(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
(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.
(NC) 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) 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) 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) 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 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) 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) 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