by a Design and Access Statement. In particular, such a statement should address: the special architectural or historic interest of the building the particular physical features of the building that justify its designation as a listed building the building’s setting Landscaping - treatment and function of private and public spaces hard and soft landscaping and SuDS/water management features. Access - access to the development to ensure equal; and convenient access to buildings and spaces and the public transport network, and access for emergency services where relevant A Design and Access Statement should be fit for purposes referring to all matters outlined in Article 8 of the Development Management Procedure Order. Failure to address these matters would render the application invalid. The Design and Access Statement can also consider the impact on residential amenity (neighbours and future residents) as this is likely to have informed the design and layout of the proposal. The statement can also explain how feedback from any local or regional design reviews has been incorporated into the proposal. It is also helpful if this assessment also explains how the applicant has designed out crime having regard to Secure by Design standards and principles. [B] Local Validation List The following are local validation requirements required by the Babergh and Mid Suffolk District Councils. This is the ‘master list’. If your application is a householder application e.g. an extension, please see our simplified Householder Submission Guide and supporting householder checklist which will be of assistance in understanding the requirements for such applications. The requirements below predominantly relate to full and reserved matters applications. A list of likely requirements for notifications, prior approvals, lawful development certificate and listed building consents (other applications) are listed in Appendix 1. Please note that applications should be submitted with a covering letter listing all documents that have been submitted. Where items on the list have been included in another document rather than being submitted as a standalone document, this should be made clear in the covering letter. The letter should aid the navigation of officers, consultees and the public around the application.
Levels – site sections and ground levels (existing and proposed) and slab/finished floor levels 3D/Axonometric Drawings Phasing Plans Procedure) (England) order 2010 Article 6, Town and Country Planning (Development Management Procedure) (England) order 2010 Article 6, Town and Country Planning (Development Management Procedure) (England) order 2010 Article 6, Town and Country Planning (Development Management Procedure) (England) order 2010 All proposals where there is a change in levels which would have a material effect in the locality. All full major applications for residential development and reserved matters applications relating to design scale and layout where the planning case officer believes it is necessary to see the proposal, or an aspect of the proposal, in three dimensions. Larger major applications where the development is to be built out in phases rather than in one go or where the development is mixed use or includes community benefits. It is recommended that this is discussed with the Local Planning Authority prior to submission. with the scale annotated. Drawings should be numbered in a clear and logical way. Applicants are advised to refer to the Suffolk Advisory Parking Standards (as may be amended). Changes in levels can be shown on the elevations where appropriate. Spot levels can also be shown on the Block Plan, including roof heights. This drawing would accurately show the proposed development in three dimensions. An Axonometric Drawings drawing is an important tool in demonstrating that the development would work as a place and is of an acceptable design that is both attractive and will function as a place. The phasing of a development will have an important bearing on the proposal’s acceptability and should be outlined in the application. Water Management Plans Article 6, Town and Country Planning (Development Management Procedure) (England) order 2010 and Suffolk Local Flood Risk Management Strategy Generally Major developments, but also where water management is a critical element in the delivery of a successful development taking account of flood risk and sustainability. It is important that site layouts take account of all aspects of a development at an early stage and that the need for water management is considered at the outset of proposals so that sufficient land areas are identified and the topography / land form is considered as part of proposed layouts. Plans should identify areas set aside for SuDS and other water management features and where appropriate routes through the site for over ground water flow paths for exceedance events (where capacity I
Removal – Supporting Statement should also be had to the tests for a planning Condition in Circular 11/95. Amenity Curtilage Extension – Supporting Statement LV06 Policy CR10 of the Babergh Local Plan Alteration 2 (2006) MS CS Policy CS2 All applications in either district seeking the extension of a residential garden in the countryside (i.e. outside of a defined settlement) In Babergh, the statement should demonstrate how the proposal adheres with the criteria listed in Policy CR10 of the Babergh Local Plan Alteration 2 (2006). In MSDC the statement should address criteria in Policy CS2 of the Core Strategy. A landscape assessment is likely to be required to considered the impacts on the countryside (see further details below) Babergh Local Plan Alteration 2 (2006) Air Quality Assessment LV07 NPPF, Para 124 Development Policies, policy DP1 Air Quality Management Areas SPD MS LP policy H16 MS CS policy CS4 See Suffolk Authorities Supplementary Guidance Air Quality Management and New Development (2011) Assessments should detail: Assessment methodology; Significance appraisal; Mitigation measures. Contact Environmental Protection on 01473 826622 for further information. Planning Guidance Note on Air Quality Air Quality Action Plan National Planning Policy Framework Development Policies Annexe Accommodation – Supporting Statement LV08 Policy HS35 of the Babergh Local Plan Alteration 2 (2006) All applications in both districts seeking to create residential annex accommodation, including staff accommodation. In Babergh, the statement should demonstrate how the proposal adheres with the criteria listed in Policy HS35 of the Babergh Local Plan Alteration 2 (2006), in MSDC the Babergh Local Plan Alteration 2 (2006)
MS LP Policies H7, H16, H18 and H19 Statement should address the criteria in Policies H7, H16, H18 and H19 Building for Life Assessment LV09 Policy CN01 of the Babergh Local Plan Alteration 2 (2006) Babergh Core Strategy Policy CS7. Major development in Babergh district only Such an assessment can be appended to a Design and Access Statement. The assessment should demonstrate how the proposed development performs against the 12 design criteria which are indicators of design quality This assessment should also explain how the applicant has designed out crime Building for Life 12 (Design Council and CABE) BREEAM Assessment LV10 MSDC Core Strategy BDC Core Strategy Policy CS7 All new commercial development in Babergh will require a BREEAM assessment All new non residential development will be required to achieve BREEAM ‘Excellent’ standard. The Building Research Established (BRE) Community Infrastructure Levy – Supporting Information See district CIL charging schedules As required by the Districts CIL – see also Community Infrastructure Levy Regulations (as amended) 2012 A completed, signed and dated CIL Additional Information form is required with every application. You can also submit other CIL forms with your application such as exemption or relief claims or assumption of liability and any relevant evidence required to be submitted within the forms. Forms are available on the Planning Portal (insert link) and further information is available on our websites (insert link) There are statutory processes relating to CIL and failure to provide CIL forms and supporting information in a timely manner could result in surcharges, penalties or full CIL Liability becoming immediately due. NPPG
Marketing Campaigns LV24 Policies CR19 and EM24 of the Babergh Local Plan Applications in Babergh district resulting in the loss of employment sites or sites considered to be a community facility The marketing campaign requirements are set out in Babergh Safeguarding Employment Land Supplementary Planning Document Noise Impact Assessments LV25 NPPF, Para 123 MS LP policies GP1 & H16 MS CS policy CS4 Assessments shall be required in either district for Noise sensitive development in close proximity to noise to noise generating development such as industrial uses, busy road junctions and trunk roads Noise generating development close to noise sensitive sites or development such as wildlife sites or residential properties The noise assessment should be prepared by a suitably qualified acoustician and demonstrate that there is sufficient should insulation (or other mitigation) to avoid any harm form noise. See Explanatory Note to the Noise Policy Statement for England (Department for the Environment, Food and Rural Affairs). Subject to the provisions of the Environmental Protection Act 1990 and other relevant law. Odour or Smoke Impact Assessments LV26 BDC Policy EM01 MSDC Policy H16 Proposal likely to have an odour impact. For example biomass boilers, takeaway flues/extraction, agricultural development – livestock buildings, slurry pits etc... Further advice is available from the Councils Environmental Protection Team DEFRA Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems Open Space, Sport, Recreational facilities and Infrastructure Assessment LV27 NPPF, Para’s 73 and 74 Policies HS31, RE06, CN03, HS32 and CR01of the Babergh District Local Plan Alteration 2 (2006) This assessment is required in Babergh for development proposing, The loss of public open space or recreational facilities The loss of a community asset e.g. village shop, pub, village hall, doctors surgery Where a proposal would result in the loss of public open the assessment should justify the loss having regard to the quantity, quality and accessibility of open space Where the development proposed would result in the loss of a community asset in Babergh the application should be supported by a statement addressing the criteria in Policy CR20 of the Local Plan. BDC’s Open Space Sport and Recreation Strategy 2010 BDC Open Space and Recreational Facilities Audit
Method Statements Frame Surveys (when relevant) Babergh Local Plan Alteration 2 (2006) Policies CR18, CR19, CN06, CN08 MSDC – HB1 and HB2 and H9 Convert redundant or under used buildings in the countryside Applications to demolish a listed building, or any part of a listed building, due to its condition Applications to demolish any building that is either a heritage asset or positively contributes to a conservation area. Frame surveys will be required when works are proposed to a timber framed building. The surveys should be to scale and should show the existing and proposed timber frame. conversion without significant rebuilding/reconstruction. A method statement should detail the works required to carry out the conversion including the engineer’s recommendations. Where a listed building, heritage asset or building positively contributing to the character of a conservation area is proposed for demolition, a structural survey should be submitted to enable the Council to ascertain the condition of the building and whether it can reasonably be brought back into use without demolition. The Conversion of Rural Buildings – English Heritage S106 – Heads of Terms and Evidence of Title LV33 NPPF, paras 173, 203-206 Babergh Local Plan Policy LP01 All major applications (10+ dwellings, over 1000 square metres of floor space etc) will be required to be accompanied by draft Heads of Terms for s106 Planning Obligations Evidence of title needs to match the red line on the site location plan.Contact details for the person responsible for compliance (if known) Heads of terms need to be discussed with a planning officer at a pre application stage to ensure that the number and mix of affordable housing or any affordable housing contributions are appropriately secured. For strategic sites detailed as Zero CIL in the Charging Schedule the infrastructure requirements should be discussed and agreed and a Heads of Terms provided.. s106 Agreements Information Circular 05/2005: Planning Obligations CIL Regulations 2012 National Planning Policy Framework Local Plan Policies Development – LV34 NPPF, Para’s 42-46 MS LP policy SC7 Prior approval and planning applications in either district for masts and antenna development. The supplementary evidence should include the area of search for alternative and shared sites, details of any consultation, details of the proposed structure, a technical justification and information about the proposed development. Code of Practice on Mobile Network Development (2013)
area; if in or on edge of town centre whether of appropriate scale; any locally important impacts on centres. Town Centre Impact Assessment LV37 NPPF, Para 26 Retail, leisure and office development in either district where the floor space is over 400sqm (pending the setting of a local threshold) and that development is not in accordance with an up to date Local Plan e.g. allocated or located in an area where such development is promoted The impact assessment should include an assessment of those matters set out in Paragraph 26 of the NPPF NPPF Tourism Supporting Statement LV38 NPPF MS LP policies RT1 to RT19 inclusive as appropriate MS CS Policy CS2 All proposal for new tourism accommodation If the accommodation would be in a building that is not historic then it would need to be sustainably located. Therefore the statement should explain how the location of the accommodation is ‘sustainable’ e.g. is it a comfortable walk from facilities, public transport and walking routes. The statement should also explain the number of jobs that would be created and how else the local economy would benefit from the proposal. Transport Assessment or Transport Statement LV39 NPPF, Para’s 32-38 Article 16, Schedule 5, Town and Country Planning (Development Management Procedure) (England) order 2010 MS LP policies T1 to T14 inclusive as appropriate Transport Assessments are required for proposals where the transport impacts would be significant. Pre applications discussions should take place with the Councils, in conjunction with the Highway Authority, to ascertain whether a TA is required. Transport Statements (TS) will be required in either district for schemes below this threshold which would increase impacts on the public highway. A Transport Assessment would need to consider baseline conditions, the impact on the highway network including capacity and safety, modal splits for journeys/trips and mitigation. A TA should also consider construction traffic impacts including impacts on residents along roads The TS should outline the transport and highway safety implications of the proposal e.g. the proximity to public transport and other facilities and the impact the Local Highway Authority Institute of Highway Technicians DfT Guidance on Transport Assessments
113-17, 118 and 120 MS CS policy CS5 access to the site, the routes or new services or the storage of material) A hedgerow survey is required where there are any hedgerows that might be affected by the development (other than garden hedges) over 20m long, over 30 years old and on or adjoining land used for agriculture, forestry, the breeding or keeping of horses or similar, common land, village greens, SSSI or local nature reserves. Applications affecting protected or significant trees are likely to require an arboricultural impact assessment in accordance with the current ‘BS 5837 Trees in relation to design, demolition and construction – Recommendations’. This should include the following: Tree Survey Tree Protection Plan Arboricultural Method Statement Specification and Impact Statement LV42 Babergh Local Plan Alteration 2 (200060 Policy EM01 MSDC LP Policy H16 All applications, in either district, relating to A3, A4 and A5 uses and any other proposal (except householder development) which will incorporate a ventilation/extraction system. The statement should include details of the position and design of ventilation and extraction equipment, together with odour abatement techniques (if necessary) and acoustic noise characteristic. . DEFRA Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems
Viability Assessment LV43 NPPF, Para’s 47-54, 159, 173-177 Any application where s106 planning obligations will not be met in full as a result of scheme viability. The statement should be an open book approach showing development costs and development revenue in detail. This would enable the Councils to have the schemes viability independently reviewed (the applicant would need to cover the cost of this). If the applicant wishes for this information to be confidential they must state this. A redacted version should be submitted for the public to see. Stakeholders should be allowed to see the report subject to signing a confidentially agreement. National Planning Policy Framework Affordable Housing SPD Sustainable Urban Drainage LV44 Planning Practice Guidance Paragraph 50-51 As of April 2015ꀁ, the Flood and Water Management team at Suffolk County Council is a statutory consultee for surface water drainage proposals for major development. This part of our responsibility as the Lead Local Flood Authority (LLFA) under the Town and Country Planning Order 2015ꀁ. Developments that are considered to be major are: •residential development of 10 homes or more, or 0.5 hectares or more •commercial built developments larger than 1000 square metres •commercial sites larger than 1 hectare •any minor applications in areas at risk of surface water flooding. The council would encourage developers to contact us as early as possible in the planning process for advice on how to create an application which is beneficial for all concerned organisations and individuals. Planning Practice Guidance