof or alterations to one
13. Applications for changes of use should include plans of the existing and proposed floors of the building at an appropriate scale, usually
1:50 or 1:100, and you should indicate which parts are to be used for which purpose.
BUILDING ELEVATIONS
14. Applications that involve building works require existing and proposed drawings of all sides of the exterior of the building at an
appropriate scale, usually 1:50 or 1:100. Please make sure that you include the following:
All altered sides of a proposal must be shown, including blank elevations, and elevations that are part attached to an adjoining
building
In the case of an extension, show the elevation of the existing building to indicate the relationship between the two, clearly
indicating what is new work
Show elevations in the context of adjacent buildings, where appropriate
Where a proposed elevation adjoins another building or is in close proximity, the drawings should clearly show the relationship
between the buildings, and detail the positions of the openings on each property
Extraneous context that obscures proposed elevations should be omitted and distant context should be avoided if its inclusion
unduly diminishes the scale of the proposed elevation
The make, type and colour of external materials (walls, roofs, windows, doors, rainwater goods etc)
The manner in which new windows are intended to open
Internal elevations should be provided to reveal internal alterations to sensitive parts of a listed building
15. Applications that involve engineering works require plans and/or elevations of those works (existing and proposed if necessary) at an
appropriate scale, usually 1:50 or 1:100.
FINISHED FLOOR/SITE LEVELS AND SECTIONS
16. Cross and long sections should be provided for all new and altered buildings to reveal construction details. These should be shown in
context with ground levels and immediately adjacent buildings where necessary.
17. In all cases where a proposal involves a change in ground levels, drawings should be submitted to show existing and finished levels.
18. On sloping sites, full information is required concerning alterations to levels and the way in which a proposal sits within the site,
particularly the relative levels between existing and proposed buildings. The drawings may take the form of contours, spot levels or
cross and long sections as appropriate.
SPECIALIST DRAWINGS
19. Models and computer-based representations are particularly useful for large-scale or complex developments. Consider submitting the
following where appropriate.
Perspective views
20. 3D perspective views should be provided for major proposals, significant developments in conservation areas or for additions to listed
buildings, if two or more altered elevations can be seen together from significant viewpoints.
21. Drawn perspectives should use an eye level datum and photomontages or screen shots from 3D computer models should use verified
views to ensure accuracy. Unmeasured artists impressions can provide additional information about design concepts within the design
statement but they should not be used instead of accurate measured perspectives.
Massing Studies
22. 3D views from above may be required on larger or sensitive sites to illustrate massing. Isometric views or physical models will be
required if a proposals is so large or complex that perspective unduly distorts massing. These should be to an appropriate scale,
usually 1:50 or 1:100. Smaller massing models within wider city context models will not therefore be acceptable for this purpose.
APPENDIX C GUIDANCE ON PREPARING DESIGN STATEMENTS AND IMPACT STATEMENTS
1. This appendix contains guidance on preparing a Design Statement and an Impact Statement. These will be required for the following
application types:
Householder applications
Application for full planning permission
Application for outline planning permission
Approval of reserved matters following outline approval
Removal or variation of a condition following planning permission
Approval of details reserved by a condition
2. Appendix A gives you advice on what you need to submit for the other application types:
Lawful Development Certificate (existing and proposed)
Prior notification (telecommunications and demolition)
Tree works (including Tree Preservation Order consents or notification of proposed works to trees in conservation areas)
GENERAL ADVICE
3. Whilst we have tried to be comprehensive in this guidance, the scope and degree of detail necessary in assessments, statements or
other supporting information will vary according to particular circumstances of each application. You are therefore recommended to
discuss proposals with a planning officer before any application is made. We offer a range of pre-application advice services to assist
you in preparing your planning application. Please see our advice note Pre-application advice for applicants for more information on
these.
4. If we have to request additional information during the determination process, you will have to submit it within a strict timescale. If you
fail to do so, the application may be refused on the grounds of inadequate information. This may also be the case if any of the
documentation originally submitted were subsequently found to be inadequate.
broadband connection. If you are compressing a file to reduce its size or if you have to split a large document into smaller files, please
ensure that you do not lose important detail within it and that it is clear to people viewing it online.
WHAT IS THE PURPOSE OF SUPPORTING INFORMATION?
6. As stated in the main advice note, in order to get planning permission from the Council we have to be convinced that your proposal has
been well designed and will not cause unacceptable impacts. In judging these two fundamental issues, we will be guided by the
development plan and other material planning considerations.
7. To enable us to judge your proposals, your application must be accompanied by two separate assessments that address these issues:
a Design Statement
an Impact Statement
8. For more information and advice on preparing your proposals so that they have the best chance of success, please see our advice
note Pre-application advice for applicants.
HOW LONG DO THE STATEMENTS HAVE TO BE?
9. The statements should be proportionate to the scale and complexity of the application. For a simple, small-scale development (such as
an extension to a house or corner shop, or minor details reserved by a condition), they can be as short as two paragraphs in a
covering letter. For major and complex applications, they are likely to be two quite extensive documents. In all cases, the supporting
information should be written in a non-technical style that is accessible to members of the public. If either document is more than 1,500
words, then a separate summary of not more than 1,500 words shall be provided.
HOW TO GET ADVICE ON THE CONTENT OF STATEMENTS
10. The next two pages contain advice on what areas the two statements needs to cover and appendix D gives further detailed advice on
each topic. If you wish to receive specific advice from us on what a particular application needs to cover, then you should request a
Validation Scoping Opinion. You will need to do this in writing by submitting a description of the development and a brief statement
setting out the areas you propose to cover in your Design Statement and Impact Statement. For major applications with a Planning
Performance Agreement, this will be incorporated into the agreement.
THE DESIGN STATEMENT
11. Everybodys taste varies and different styles will suit different types of property. Nevertheless, a well-designed building or extension is
likely to be much more attractive to you and to your neighbours. It will also add more value to your property if you sell it. It is therefore
worth thinking carefully about how your property will look when work is finished. It is impossible to give a single definition of good
design in this context; there may be many ways of producing a good result. You should consider using a suitably qualified, skilled and
experienced designer, such as an architect.
12. Your application needs to demonstrate that it has been well designed. Clearly the plans will be an important element in this, but you
need to ensure that we understand why you have chosen the design you have submitted. Good design is more than just good
architecture, it is also about ensuring that your development respects the surrounding area and contributes positively to the place it is a
part of.
Design and Access Statements
13. Article 4C of the General Development Procedure Order and regulation 3A of the Listed Buildings Regulations sets out the
requirements for a Design and Access Statement (DAS) to accompany all applications for planning permission (except householder,
change of use and engineering and mining operations) and applications for listed building consent.
14. The DAS should address the use, amount, layout, scale, landscaping, and appearance aspects of the proposed development.
Consequently, any DAS should include sections on these matters. Furthermore, the DAS needs to include vehicular and transport
links(why the access points and routes have been chosen, and how the site responds to road layout and public transport provision)
and inclusive access (how everyone can get to and move through the place on equal terms regardless of age, disability, ethnicity or
social grouping). A DAS must demonstrate the steps taken to appraise the context of the development and how the design of the
development considers that context in relation to its proposed use. The purpose of DAS is to explain how you have considered the
proposal and to ensure that you understand what is appropriate and feasible for the site in its local context.
15. The Design Statement that we require you to submit must cover the statutory requirements to submit a DAS and also address the
other requirements set out below.
16. CABE (Commission for Architecture and the Built Environment, the government's advisor on architecture, urban design and public
space) has produced a detailed guidance note on preparing DAS called Design and access statements: how to write, read and use
them available from cabe.org.uk. This will help you in preparing your Design Statement.
Preparing your Design Statement
17. The Design Statement should be prepared at the start of the development process and should evolve as the scheme is refined. It is
required to explain and justify the decisions made on the scheme and therefore it should not be written at the end, as an afterthought.
Early drafts will be required to assist pre-application discussions.
18. As outlined above, the Design Statement must incorporate the statutory requirement to submit a DAS. Below is advice on specific
aspects of design that you will need to consider for developments that are major, complex or potentially controversial. They are likely to
form a separate section in your Design Statement. However, even for smaller scale developments you will need to have considered
many of these topics. The main areas are:
The design process, in particular:
Community involvement
Understanding the sites features, in particular:
Heritage assets
Trees
Biodiversity
Land contamination
Views assessment
Key development features, in particular:
Lifetime Homes and Wheelchair Accessibility
Secure by Design
Landscaping
Open space
Amenity/playspace
Sustainability
Energy efficiency
Utilities
Refuse disposal
19. Advice on when the above elements are needed, what they should address and where to get further guidance is set out in appendix D.
THE IMPACT STATEMENT
20. An important purpose of the planning system is to ensure that development is able to go ahead without causing harm to the area and
the people who live, work and visit it. Many of the impacts that can result from a development can be measured and assessed using
nationally recognised criteria. However other impacts are less easy to measure and judge using technical criteria, but they still have to
be assessed as part of the decision making process. Whilst for large developments or complex issues you are likely to need to employ
expert advice to carry out these assessments, for most small applications, this should not be necessary. In many ways simple
questions like would I be happy with this if I lived next door? will enable you to judge the impact of your development and design it so
that it is acceptable from that point of view. Your application needs to demonstrate, not just assert, that it does not have any adverse
impacts on its neighbours and the area it is located in, and if it does that these impacts have been mitigated so that they are
acceptable. We call that document the Impact Statement.
Environmental Impact Assessments and Environmental Statements
21. Where proposals are likely to have significant effects upon the environment, it is necessary to provide an environmental statement
(ES) with applications for planning permission (outline and full). The Environmental Impact Assessment Regulations and Circular 02/99
set out the circumstances when an ES will be required. For some types of development (eg, major infrastructure projects such as
airports), an ES is always required and for others it will depend on the scale of the development and significance of any environmental
effects.
22. If you are uncertain whether an ES is required, you should consult us informally or write requesting a formal Screening Opinion. You
should outline the proposal in sufficient detail for officers to be able to decide on the matter. No fee is payable for an Opinion and a
decision will be made within 3 weeks. You may appeal to the Secretary of State if you disagree with our view that an ES is required or
if we fail to provide you with a formal determination within 3 weeks.
23. If an ES is necessary, you should discuss the scope of the assessment with us before writing your ES in order to ensure that you cover
all the issues we may consider necessary. Specialist advice will normally be necessary. You can request a formal Scoping Opinion
from us. You should submit a report setting out what you consider should be included in your ES and the methodology that you
propose to follow. No fee is payable for this Opinion. A period of 5 weeks is allowed for a decision, but this can be extended by
agreement and this is often required because of the need to consult with statutory bodies such as the Environment Agency. You may
appeal to the Secretary of State if you disagree with our view or if we fail to provide you with a formal determination within 5 weeks or
such extended period as agreed.
24. Where one is required, an Environmental Statement in the form set out in schedule 4 of the regulations must be provided. There is a
requirement that all ESs should be written in a non-technical manner, so that the public may understand the findings. If an ES is
required for an application, that will take the place of the Impact Statement.
Preparing your Impact Statement
25. Below is specific advice on the development impacts that you will need to specifically cover for developments that are major, complex
or potentially controversial. They are likely to form a separate section in your Impact Statement. However, even for smaller scale
developments you will need to have considered many of these elements. The main areas are:
The delivery of key planning policy aims, in particular:
Planning obligations
Travel plan
Affordable housing
Town centre uses (impact and policy tests assessment)
Employment
Socio-economic
Regeneration
The impact of the development on its immediate vicinity, in particular:
Lighting
Daylight/sunlight
Noise and vibration impact
Ventilation/extraction
Site waste management plan
Code of construction practice
The impact of the development on the wider area, in particular:
Flood risk
Aviation impact
TV & radio-reception impact
Microclimate
Transport impact
Air quality
26. Advice on when the above elements are needed, what they should address and where to get further guidance is set out in appendix D.
APPENDIX D GUIDANCE ON SUPPORTING INFORMATION
1. For major and complex applications, the Design Statement and the Impact Statement are likely to be two quite extensive documents
covering a range of issues as set out in the previous appendix. This appendix sets out detailed advice on each of the potential
elements that make up the two documents; when they are needed, what they should address and where to get further guidance.
COMMUNITY INVOLVEMENT STATEMENT
2. We offer a high quality pre-application service, called the Development Team Service, for proposals that are more complex. See our
advice note Pre-application advice for applicants for more details. As part of the service, we will work with you to ensure that your
proposal addresses established urban design principles. This includes appreciating the context, creating an urban structure, making
the connections and detailing the place. We will also encourage you to carrying out your own consultation with the local community.
We will advise you on how you should do this, how we will involve councillors in this process and how to address issues raised as part
of the consultation process in preparation for a formal submission. These should be included in the following statement:
3. Planning and outline applications containing 50 or more residential units or 2500sqm of commercial accommodation will need to be
supported by a statement setting out how the applicant has complied with the requirements for pre-application consultation. This is set
out in our adopted statement of community involvement and aims to demonstrate that the views of the local community have been
sought and taken into account in the formulation of development proposals. Further guidance on Statements of Community
Involvement is available in Chapter 7 of Creating Local Development Frameworks: A Companion Guide to PPS12 (November 2004).
SITE FEATURES
Heritage statement (including historical, archaeological features and scheduled ancient monuments)
4. For all applications either related to or impacting on the setting of heritage assets a written statement that include the following may be
required:
plans showing historic features that may exist on or adjacent to the application site including listed buildings and structures,
historic parks and gardens, historic battlefields and scheduled ancient monuments
an analysis of the significance of archaeology, history and character of the building/structure,
the principles of and justification for the proposed works
their impact on the special character of the listed building or structure, its setting and the setting of adjacent listed buildings
5. For all applications within or adjacent to a conservation area, an assessment of the impact of the development on the character and
appearance of the area may be required.
6. For all applications involving the disturbance of ground within an Area of Archaeological Potential as defined in the development plan
or in other areas in the case of a major development proposal or significant infrastructure works, an applicant may need to commission
an assessment of existing archaeological information and submit the results as part of the heritage statement.
7. The scope and degree of detail necessary in a heritage statement will vary according to particular circumstances of each application.
Applicants are advised to discuss proposals with either a planning officer or a conservation officer before any application is made. For
heritage assets, advice is provided in Planning Policy Guidance Note 15 Planning and the Historic Environment, (September 1995)
paragraphs 3.16 to 3.19 and 4.25 to 4.49. For archaeological remains, advice is provided in Planning Policy Guidance Note 16
Archaeology and Planning (November 1990) section B, paragraphs 18 to 26.
Tree survey/arboricultural implications
8. Where there are trees within the application site, or on land adjacent to it that could influence or be affected by the development
(including street trees), information will be required on which trees are to be retained and on the means of protecting these trees during
construction works. A suitably qualified and experienced arboriculturist should prepare this information.
9. Full guidance on the survey information, protection plan and method statement that should be provided with an application is set out in
the current BS5837 Trees in relation to construction Recommendations. Using the methodology set out in the BS should help to
ensure that development is suitably integrated with trees and that potential conflicts are avoided.
Biodiversity survey and report
10. Where a proposed development may have possible impacts on wildlife and biodiversity, information should be provided on existing
biodiversity interests and possible impacts on them to allow full consideration of those impacts. Where proposals are made for
mitigation and/or compensation measures, information to support those proposals will be needed. Where appropriate, accompanying
plans should indicate any significant wildlife habitats or features and the location of habitats of any species protected under the Wildlife
and Countryside Act 1981, the Conservation (Natural Habitats etc) Regulations 1994 or the Protection of Badgers Act 1992. Certain
proposals, which include work such as the demolition of older buildings or roof spaces, removal of trees, scrub, hedgerows or
alterations to watercourses, may affect protected species and will need to provide information on them, any potential impacts for them
and any mitigation proposals for such impacts.
11. Such a statement is normally required for any planning or outline application containing 50 or more residential units or 5000sqm of
office or retail accommodation.
12. Government planning policies for biodiversity are set out in Planning Policy Statement 9: Biodiversity and Geological Conservation
(PPS9) (August 2005). A Government Circular accompanies PPS9: ODPM Circular 06/2005 Biodiversity and Geological Conservation
Statutory Obligations and their Impact within the Planning System and Defra Circular 01/2005 Planning for Biodiversity and
Geological Conservation: A Guide to Good Practice.
13. NOTE: The British Standards Institute has produced a Publicly Available Standard, PAS 2010 Planning to Halt the Loss of Biodiversity,
which takes the form of recommendations on standard procedures for taking account of biodiversity in the planning process. The
Association of Local Government Ecologists has developed a good practice template (available from alge.org.uk) which gives detailed
validation requirements for biodiversity and geological conservation.
Land contamination assessment
14. Applications may need to be accompanied by a land contamination assessment, which should include an assessment of contamination
in line with Planning Policy Statement 23 Planning and Pollution Control (November 2004). Where contamination is known or
suspected or the proposed use would be particularly vulnerable, the applicant should provide such information with the application as
is necessary to determine whether the proposed development can proceed.
15. Planning and outline applications on sites previously used for general and light industrial purposes (Class B2 and B1(c)) would require
such an assessment.
Views assessment
16. A views assessment will be needed where the proposal has a significant impact on the local streetscape.
17. The London Mayors London View Management Framework (London Plan SPG July 2007) safeguards strategic views within London.
The City Hall to Tower of London Townscape View corridor falls across Tower Hamlets. Any application for a tall building within this
protected zone will need to provide an assessment and justification of its impact on this protected view.
18. Other applications for tall buildings will need to provide an analysis of their impact on the area surrounding the site.
DEVELOPMENT FEATURES
Lifetime Homes and Wheelchair Accessible Statement
19. Development should seek to improve the accessibility and usability of existing buildings, open spaces and the public realm for all
people. To this end, the Council will normally expect an assessment of Lifetime Homes housing and Wheelchair accessible housing
and buildings to be carried out where the development relates to a building of more than 1,000sqm floorspace where the public have
access or a development that produces 6 or more residential units.
Secure by Design Statement
20. The safety and security of development and the surrounding public realm should be optimised, without compromising the achievement
of good design and inclusive environments. To this end, a statement showing how an application complies with this aim, is sought by
the Council in all applications for 10 or more residential units or more than 1000 sqm of floorspace.
21. More details on what is required can be found in policy DEV5 of the Councils Interim Planning Guidance, the Mayors Sustainable
Design and Construction SPG and OPDMs Code for Sustainable Buildings.
Landscaping details
22. Applications may be accompanied by landscaping details and include proposals for long-term maintenance and landscape
management.
23. Planning and outline applications for 10 or more residential units would normally require such details.
Open space assessment
24. Such assessments are normally required for outline and planning applications for 6 or more residential units or 1000sqm of floorspace.
25. Planning consent is not normally given for development of existing open spaces which local communities need.
26. For development within open spaces, application proposals should be accompanied by plans showing any areas of existing or
proposed open space within or adjoining the application site. In the absence of a robust and up-to-date assessment by the local
authority, an applicant for planning permission may seek to demonstrate through an independent assessment that the land or buildings
are surplus to local requirements and any such evidence should accompany the planning application.
27. Government planning policy is set out in Planning Policy Guidance note 17: Planning for open space, sport and recreation (July 2002)
Amenity/playspace assessment
28. Major applications for housing developments (10 units or more) must demonstrate how the policy requirements for amenity land and
playspace have been met on-site, or where a contribution is made to enhance off-site provision, the justification for this and the extent
to which the needs of the development will be properly met must be provided.
Sustainability appraisal
29. A sustainability statement would be expected with all schemes of 50 or more residential units or 5000 sqm of commercial floorspace. It
should outline the elements of the scheme that address sustainable development issues, including the positive environmental, social
and economic implications. These may include:
Building design: choice and sources of materials, energy and water consumption, carbon emissions, waste management and
minimisation and recycling, (including best practice standards for new development) and features to ameliorate anticipated future
global temperature rises. The applicant shall have due regard to guidance from the Building Research Establishment, (see
http://products.bre.co.uk/breeam).
Resource use: use of sustainably managed natural and semi-natural resources should be considered, along with a materials use
and purchasing strategy (green procurement) to cover sustainable construction management activities.
Greenspace, incorporating wildlife corridors. Please refer to the Boroughs Core Policy on Green Chains, CP34 and CP31 on
Biodiversity.
Energy efficiency statement (including renewable energy statement)
30. The statement should show the predicted energy demand of the proposed development and the degree to which the development
meets current energy efficient standards. The statement should describe measures proposed to maximise the developments energy
efficiency and reduce carbon dioxide emissions - including orientation, passive solar gain, choice of energy supply, use of renewable
energy, choice of heating and ventilation systems, control systems and choice of materials. A feasibility assessment of providing
energy requirements on site from renewable energy sources will be required, as will the investigation of ways of reaching or improving
on the current national target of 10-20%. The development must provide a minimum of 10% of its predicted energy requirements from
renewable sources. The applicant shall have due regard to guidance from the Energy Saving Trust (available from
est.org.uk\bestpractice) and the Mayors Energy Strategy.
31. Further advice is available in PPS22: Renewable Energy (2004).
32. Such a statement will normally be required in planning and outline applications for 10 or more residential units or 1000 sqm or
commercial floorspace.
Utilities statement
33. A utilities statement should include how an application connects to existing utility infrastructure systems. Most new development
requires connection to existing utility services, including electricity and gas supplies, telecommunications and water supply. Connection
to foul and surface water drainage and disposal is also needed. The statement should include a description of the type, quantities and
means of disposal of any trade waste or effluent.
34. If the proposed development results in any changes/replacement to the existing system or the creation of a new system, scale plans of
the new arrangements need to be provided. This will include a location plan, cross sections / elevations and specification. If connection
to any of the above requires crossing land that is not in the applicants ownership, other than on a public highway, then this land must
be included within the application site and notice will need to be served on the owners of that land.
35. Utilities statements should demonstrate:
that the availability of utility services has been examined and that the proposals would not result in undue stress on the delivery of
those services to the wider community
that proposals incorporate any utility company requirements for substations, telecommunications equipment or similar structures
that service routes have been planned to avoid as far as possible the potential for damage to trees and archaeological remains
36. Normally, such a statement would only be required for any planning or outline applications containing 150 or more residential units,
2500sqm of commercial floorspace or a building over 25m in height adjacent to the River Thames or 30m elsewhere in the Borough.
Refuse disposal details (including waste management strategy)
37. Refuse disposal details would normally be required on all applications. On small developments, the plans should show clearly the
means by which refuse will be stored (including space for separation of recyclables) and include details of how waste will be disposed
of. On larger developments of more than 50 residential units, this should take the form of a waste management strategy (WMS) that
assesses waste arising and uses the waste hierarchy outlined in the UK Waste Strategy 2000 to minimise the amount of waste
produced. WMS should analyse the emission of any pollutants due to the production of waste on or off site and set out the methods to
be employed to deal with waste including its reduction, recycling, sorting, separate storage and sustainable disposal
38. A separate site waste management plan will be needed for the construction phase of the development.
39. Government planning policy is set out in PPG10 Planning and Waste Management (September 1999).
POLICY DELIVERABLES
Planning obligations - draft head(s) of terms
40. Planning obligations (or section 106 agreements agreements made under section 106 of the Town and Country Planning Act 1990)
are legal agreements negotiated between local planning authorities and persons with an interest in a piece of land (or developers),
and are intended to make acceptable development which would otherwise be unacceptable in planning terms. Where Local
Development Framework policies give details of likely section 106 requirements, a statement of the proposed heads of terms may be
submitted with the application.
41. Proposed obligations or heads of terms are expected to be supplied with planning and outline applications for 10 or more residential
units or 1000 sqm or more of commercial floorspace.
Travel plan (draft)
42. A draft travel plan should be submitted alongside planning and outline applications that are likely to have significant transport
implications. They will be expected in any major scheme of 10 or more residential units or 1000 sqm or more of commercial
floorspace.
43. A travel plan should outline the way in which the transport implications of the development are going to be managed in order to ensure
the minimum environmental, social and economic impacts. The plan should have a strategy for its implementation that is appropriate
for the development proposal under consideration. It should identify the travel plan coordinator, the management arrangements for the
plan (eg a steering group) and the development timetable. The strategy should also include activities for marketing and promoting the
plan to occupiers, users, visitors and residents of the site.
44. Further advice is available in: Using the Planning Process to Secure Travel Plans: Best Practice Guidance for Local Authorities,
Developers and Occupiers [ODPM and DfT, 2002] and Making Residential Travel Plans Work [DfT, 2007].
Affordable housing statement
45. Where development plan policies or supplementary planning document guidance requires the provision of affordable housing, the local
planning authority may require information concerning both the affordable housing and any market housing. This will include the
numbers of residential units, the mix of units with numbers of habitable rooms and/or bedrooms, or the floor space of habitable areas
of residential units; plans showing the location of units and their number of habitable rooms and/or bedrooms, and/or the floor space of
the units. If different levels or types of affordability or tenure are proposed for different units this should be clearly and fully explained.
The affordable housing statement should also include details of any Registered Social Landlords acting as partners in the
development.
46. Such a statement is normally required for any planning or outline application containing 10 or more residential units.
47. Any application that proposes less than 35% affordable housing provision or a Section 106 package that does not meet the Council's
requirements should be accompanied by a Three Dragons toolkit. Further details on the toolkit can be found at
london.gov.uk/mayor/planning/aff-housing/index.jsp
48. The toolkit is a CD-ROM computer model operating on Excel, which assists a financial appraisal of residential development options
that have a potential for incorporating an element of affordable housing. It has been developed by Three Dragons Consultancy and
Nottingham Trent University for the GLA and the Housing Corporation. It is used by the Mayor, London boroughs and the Housing
Corporation to assist in appraising the viability of residential development schemes, the percentage of affordable housing provided and
whether any social housing grant is required to contribute to this output.
Town centre uses (impact assessment)
49. Impact assessments are required for all retail and leisure developments over 2,500 square metres gross floorspace, and may be
required for smaller developments such as those likely to have a significant impact on smaller centres. Impact assessments should
also be provided for applications for other main town centre uses when they are in an edge of centre or out of centre location and not
in accordance with a development plan.
50. Policy advice can be found in Planning Policy Statement 6: Planning for Town Centres (March 2005).
Town centre uses (policy tests assessment)
51. Planning and outline applications should be accompanied by an assessment of the need for the proposal where this would be in an
edge of centre or out of centre location, and where it is not in accordance with an up to date development plan document. It is not
necessary to demonstrate the need for retail proposals within the primary shopping area or for other main town centre uses located
within the town centre. Evidence should be provided to show that there are no sequentially preferable sites.
52. Policy advice on the policy tests for town centre uses is provided in Planning Policy Statement 6: Planning for Town Centres (March
2005).
Employment statement
53. A statement will required for any schemes that result in a loss of employment floorspace, justifying why the loss may be acceptable.
Reasons that may be considered as justification for such a reduction in floorspace include:
A site is unsuitable for continued employment use.
There is evidence that there is intensification of alternative employment uses on site.
Other employment and training opportunities are created that meet the needs of local residents.
The possibility to re-use or redevelop the site for similar or alternative business use has been fully explored and is not realistic.
Socio-economic assessment
54. The London Plan requires a Social Impact Assessment to be carried out for development where significant social impacts are
anticipated. There are two levels of assessment provided for depending on the scale of the proposal and the likely nature of potential
impacts. For the majority of proposals, it is expected that any social impact will be adequately addressed by means of appropriate
comments provided with the Design and Access Statement. A full Social Impact Assessment will only be required in the case of large
schemes that are out of character with the existing urban context, involve an increased risk to public safety or are likely to threaten the
existing sense of community identity and cohesiveness (eg a large retail complex, hospital, housing project, public transport facility). In
these instances, an in-depth analysis of social impacts is required. It should be prepared by an experienced social impact practitioner
and will usually require carefully planned community consultation.
55. Such a statement is normally required for any planning or outline applications containing 150 or more residential units, 2500sqm of
commercial floorspace or a building over 25m in height adjacent to the River Thames or 30m elsewhere in the Borough.
Regeneration statement
56. Applications may also need to be accompanied by a supporting statement of any regeneration benefits from the proposed
development including details of any new jobs that might be created or supported; the relative floorspace totals for each proposed use
(where known); any community benefits; and reference to any regeneration strategies that might lie behind or be supported by the
proposal.
57. Such a statement will normally be required in planning and outline applications for 50 or more residential units or 5000 sqm or
commercial floorspace.
IMMEDIATE DEVELOPMENT IMPACTS
Lighting assessment
58. Planning, outline or advertisement proposals involving the provision of publicly accessible developments, in the vicinity of residential
property, a listed building or a conservation area where external lighting would be provided or made necessary by the development,
should be required to be accompanied by details of external lighting and the proposed hours when the lighting would be switched on.
These details shall include a layout plan with beam orientation and a schedule of the equipment in the design. The impact of
illuminated adverts on such areas should also be assessed.
59. NOTE: Lighting in the countryside: Towards good practice (1997) (available fromcommunities.gov.uk) is a valuable guide for local
planning authorities, planners, highway engineers and members of the public. It demonstrates what can be done to lessen the effects
of external lighting, including street lighting and security lighting. The advice is applicable in towns as well as the countryside.
Daylight/sunlight assessment
60. In circumstances where there is a potential adverse impact upon the current levels of sunlight/daylight enjoyed by adjoining properties
or building(s), including associated gardens or amenity space applications may need to be accompanied by a daylight/sunlight
assessment.
61. Such a statement is normally required for any planning or outline application containing 10 or more residential units and in householder
applications where the proposed extension is greater than 4m in height or within 2m of the boundary of the application site.
62. Further guidance is provided in the BRE guidelines on daylight assessments; Site layout planning for daylight and sunlight: a guide to
good practice. BRE Report 209, 1991.
63. NOTE: Planning permission would not confer any immunity on those whose works infringe anothers property rights, and which might
be subject to action under the Rights of Light Act 1959.
Noise and vibration impact assessment
64. Planning and outline application proposals that raise issues of disturbance or are considered a noise sensitive development, in what
are considered noise sensitive areas, should be supported by a noise and vibration impact assessment prepared by a suitably qualified
acoustician. Sound insulation in residential and commercial developments need to be considered and included in the design of
proposals so that any requirements under the building regulations are taken into account.
65. The potential for noise nuisance from the cabinets relating to telecommunications apparatus should also be considered and assessed.
66. Further guidance is provided in Planning Policy Guidance note 24: Planning and Noise (September 1994).
Ventilation/extraction statement
67. Details of the position and design of ventilation and extraction equipment, including odour abatement techniques and acoustic noise
characteristics, will be required to accompany all applications for the use of premises for purposes within Use Classes A3 (Restaurants
and cafes - use for the sale of food and drink for consumption on the premises), A4 (Drinking establishments - use as a public house,
wine-bar or other drinking establishment) and A5 (Hot food takeaways - use for the sale of hot food for consumption off the premises).
This information (excluding odour abatement techniques unless specifically required) 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.
Site waste management plan
68. Proposed new development should be supported by site waste management plans of the type encouraged by the code of practice
published by the DTI in 2004 Site Waste Management Plans: guidance for construction contractors and clients. These do not require
formal approval by planning authorities, but are intended to encourage the identification of the volume and type of material to be
demolished and/or excavated, opportunities for the reuse and recovery of materials and to demonstrate how off-site disposal of waste
will be minimised and managed (proximity principle). Such plans should be supplied in relation to all planning and outline applications
for 10 or more residential units or 1000 sqm or more of commercial floorspace.
69. Government planning policy is set out in PPG10 Planning and Waste Management (September 1999).
Code of construction practice
70. Sustainable construction methods should be used in any development proposal. The Code of Construction Practice (CoCP) should be
submitted detailing exactly how the developer intends to control and reduce dust and emissions from construction sites; including dust
control measures from site haul routes, stockpiles, crushing, grinding operations etc.; vehicle emission control (off and on-road
vehicles). This should also include a submission of a schedule of all plant, non-road, and road mobile vehicles. These vehicles should
comply with the European Emissions Standards for the construction phase.
71. A risk assessment should be conducted of the site. The details of person/persons that are responsible for environmental and dust
control should be included in the CoCP. Additionally, due consideration needs to be given to construction materials and best practice
environmental standards. Refer to London Wide Code of Construction practice to produce a full-integrated construction management
and monitoring plan, including:
A broad outline of a CoCP
Phasing of scheme and programme
Hours of operation
Dust control measures on site haul routes
Processes eg cement batching
Details of vehicles entering and leaving the site, including schedule of lorry movements, site plant etc.
A risk assessment in relation to the existing environment, the scale of the activity, proximity of sensitive receptors, prevailing
meteorological conditions and seasonal conditions, length of the construction phase.
Preparation of a health and safety report, which in particular focuses on the health and safety of site workers and a contingency
plan in case of accidents, as required under the Guide for Site Investigations and Remediation.
72. Such a statement will normally be required in planning and outline applications for 50 or more residential units or more than 5000 sqm
of commercial floorspace.
WIDER DEVELOPMENT IMPACTS
Flood risk assessment
73. At the planning application stage, an appropriate Flood Risk Assessment (FRA) will be required to demonstrate how flood risk from all
sources of flooding to the development itself and flood risk to others will be managed now and in the future, taking climate change into
account. Planning applications for development proposals of 1 hectare or greater in Flood Zone 1 and all proposals for new
development located in Flood Zones 2 and 3 should be accompanied by a FRA. For major developments in Flood Zone 1, the FRA
should identify opportunities to reduce the probability and consequences of flooding. The developer in consultation with the local
planning authority should prepare the FRA.
74. Planning Policy Statement 25: Development and Flood Risk (December 2006) provides comprehensive guidance for both local
planning authorities and applicants in relation to the undertaking of flood risk assessments and the responsibilities for controlling
development where it may be directly affected by flooding or affect flooding elsewhere.
75. Flood risk maps can be found on the Environment Agencies web site (environment-agency.gov.uk) and further information on floor risk
issues can be found at pipernetworking.com/floodrisk/index.html.
Aviation impact assessment
76. Developments in the London City Airport corridor or sites that are located in areas identified as being sensitive to aviation must
demonstrate that any potential impacts have been properly identified and assessed, during both the construction and the operational
phases.
77. This type of assessment would be normally be required on applications for building 30m or higher or applications that involve the
erection of wind turbine equipment on roofs of buildings.
TV & radio-reception impact assessment
78. Applications for buildings over 15m in height will need to assess what impact they may have on TV & radio-reception and set out
measures to mitigate those impacts.
Microclimate: wind assessment
79. Where tall buildings of 15m in height or more are proposed, impacts must be assessed through wind tunnel modelling.
Transport assessment
80. Planning Policy Guidance 13 Transport (March 2001) advises that a Transport Assessment (TA) should be submitted as part of any
planning application where the proposed development has significant transport implications.
81. The coverage and detail of the TA should reflect the scale of the development and the extent of the transport implications of the
proposal. For smaller schemes, the TA should simply outline the transport aspects of the application, while for major proposals, the TA
should illustrate accessibility to the site by all modes of transport, and the likely modal split of journeys to and from the site. It should
also give details of proposed measures to improve access by public transport, walking and cycling, to reduce the need for parking
associated with the proposal, and to mitigate transport impacts. TAs will be expected for all major applications of 10 or more
residential units or 1000 sqm or more of commercial floorspace.
82. Further guidance can be found in Guidance on Transport Assessment, published by the Department for Transport (March 2007).
Air quality assessment
83. Where:
The development is proposed inside or adjacent to an air quality management area (AQMA),
The development could in itself result in the designation of an AQMA or;
The grant of planning permission would conflict with, or render unworkable, elements of a local authoritys air quality action plan;
applications should be supported by such information as is necessary to allow a full consideration of the impact of the proposal on the
air quality of the area.
84. Such a statement is normally required for any planning or outline application containing 50 or more residential units or 5000sqm of
office or retail accommodation.
85. Further advice is available in Planning Policy Statement 23: Planning and Pollution Control (November 2004).

Appendix E Guidance on the supporting information should include in applications for extension of time application

1. Supporting Information needs to be provided re-examining the original proposal in light of any policy changes in the development plan
since original approval. This document needs to re-consider Local, London and National policy documents and guidance that have
changed since the original approval. The document should also consider whether there has been any other material changes in
circumstances i.e. other approved schemes adjacent or extension of conservation area boundaries.
2. A Draft deed of variation should be provided if previously approved scheme had a s106 attached to it.

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