(LC) Affordable Housing statement
Where local 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 for example, 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.
Condition / Trigger
Policy Requirement
National Planning Policy Framework (February 2019) Section 5. BDLP 2011-2029 Policy CN1 and Affordable Housing SPD.
(LC) Air quality assessment
Where the development is proposed inside, or 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 a local authority's 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. Where AQMAs cover regeneration areas, developers should provide an air quality assessment as part of their planning application. Further advice is available in the National Planning Policy Framework (February 2019) Section 15.
Condition / Trigger
All development within, or affecting any air quality management area (AQMA) within the Borough.
An air quality assessment may also be required in cases where a designated AQMA does not apply but in relation to risk posed by bio-aerosols from composting activities. Applications for composting activities should be made to Hampshire County Council.
For further information on AQMA within Basingstoke and Deane Borough Council area contact the Environment Health Team email EHPlanningConsultations@basingstoke.gov.uk
For development that could create significant impact and result in the creation of an AQMA, it is advisable to seek information from the Environment Health Team email - EHPlanningConsultations@basingstoke.gov.uk
Policy Requirement
National Planning Policy Framework (February 2019) Section 15 and BDLP 2011-2029 Policy EM12
(NM) Biodiversity Net Gain Statement
A statement is required as to whether the applicant believes that planning permission, if granted, would be subject to the biodiversity gain condition. Where the development is subject to the Biodiversity Gain Condition the statement should contain the following:
- the pre-development biodiversity value of the onsite habitat on the date of application (or an earlier date) including the completed metric calculation tool used showing the calculations, the publication date and version of the biodiversity metric used to calculate that value;
- where the applicant wishes to use an earlier date, the proposed earlier date and the reasons for proposing that date;
- a statement confirming whether the biodiversity value of the onsite habitat is lower on the date of application (or an earlier date) because of the carrying on of activities (‘degradation’) in which case the value is to be taken as immediately before the carrying on of the activities, and if degradation has taken place supporting evidence of this;
- a description of any irreplaceable habitat (as set out in column 1 of the Schedule to the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations [2024]) on the land to which the application relates, that exists on the date of application, (or an earlier date); and
- a plan, drawn to an identified scale which must show the direction of North, showing onsite habitat existing on the date of application (or and earlier date), including any irreplaceable habitat
Where you consider that the development would not be subject to the general biodiversity gain condition a statement must be provided setting out why you believe this is the case.
Condition / Trigger
Required for:
Major applications:
- Residential development of10 or more dwellings or site area 0.5 hectares or more; for non residential development buildings of 1,000 square metres or more; or development carried out on a site having an area of 1 hectare or more
Small Developments:
- residential development where the number of dwellings is between 1 and 9 on a site of an area 1 hectare or less, or if the number of dwellings is unknown, the site area is less than 0.5 hectares
- commercial development where floor space created is less than 1,000 square metres or total site area is less than 1 hectare
- development that is not the winning and working of minerals or the use of land for mineral-working deposits
- development that is not waste development.
(LC) Biodiversity survey and report
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 will have an impact on biodiversity, then appropriate information to support those proposals will be needed. Information will also be needed detailing how an overall net gain in biodiversity will be provided, in line with the requirement of the National Planning Policy Framework (February 2019).
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 of Habitats and Species Regulations 2010 or the Protection of Badgers Act 1992, and any species listed in Section 41 of the Natural Environment and Rural Communities (NERC) Act 2006.
Applications for development that are likely to affect areas designated for their biodiversity interests will to need to include assessments of impacts and proposals for appropriate mitigation and/or compensation that may include long term maintenance and management. This information might form part of an Environmental Statement, where one is necessary.
Certain proposals which include work such as the demolition of older buildings* or modification of roof spaces*, removal of trees, scrub, hedgerows or alterations to water courses may affect protected species and will need to provide information to identify potential impacts on them and propose appropriate mitigation and/or compensation.
Government planning policies for biodiversity are set out in the National Planning Policy Framework (February 2019) Section 15. Further advice is available in Government Circular: Biodiversity and Geological Conservation – Statutory obligations and their impact within the planning system (ODPM Circular 06/2005, Defra Circular 01/2005) and Planning for Biodiversity and Geological Conservation: A Guide to Good Practice (ODPM March 2006).
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.
Further information on biodiversity priorities for the borough can be found in the Hampshire Biodiversity Action Plan (BAP) and the borough council’s Natural Environment Strategy – Living Landscapes
All ecological survey and impact assessment work should be undertaken by a suitably qualified ecologist. Ecological surveys should include relevant species, habitat and designated sites information from the Hampshire Biodiversity Information Centre (HBIC). Ecological surveys and impact assessments should follow the Chartered Institute of Ecology and Environmental Management (CIEEM) and other appropriate best practice guidance. Information on where to find a suitably qualified ecological consultant can be found on the Chartered Institute of Ecology and Environmental Management’s (CIEEM) website.
Condition / Trigger
Any development likely to affect a local, national or European designated site, or likely to impact on a designated protected species.
This includes proposals for:
- demolition of older buildings*,
- alterations to roof spaces*,
- conversion or alteration to barns*,
- the removal of, or would affect, trees, scrub, hedgerows, ponds
- alterations to water courses
In these cases, the application will not be registered until a biodiversity survey and report is submitted or information to demonstrate that designated protected species or habitats would not be affected. (This could be by the completion of a biodiversity checklist and suitable supporting information.) Where impacts are likely, information on the likely impacts and appropriate mitigation and/or proposals will be required.
* Bats and buildings guidance - read about bats and historic buildings
Visit Biodiversity Checklist for further details.
Policy Requirement
National Planning Policy Framework (February 2019) Section 15
Circular 06/2005 Biodiversity and Geological Conservation - Statutory Obligations and their Impact within the Planning System.
Landscape, Biodiversity and Trees SPD.
BDLP 2011-2029 Policies EM1 and EM4
BDBC Natural Environment Strategy – ‘Living Landscapes’.
BDBC Green Infrastructure Strategy.
Natural Environment and Rural Communities (NERC) Act 2006
(LC) Daylight / Sunlight:
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 then applications may also need to be accompanied by a daylight/sunlight assessment. Further guidance is provided in, for example, BRE guidelines on daylight assessments. (Local authorities may need to explain to applicants that planning permission would not confer any immunity on those whose works infringe another's property rights, and which might be subject to action under the Rights of Light Act 1959.)
Consideration should be given to the height of the proposed building, the design and orientation of the existing and proposed buildings and changes in ground level.
Condition / Trigger
An assessment will be required if the proposed development involves the construction of buildings higher than 4 metres within 2 metres of the common boundary with any neighbouring residential property unless, given the orientation and relationship with the neighbouring property(s), there would be no impact.
Policy Requirement
BDLP 2011-2029 Policy EM10.
(NM) Design and Access Statement
Required if:
- Major application (except applications which are solely for engineering or mining operations, a material change of use of land or buildings, or variation of condition application)
- Applications of one or more dwellinghouses in a conservation area
- Applications consisting of the provision of a building or buildings where the floorspace created by the development is 100 square metres or more in a conservation area
- All applications for listed building consent
(LC) Economic Statement
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 both during construction and once the development is completed; how the creation of new jobs will support training and skills development (in accordance with the aims of the National Skills Academy) both during construction and once the development is complete; 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.
Condition / Trigger
Required where:
- the development would create new jobs and/or where there are regeneration benefits to be made from the proposal
- developments that have a net increase in floorspace of more than 1000sq metres or developments on sites of more than 1 hectare
- development which seek to reuse employment land safeguarded by BDLP 2011-2029 Policies EP1 and EP2
Policy Requirement
National Planning Policy Framework (February 2019) Sections 6 and 7, BDLP 2011-2029 Policies EP1 and EP2.
The Council has also published an economic land review as part of the evidence base for the Local Development Framework.
(LC) Environmental Statement
The Town and Country Planning (Environmental Impact Assessment) Regulations 2017, set out the circumstances in which an Environmental Impact Assessment (EIA) is required. EIA may obviate the need for other more specific assessments.
Where an EIA is required, Schedule 4 to the regulations sets out the information that should be included in an Environmental Statement. The information in the Environmental Statement has to be taken into consideration when the local planning authority decides whether to grant planning consent. It may be helpful for a developer to request a 'screening opinion' (i.e. to determine whether EIA is required) from the local planning authority before submitting a planning application. In cases, where a full EIA is not required, the local planning authority may still require environmental information to be provided.
Condition / Trigger
Required for all Schedule 1 and some Schedule 2 projects as defined by the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. To be provided in the form set out in Schedule 4.
If an EIA is not required the Basingstoke and Deane Borough Council may still require environmental information to be provided.
Policy Requirement
Town and Country Planning (Environmental Impact Assessment) Regulations 2017.
(NM) Fire Statement
Fire statements must be submitted on a form published by the Secretary of State (or a form to similar effect) contain the particulars specified or referred to in the form, which includes information about:
- 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;
Exemptions:
- Where the application is for a material change in use of a relevant building and the material change of use would result in the building no longer being a relevant building;
- The application is for a material change in use of land or buildings within the curtilage of a relevant building and the material change of use would not result in the provision of one or more relevant buildings
Condition / Trigger
An application for planning permission for development which involves:
- The provision of one or more relevant buildings, or
- Development of an existing relevant building; or
- Development within the curtilage of a relevant building
Relevant buildings are defined as containing two or more dwellings or educational accommodation and meet the height condition of 18metres or more in height, or 7 or more storeys.
(LC) Flood Risk Assessment
The Flood Risk Assessment (FRA) should identify and assess the risks of all forms of flooding to and from the development and demonstrate how these flood risks will be managed, taking climate change into account. The FRA should identify opportunities to reduce the probability and consequences of flooding. The FRA should include the design of surface water management systems including Sustainable Drainage Systems (SUDs) and address the requirement for safe access to and from the development in areas at risk of flooding.
The FRA should be prepared by an applicant in consultation with the local planning authority with reference to their published local development documents and any Strategic Flood Risk Assessment.
The FRA should form part of an Environmental Statement when one is required by the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.
Condition / Trigger
A Flood Risk Assessment (FRA) will be required for:
- development proposals of 1 hectare or greater in Flood Zone 1
- all proposals for new development (including minor development and change of use) located in Flood Zones 2 and 3 as designated by the Environment Agency.
- sites that have a record of localised or groundwater flooding from the SFRA
- sites in critical drainage areas and upstream of critical drainage areas
To find out if the site of the proposed development is within Flood Zone 1, 2 or 3 please use the interactive map. Please note that any site not within Flood Zone 2 and 3 is within Flood Zone 1.
The requirement for the completion of a Flood Risk Assessment (FRA) is clearly set out in the National Planning Policy Framework (February 2019) Section 14. However, even where an FRA is not required, the Council's Strategic Flood Risk Assessment has identified that in certain locations further information on managing additional surface water from increased ‘hard’ development should be encouraged. It is likely that when a development (to include a householder extension) which is in a critical drainage area creates a non porous surface above a threshold of 25 square metres, an online assessment will need to be completed which would provide guidance to the developer on how the additional hard surfacing could be mitigated against – this could be by a simple approach, for example to increase the number of water butts serving the property or use of permeable paving. The proposed solution would always be proportionate to the size of the development proposed. Only large scale developments (for example 10 or more dwellings or over 1 hectare in size) may require a formal FRA to be submitted.
In addition, the guidance will be updated to ensure that where required, a sequential test is submitted (this would mainly concern development within Flood Zone 2 and 3). Policy Requirement
National Planning Policy Framework (February 2019) Section 14 and BDLP 2011-2029 Policy EM7.
(LC) Foul sewage and utilities assessment.
It is possible that the right to connect storm water to foul sewers in areas where there are no storm drains may be withdrawn by amendment to section 106 of the Water Industry Act 1991.
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 foul drainage arrangements will also need to be provided. This will include a location plan, cross sections/elevations and specification. Drainage details that will achieve Building Regulations Approval will be required. If connection to any of the above requires crossing land that is not in the applicant’s ownership, other than on a public highway, then notice may need to be served on the owners of that land.
An application should indicate how the development connects to existing utility infrastructure systems. Most new development requires connection to existing utility services, including electricity and gas supplies, telecommunications and water supply, and also needs connection to foul and surface water drainage and disposal Two planning issues arise; firstly, whether the existing services and infrastructure have sufficient capacity to accommodate the supply/service demands which would arise from the completed development, and secondly, whether the provision of services on site would give rise to any environmental impacts, for example, excavations in the vicinity of trees or archaeological remains.
The applicant should demonstrate:
- that, following consultation with the service provider, 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;
- where the development impinges on existing infrastructure the provisions for relocating or protecting that infrastructure have been agreed with the service provider.
All new buildings need separate connections to foul and storm water sewers. If an application proposes to connect a development to the existing drainage system then details of the existing system should be shown on the application drawing(s). It should be noted that in most circumstances surface water is not permitted to be connected to the public foul sewers.
Where the development involves the disposal of trade waste or the disposal of foul sewage effluent other than to the public sewer, then a fuller foul drainage assessment will be required including details of the method of storage, treatment and disposal. A foul drainage assessment should include a full assessment of the site, its location and suitability for storing, transporting and treating sewage. Where connection to the mains sewer is not practical, then the foul/non-mains drainage assessment will be required to demonstrate why the development cannot connect to the public mains sewer system and show that the alternative means of disposal are satisfactory. Guidance on what should be included in a non-mains drainage assessment is given in Building Regulations Approved Document Part H and in BS6297.
Condition / Trigger
Required for:
- all new housing applications.
- all applications in areas where existing sewage flooding takes place
- all applications that involve the disposal of trade waste or the disposal of foul sewerage effluent other than to the public sewer (such as the use of septic tanks, package treatment plants or cesspools). In these cases a fuller foul drainage assessment will be required including details of method of storage, treatment and disposal.
Policy Requirement
Building Regulations Approved Document Part H and in BS6297.
BDLP 2011-2029 Policy CN6
(LC) Heritage statement (including Historical, archaeological features and Scheduled Monuments)
The scope and degree of detail necessary in a Heritage Statement will vary according to the 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. The following is a guide to the sort of information that may be required for different types of application.
For applications for listed building consent, a written statement that includes 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 and their impact on the special character f the listed building or structure, its setting and the setting of adjacent listed buildings may be required. A structural survey may be required in support of an application for listed building consent.
For applications for conservation area consent, a written statement that includes a structural survey, an analysis of the character and appearance of the building/ structure, the principles of and justification for the proposed demolition and its impact on the special character of the area may be required.
For applications either related to or impacting on the setting of heritage assets a written statement that includes 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 and an analysis of the significance of archaeology, history and character of the building/structure, the principles of and justification for the proposed works and their impact on the special character of the listed building or structure, its setting and the setting of adjacent listed buildings may be required.
For 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.
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.
For heritage assets and information related to archaeology, advice is provided in the National Planning Policy Framework (February 2019) Section 16.
Condition / Trigger
Where archaeological or historical features or remains may be affected.
Policy Requirement
National Planning Policy Framework (February 2019) Section 16 and BDLP 2011-2029 Policy EM11.
Heritage SPD
(LC) Land Contamination
Applications may also need to be accompanied by a land contamination assessment which should include an extended assessment of contamination in line with the National Planning Policy Framework (February 2019) Section 15. Sufficient information should be required to determine the existence or otherwise of contamination, its nature and the risks it may pose and whether these can be satisfactorily reduced to an acceptable level. 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.
A wide range of industries may historically have contaminated, or have the potential to contaminate the land they are sited upon (and neighbouring land) - The DOE Industry Profiles give further details
Examples of potentially contaminating uses of land and situations where land may be affected by contamination:
- smelters, foundries, steel works, metal processing and finishing works
- coal and mineral mining and processing, both deep mines and opencast
- heavy engineering and engineering works, e.g. car manufacture, shipbuilding
- military/defence related activities
- electrical and electronic equipment manufacture and repair
- gasworks, coal carbonisation plants, power stations
- oil refineries, petroleum storage and distribution sites
- manufacture and use of asbestos, cement, lime and gypsum
- manufacture of organic and inorganic chemicals, including pesticides, acids/alkalis, pharmaceuticals, solvents, paints, detergents and cosmetics
- rubber industry, including tyre manufacture
- munitions and explosives production, testing and storage sites
- glass making and ceramics manufacture
- textile industry, including tanning and dyestuffs
- paper and pulp manufacture, printing works and photographic processing
- timber treatment
- food processing industry and catering establishments
- railway depots, garages, road haulage depots, airports
- landfill, storage and incineration of waste
- sewage works, farms, stables and kennels
- abattoirs, animal waste processing and burial of diseased livestock
- scrap yards
- dry cleaning premises
- all types of laboratories
Other uses and types of land that might be contaminated include
- radioactive substances used in industrial activities not mentioned above - e.g. gas mantle production, luminising works
- burial sites and graveyards
- agriculture - excessive use or spills of pesticides, herbicides, fungicides, sewage sludge and farm waste disposal
- naturally-occurring radioactivity, including radon
- naturally-occurring elevated concentrations of metals and other substances
- methane and carbon dioxide production and emissions in coal mining areas, wetlands, peat moors or former wetlands
Condition / Trigger
Development on:
- land which is known to be contaminated
- land where contamination is suspected for all or part of the site
Development for:
- A proposed use that would be particularly vulnerable to the presence of contamination for example
-
- housing with gardens
- schools and nurseries
- allotments
Or within 250 metres of a currently licensed or historic landfill site.
Policy Requirement
National Planning Policy Framework (February 2019) Section 15 and BDLP 2011-2029 Policy EM12.
(LC) Landscaping details
Applications may 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.
Visit Landscaping and rural guidance for further details.
Condition / Trigger
For all full planning and outline applications and reserved matters where landscaping has not already been approved. Proposals to include details of proposals, long term maintenance and landscape management.
For householder development where existing trees, hedges and other landscape features will be affected by the proposals and landscaping needs to be considered as an integral part of the development.
Where there will be changes to the existing levels of the site, details of existing and proposed levels will be required to show the impact of the development on the landscape. Proposals affecting trees and the wider landscape should include reference to the following guidance: Landscaping and rural guidance
Policy Requirement
(LC) Lighting Assessment
Proposals involving the provision of publicly accessible developments, in the vicinity of residential property, a listed building or a conservation area, or open countryside, 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 Institute of Lighting Engineers ‘Guidance Notes for the Reduction of Obtrusive Light’ – 2005 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. Condition / Trigger
Where significant external lighting is proposed, for example flood lighting, lit areas of car parking, new street lighting.
Policy Requirement
National Planning Policy Framework (February 2019) Section 15, BDLP 2011-2029 Policies EM1 and EM10 and Guidance Notes for the Reduction of Obtrusive Light – British Institute of Lighting Engineers 2005.
(LC) Noise assessment
Applications for developments that raise issues of disturbance by noise to the occupants of nearby existing buildings, and for developments that are considered to be noise sensitive and which are close to existing sources of noise should be supported by a noise assessment prepared by a suitably qualified acoustician. Further guidance is provided in the National Planning Policy Framework (February 2019) Section 15.
Condition / Trigger
Noisy uses, including all B2 applications
Noise sensitive developments, for example housing located near to a source of noise, such as motorway, industrial site.
Policy Requirement
National Planning Policy Framework (February 2019) Section 15 and BDLP 2011-2029 Policy EM12.
(LC) Open Space Assessment
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. Planning consent is not normally given for development of existing open spaces which local communities need.
However, in the absence of a robust and up-to-date assessment by a 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. Any such evidence should accompany the planning application. National planning policy is set out in the National Planning Policy Framework (February 2019) Section 8.
Condition / Trigger
Any development involving loss of existing public or private open space.
Policy Requirement
(LC) Parking Provision
Applications may be required to provide details of existing and proposed parking provision. These details could also be shown on a site layout plan.
Condition / Trigger
Required where the proposal requires an increase in the demand for parking or cycle provision. Visit parking standards for further information.
Policy Requirement
BDLP 2011-2029 Policy EM10 and Parking Standards Supplementary Planning Guidance.
Information on parking should include a summary breakdown of the parking on the site and include details of the number of allocated and unallocated spaces. The overall number of unallocated spaces should be given as a percentage of the total number of parking spaces in order to establish parking levels in accordance with the SPG on borough-wide residential parking standards.
(LC) Photographs and Photomontages
These provide useful background information and can help to show how large developments can be satisfactorily integrated within the street scene. Photographs should be provided if the proposal involves the demolition of an existing building or development affecting a conservation area or a listed building.
Condition / Trigger
Required for any heritage related application. Otherwise strongly encouraged as part of Design and Access statement.
Policy Requirement
Planning Practice Guidance and BDLP 2011-2029 Policy EM11.
(LC) Planning Obligations Draft Head(s) of terms
Planning obligations (or “section 106 agreements”1) are private 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.
Further advice on planning obligations is available in the National Planning Policy Framework (February 2019) paragraphs 54-57, section 106 of the Town and Country Planning Act 2010 and The Community Infrastructure Levy Regulations 2010 and The Community Infrastructure Levy (Amendment) Regulations 2011 and a model section 106 agreement is available on the Communities and Local Government website.
Condition / Trigger
Where the development requires an on site or off site planning obligation.
A planning obligation or a statement as to why a contribution is not necessary is required for:
- any net increase in residential dwellings or
- for additional non domestic commercial floor space.
Should applications fall within the above thresholds Basingstoke & Deane Borough Council requires:
- a statement setting out why contributions are not required for the development or
- the submission of the Heads of Terms for the proposed agreement, or
- a completed Unilateral Agreement
Policy Requirement
National Planning Policy Framework (February 2019) paragraphs 54-57, section 106 of the Town and Country Planning Act 2010, The Community Infrastructure Levy Regulations 2010 and the Community Infrastructure Levy (Amendment) Regulations 2011, BDLP 2011-2029 Policies CN1 and CN6, Planning Obligations for Infrastructure SPD
(LC) Planning Statement
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. It may also include details of consultations with the local planning authority and wider community/statutory consultees undertaken prior to submission. Alternatively, a separate statement on community involvement may also be appropriate.
Planning Statement - 'Major' Planning Applications
For major planning applications for new residential development details are required of the proposed provision for new pedestrian routes and access opportunities for residents, both within the proposed development and to form linkages to the wider path network beyond the application site. This information is required to ensure that new major residential developments create an attractive environment for walking as a sustainable means of transportation and for the promotion of walking for health and wellbeing as part of a sustainable community.
Planning Statement - Crime Prevention through Environmental Design
Through the planning system planning authorities and the police are working in partnership to ensure current crime prevention initiatives are incorporated in new built and refurbished properties. With developers cooperation crime and the fear of crime for those living, working or visiting the site can be reduced. Applicants whose development is more than 10 dwellings or industrial sites over 1500m2 should make comment on these issues using the form: Crime Prevention
Planning Statement - Construction Statement
Explanation: A Construction Statement is required to demonstrate how the proposed development has been designed to incorporate renewable energy and the impacts of climate change to achieve a BREEAM 'very good' standard in order to comply with BDLP 2011-2029 Policies EM8, EM9 and EM10. When determining applications, this authority will consider how the development has maximised the potential sustainability measures in line with those policies.
For further information on Construction Statements:
Condition/Trigger:
In relation to Water Consumption a Construction Statement is required for:
a) New homes (including replacement dwellings) meet a water efficiency standard of 110 litres or less per person per day;
b) New non-residential development of 1000sqm gross floor area or more meet the BREEAM ‘excellent’ standards for water consumption.
Policy Requirement:
BDLP 2011-2029 Policies EM8, EM9 and EM10.
Planning Statement - Proposals to sub divide dwellings or the change of use to a dwelling in multiple occupancy:
The council has produced guidance to inform such developments. Visit Design and Sustainability SPD (Section 8) for further details. Developments that create an additional dwelling may require a Planning Obligation Agreement.
Planning Statement - Proposals outside of Basingstoke Town:
Certain parts of the borough have a village design statement. These documents seek to guide development and define local distinctiveness. Planning applications within these areas should take account of the relevant documents:
Design and Sustainability SPD (Appendix 1 - Village Design Statements)
Planning Statement - Proposals for one or more dwellings:
The following Design, Supplementary Planning Guidance and Supplementary Planning Documents should be referred to in your Planning Statement:
Planning Statement - Farm Diversification and reuse of agricultural buildings:
The council has produced guidance to encourage appropriate diversification for the reuse of farm buildings. Reference to this guidance should be made in your Planning Statement. Heritage SPD (Appendix A). Condition / Trigger
Required for:
- farm diversification proposals
- proposals for reuse of agricultural buildings
Policy Requirement
Policies of the BDLP 2011-2029 and relevant Supplementary Planning Documents.
(LC) Statement of Community Involvement
Applications may need to be supported by a statement setting out how the applicant has complied with the requirements for pre-application consultation set out in the local planning authority’s adopted statement of community involvement and demonstrating that the views of the local community have been sought and taken into account in the formulation of development proposals.
For further details go to Statement of Community Involvement.
Condition / Trigger
Required for all major applications to show how the developer has complied with the requirements for pre-application consultation as set out in the adopted Statement of Community Involvement. Statement of Community Involvement.
Policy Requirement
BDBC Statement of Community Involvement. Pre-application advice guidance notes.
National Planning Policy Framework (February 2019) paragraphs 39-46.
(LC) Structural survey
A structural survey may be required in support of an application if the proposal involves substantial demolition, for example, barn conversion applications.
Condition / Trigger
Required for re-use or conversion of agricultural buildings for residential or commercial use or if structural work is included with a listed building application.
Policy Requirement
(LC) Telecommunication Development supplementary information
Planning applications for mast and antenna development by mobile phone network operators in England should be accompanied by a range of supplementary information including the area of search, details of any consultation undertaken, details of the proposed structure, and technical justification and information about the proposed development.
Planning applications should also be accompanied by a signed declaration that the equipment and installation has been designed to be in full compliance with the requirements of the radio frequency (RF) public exposure guidelines of the International Commission on Non-Ionizing Radiation Protection (ICNIRP). Further guidance on the information that may be required is set out in the Code of best practice on mobile network development in England (2016).
Condition / Trigger
Required for all telecommunications applications and prior notifications where the following is required:
1. A signed declaration that the equipment and installation fully complies with the ICNIRP requirements Site type (micro or macro)
2. Confirmation as to whether the Council's mast register and/or the industry site database has been checked for suitable sites
3. Details of annual rollout and pre application discussions with the Council
4. Details of all consultations carried out and copies of all written comments
5. Details of any consultations carried out with a particular school or further education college if relevant
6. Details of any consultation carried out with the CAA/Secretary of State for Defence/Aerodrome operator if relevant
7. Area of search
8. Details of the proposed structure including the type of structure and its dimensions, height of existing building and details of the size of equipment housing and materials
9. A map showing the relationship of the application site to schools and other telecommunication equipment in the vicinity
10. A statement explaining the reasons for the choice of the design
11. Technical information including the frequency, modulation characteristics, power output and the height of the proposed antenna
12. Technical justification - details about the purpose of the site and why the particular development is required
13. Details of alternative sites rejected with a justification for rejecting them: This should include existing masts, structures and other buildings within the search area
14. An explanation if no alternatives considered
15. Visual impact assessment where relevant
16. Acoustic report where relevant
17. Any other relevant additional information.
For prior approvals the following information is required:
1. A signed declaration that the equipment and installation fully complies with the ICNIRP requirements Site type (micro or macro).
2. Area of search
3. Details of the proposed structure including the type of structure and its dimensions, height of existing building and details of the size of equipment housing and materials
4. A map showing the relationship of the application site to schools and other telecommunication equipment in the vicinity
5. A statement explaining the reasons for the choice of the design
6. Technical information including the frequency, modulation characteristics, power output and the height of the proposed antenna
7. Technical justification - details about the purpose of the site and why the particular development is required
8. Details of alternative sites rejected with a justification for rejecting them: This should include existing masts, structures and other buildings within the search area
9. An explanation if no alternatives considered
10. Visual impact assessment where relevant
Policy Requirement
National Planning Policy Framework (February 2019) Section 10, Town and Country Planning General Permitted Development Order Schedule 2 Part 16. Code of best practice on mobile network development in England (2016).
(LC) Town Centre uses - Evidence to accompany applications.
The objective is to ensure sustainable economic development and promote the vitality and viability of town and other centres as important places for communities with the focus of new economic growth and development of main town centre uses to be focused in existing centres. More information can be found in The National Planning Policy Framework (February 2019) Section 7 and the National Planning Practice Guidance (section titled ‘Ensuring the vitality of town centres – ID 2b).
Condition / Trigger
Where the proposal is a 'main town use' to include the provision of additional floorspace, where internal alterations require planning permission and where applications to vary or remove conditions changing the range of goods available the following will need to be provided:
- Where the proposed development is not in an existing centre and not in accordance with an up to date local plan, the following will be required:
(i) An impact assessment for retail, office and leisure proposals with a floor area greater than 250sq metres (gross) will be required;
(ii) A sequential test, except for small scale rural offices or other small scale rural development
Policy Requirement
National Planning Policy Framework (February 2019) Section 7, the National Planning Practice Guidance (section titled ‘Ensuring the vitality of town centres), BDLP 2011-2029 Policy EP3.
(LC) Transport Assessment
The National Planning Policy Framework (February 2019) Section 9 advises that ‘All developments that will generate significant amounts of movements should be required to provide a travel plan, and the application should be supported by a transport statement or transport assessment so that the likely impacts of the proposal can be assessed.’ See Annex 2 Glossary for definitions of a Transport Assessment and a Transport Statement.
Further guidance can be found in the Planning Practice Guidance – Travel Plans, Transport Assessments and Statements.
Condition / Trigger
Required where proposal would lead to significant transport implications.
Policy Requirement
National Planning Policy Framework (February 2019) Section 9. Planning Practice Guidance – Travel Plans, Transport Assessments and Statements. BDLP 2011-2029 Policy CN9.
(LC) Travel Plan
The National Planning Policy Framework (February 2019) Section 9 advises that ‘All developments that will generate significant amounts of movements should be required to provide a Travel Plan.’ ’ See Annex 2 Glossary for definitions of a Travel Plan.
Further guidance can be found in the Planning Practice Guidance – Travel Plans, Transport Assessments and Statements.
Condition / Trigger
Required where proposal would lead to significant transport implications.
Policy Requirement
Planning Policy Framework (February 2019) Section 9, National Planning Practice Guidance – travel plans, transport assessments and statements and BDLP 2011-2029 Policy CN9.
(LC) Tree Survey/Arboricultural Implications.
You may find it helpful to complete the supporting information form which can be downloaded above. This will help to ensure that we have all the necessary information required to process your application quickly and efficiently."
Condition / Trigger
Required for all applications where trees or hedgerows are proposed to be lost or would be affected by the development. Proposals affecting trees and the wider landscape should include reference to the following guidance: Tree Policy document
Policy Requirement
(LC) Ventilation/extraction
Details will be required of the position and design of ventilation and extraction equipment, including odour abatement techniques and acoustic noise characteristics.
Condition / Trigger
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),
· A5 (Hot food takeaways - use for the sale of hot food for consumption off the premises),
· B1 (general business)
· B2 (general industrial).
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.
Policy Requirement
BDLP 2011-2029 Policy EM12