Payment can be made online via the Planning Portal or by cheque or credit/debit card by telephoning Customer Service & Planning Support on 01803 207801. Dishonoured cheques will delay determination of the application until the correct fee is received. Local Requirements Bat and Breeding Bird Assessment Para. 175 of the NPPF Policy NC1 of the Torbay Local Plan For works to roofs, including loft conversions, except flat roofs or where the roofspace has already been converted to living space, or where trees or hedges need to be pruned or removed This should be carried out by a suitably qualified ecologist and can consist of a signed letter. Surveys must be up-to-date and accord with best practice guidance/local guidance. Where there is uncertainty, the applicant is recommended to submit a householder development enquiry. Details of proposed parking, such as a plan or written statement Policies TA2 & TA3 of the Torbay Local Plan Where the development would reduce or alter existing parking spaces, or where new parking is proposed This is to ensure that satisfactory parking provision remains to avoid increased parking on streets to the detriment of their function and safety, and that it can be accessed safely. Where there is uncertainty, the applicant is recommended to submit a householder development enquiry. Ecological Impact Assessment / Statement The Conservation of Habitats and Species Regulations 2017 (as amended) Para. 175 of the NPPF Policies SS8 & NC1 of the Torbay Local Plan For development proposals that have potential to significantly impact biodiversity, including protected habitats and species, or development proposals within a strategic flyway or sustenance zone associated with the South This is unlikely to be required for most householder applications and would usually apply to applications for major development proposals, incorporating the relevant ecological surveys. However, in some cases an Ecological Impact Statement by a suitably qualified ecologist might be appropriate; for example, where trees and hedgerows are to be removed as a result of the proposed development, or where there will be
Hams SAC that have potential to impact Greater Horseshoe Bats illumination from the proposed development, on a site which is located within a strategic flyway or sustenance zone associated with the South Hams SAC. Natural England has produced planning guidance on the South Hams SAC, including the types of impacts that can adversely affect Greater Horseshoe Bats, which are protected under European law, and a map showing the strategic flyways and sustenance zone. Guidance on biodiversity considerations in relation to planning in general is available on the Planning Practice Guidance website . Further guidance is provided by Natural England on the GOV.UK website , including standing advice for different protected species. Where there is uncertainty, the applicant is recommended to submit a householder development enquiry. Elevation at scale 1:10 or larger of existing and proposed windows, and a typical section including reveal at scale 1:1 Policies HE1 & DE1 of the Torbay Local Plan Where the proposed development includes replacement windows on a dwellinghouse and the site is located within a conservation area Further advice is provided on the Council's website on the Make a Planning Application - Plans and Documents - National Requirements - Window Plans page. Where there is uncertainty, the applicant is recommended to submit a householder development enquiry. Extended Phase 1 Habitat Survey (including proposed mitigation where necessary) (this can be incorporated into an The Conservation of Habitats and Species Regulations 2017 (as amended) Para. 175 of the NPPF Where natural features and/or habitats are present on the site, or adjoin the site, such as trees, Guidance on biodiversity considerations in relation to planning is available on the Planning Practice Guidance website .
Ecological Impact Assessment / Statement where applicable) Policies SS8 & NC1 of the Torbay Local Plan hedges, grassland, ponds and streams Further guidance is provided by Natural England on the GOV.UK website , including standing advice for different protected species. Where there is uncertainty, the applicant is recommended to submit a householder development enquiry. Flood Risk Assessment (including surface water drainage strategy) Para. 163 of the NPPF Policy ER1 of the Torbay Local Plan Developments in Flood Zones 2 and 3, and in an area within Flood Zone 1 which has critical drainage problems Guidance on carrying out a Flood Risk Assessment is available on the Planning Practice Guidance website Almost all of Torbay has been classified as being within a Critical Drainage Area (CDA) by the Environment Agency. Therefore, a Flood Risk Assessment will be required in most cases. Guidance is available on the Council’s website. Where there is uncertainty, the applicant is recommended to submit a householder development enquiry. Protected Species Surveys (including proposed mitigation where necessary) (these can be incorporated into an Ecological Impact Assessment where applicable) The Conservation of Habitats and Species Regulations 2017 (as amended) Para. 175 of the NPPF Policies SS8 & NC1 of the Torbay Local Plan Where potential for protected species on or using the site has been identified, following an Extended Phase 1 Habitat Survey or through discussions Guidance on biodiversity considerations in relation to planning is available on the Planning Practice Guidance website . Further guidance is provided by Natural England on the GOV.UK website , including standing advice for different protected species. Surveys must be up-to-date and accord with best practice guidance/local guidance. Where there is uncertainty, the applicant is recommended to submit a householder development enquiry.
be incorporated into the Planning Statement / Planning Policy Statement) proposals resulting in a net loss of employment or tourist accommodation floor space, or development proposals resulting in a significantly lower density of employment provision The Employment Densities Guide 3rd Edition (2015) is available to download on the Homes & Communities Agency website Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Energy Statement (this can be incorporated into the Planning Statement / Planning Policy Statement) Policies SS13, ES1 & ES2 of the Torbay Local Plan Major development proposals, or proposals which are not in accordance with a policy or policies in the adopted Local Plan/Neighbourhood Plan This should explain the passive and active measures that have been taken in the development proposals to enhance the sustainability of the scheme, with particular focus on measures to reduce greenhouse gas emissions and minimise impact on climate change. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Existing and Proposed Site Sections and Finished Floor and Site Levels drawn to an identified scale For all proposed new buildings or where there are variations in site levels Where the proposal involves a change in ground levels on the site, the plans and/or drawings should show both the existing and finished levels fixed to a datum point off site and also show the proposals in relation to adjoining buildings. Extended Phase 1 Habitat Survey (including proposed mitigation where necessary) (this can be incorporated into an Ecological Impact Assessment / Statement where applicable) The Conservation of Habitats and Species Regulations 2017 (as amended) Paras. 175 of the NPPF Policies SS8 & NC1 of the Torbay Local Plan Where natural features and/or habitats are present on the site, or adjoin the site, such as trees, hedges, grassland, ponds and streams Guidance on biodiversity considerations in relation to planning is available on the Planning Practice Guidance website . Further guidance is provided by Natural England on the GOV.UK website , including standing advice for different protected species.
Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Flood Risk Assessment (including surface water drainage strategy) Para. 163 of the NPPF Policy ER1 of the Torbay Local Plan Developments in Flood Zones 2 and 3, and in an area within Flood Zone 1 which has critical drainage problems or where the site area is 1ha or more Guidance on carrying out a Flood Risk Assessment is available on the Planning Practice Guidance website Almost all of Torbay has been classified as being within a Critical Drainage Area (CDA) by the Environment Agency. Therefore, a Flood Risk Assessment will be required for most planning applications for new development (including minor development and change of use). Further guidance will be published on the Council’s website shortly. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Geological Survey (including proposed mitigation where necessary) Policies SS8 & NC1 of the Torbay Local Plan Where geological sites of interest, including SSSIs and RIGS sites, will be affected by the development proposal Geological sites of interest in Torbay are included in Appendix E of the Torbay Local Plan. The Geological Survey should include an assessment of the impact of the proposals on the site and show how its features will be protected through appropriate management. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry Green Infrastructure Statement (including diagrams and plans where appropriate) (this can be incorporated into the Design and Access Paras. 91, 150, & 171of the NPPF Policy SS9 of the Torbay Local Plan Where green infrastructure assets are likely to be affected by the proposed development or where there is an opportunity to provide new green Further advice is provided on the Council’s website on the Strategic Planning - Green Infrastructure page, including a link to the ‘Torbay Green Infrastructure Delivery Plan’ (April 2011).
applicant has entered into a PPA with the Council, or agreed to an extended time period for determination in writing beyond the statutory 8/13/16 week period. The PPA should set out the timescales for completing the viability assessment review and for producing the s106 legal agreement to secure the agreed amount of affordable housing and contributions. Infrastructure Assessment (incorporating foul sewerage and utilities) For major development proposals that have potential to affect the capacity of infrastructure in the area Pre-application discussions should be undertaken with utility providers to identify any constraints in existing capacity. Land Stability Risk Assessment Report (including proposed mitigation where necessary) Para. 179 of the NPPF Policies C3 & ER4 of the Torbay Local Plan For development proposals on sites where land instability is identified or suspected, particularly those within the Coastal Change Management Area Guidance on land stability issues and preparing Land Stability Risk Assessment Reports is available on the Planning Practice Guidance website . The Coastal Change Management Area is shown on the Local Plan Proposals Map. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Landscape and Visual Impact Assessment Para. 170 of the NPPF Policy SS8 of the Torbay Local Plan Major development proposals on undeveloped sites, or development proposals within the AONB or that could affect the setting of the AONB or Undeveloped Coast The AONB and Undeveloped Coast are shown on the Local Plan Proposals Map. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Lighting Assessment (this can be incorporated into an Ecological Impact The Conservation of Habitats and Species For development proposals that will alter light levels and have the Guidance on light pollution in relation to planning is available on the Planning Practice Guidance website .
the NPPF, on sites not in an existing centre or in accordance with an Local Plan Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Shading Diagrams / Sun Path Analysis Policy DE3 of the Torbay Local Plan For development proposals that are likely to overshadow adjoining private property or public space and have the potential to adversely affect amenity. The BRE guide 'Site Layout Planning for Daylight and Sunlight - A guide to good practice' (BRE, 2011) provides advice on this topic. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Statement of Community Involvement (this can be incorporated into the Design and Access Statement or Planning Statement / Planning Policy Statement) Paras. 128 of the NPPF Major development proposals, or proposals which are not in accordance with a policy or policies in the adopted Local Plan/Neighbourhood Plan A ‘Good Practice Guide to Public Engagement in Development Schemes’ (Planning Aid, 2012) is available to download on the RTPI website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Statement of Heritage Significance (this can be incorporated into the Design and Access Statement) Para. 189 of the NPPF Policies HE1 & HE2 of the Torbay Local Plan Where the development will affect a heritage asset or its setting, such as a conservation area, listed building, scheduled monument or historic park and garden The requirements for Statements of Heritage Significance are set out in paragraph 189 of the NPPF. Further advice is available on the Council's website on the Make a Planning Application - Plans and Documents - Heritage Statements page, including an example. The level of detail should be proportionate to the assets' importance and no more than is sufficient to understand the potential impact of the proposal on their significance. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry.
Document / Plan Legislation / Policy Context When Required? Further Information / x National Requirements Application Form, including signed Ownership Certificate and Agricultural Land Declaration DMPO All Available on the Planning Portal website Fee The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012 (as amended) All ‘A Guide to the Fees for Planning Applications in England’ is available on the Planning Portal website , which includes scenarios where exemptions or reductions apply. Further guidance is available on the Planning Practice Guidance website . Payment can be made online via the Planning Portal or by cheque or credit/debit card by telephoning Customer Service & Planning Support on 01803 207801. Dishonoured cheques will delay determination of the application until the correct fee is received. Local Requirements A separate document listing reworded condition(s) Where the is to vary a condition(s) of a planning permission This will help with our records. Revised plans or drawings clearly showing the minor amendments, where the plans or drawings must be drawn to an identified scale and plans shall show the direction of North Where the seeks minor material amendments to an approved development by replacing approved plans or drawings with new plans or drawings Typically these will include: site plan (including areas of landscaping), floor plans, roof plan, elevations (all sides) and/or sections. Further information is available on the Council's website on the Make a Planning Application - Plans and Documents - National Requirements page. Application for non-material amendment following a grant of planning permission
Document / Plan Legislation / Policy Context When Required? Further Information / x National Requirements Application Form DMPO All Available on the Planning Portal website Fee The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012 (as amended) All ‘A Guide to the Fees for Planning Applications in England’ is available on the Planning Portal website , which includes scenarios where exemptions or reductions apply. Further guidance is available on the Planning Practice Guidance website . Payment can be made online via the Planning Portal or by cheque or credit/debit card by telephoning Customer Service & Planning Support on 01803 207801. Dishonoured cheques will delay determination of the application until the correct fee is received. Local Requirements A separate document listing reworded condition(s) Where non-material amendments are proposed to conditions attached to planning permissions This will help with our records. Revised plans or drawings clearly showing the amendments, where the plans or drawings must be drawn to an identified scale and plans shall show the direction of North Where the application seeks non-material amendments to an approved development Typically these will include: site plan (including areas of landscaping), floor plans, roof plan, elevations (all sides) and/or sections. Further information is available on the Council's website on the Make a Planning Application - Plans and Documents - National Requirements page. Application for Listed Building Consent
Local Requirements Archaeological Desk Based Assessment (this can be combined with the Statement of Heritage Significance) Para. 189 of the NPPF Policy HE1 of the Torbay Local Plan Where the site includes, or is likely to include, archaeological remains Guidance on non-designated heritage assets of archaeological interest is available on the Planning Practice Guidance website . Elevation at scale 1:10 or larger of existing and proposed windows, and a typical section including reveal at scale 1:1 Policies HE1 & HE2 of the Torbay Local Plan Where the works involve the replacement of windows Further advice is provided on the Council's website on the Make a Planning Application - Plans and Documents - National Requirements - Window Plans page. Statement of Heritage Significance (this can be incorporated into the Design and Access Statement) Para. 189 of the NPPF Policies HE1 & HE2 of the Torbay Local Plan All The requirements for Statements of Heritage Significance are set out in paragraph 189 of the NPPF. Further advice is available on the Council's website on the Make a Planning Application - Plans and Documents - Heritage Statements page, including an example. The level of detail should be proportionate to the assets' importance and no more than is sufficient to understand the potential impact of the proposal on their significance. Structural Survey Where the application proposes demolition, significant alterations to the structure of the building or heavier floor loading
Fee The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012 (as amended) All ‘A Guide to the Fees for Planning Applications in England’ is available on the Planning Portal website , which includes scenarios where exemptions or reductions apply. Further guidance is available on the Planning Practice Guidance website . Payment can be made online via the Planning Portal or by cheque or credit/debit card by telephoning Customer Service & Planning Support on 01803 207801. Dishonoured cheques will delay determination of the application until the correct fee is received. Local Requirements Existing and Proposed Elevations showing the position of the proposed facilities on the building drawn to an identified scale The Town and Country Planning (General Permitted Development) (England) Order 2015 Policy DE1 of the Torbay Local Plan Where the development includes provision of ventilation and extraction equipment under Class C(b)(i) These are required to assess the design and external appearance of these facilities. Existing and Proposed Site Plans showing the location of the proposed facilities drawn to an identified scale and showing the direction of North The Town and Country Planning (General Permitted Development) (England) Order 2015 Policy DE1 of the Torbay Local Plan Where the development includes provision of waste storage facilities under Class C(b)(ii) These are required to assess the siting of these facilities. Impact Assessment of the Change of Use on the adequate provision of services provided by Class A1 (shops) or Class A2 (financial and professional services) in the area The Town and Country Planning (General Permitted Development) (England) Order 2015 Where the building is located outside a key shopping area (town centre, district centre or local centre) – only where there is a reasonable prospect of the building being used to provide This should describe where alternative A1 and A2 services are located in the area, and, if relevant, why there is no reasonable prospect of the building being used to provide these services. This information should be included in the description of the proposed development on the application form, or, if there is not enough space, it can be provided separately.
Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Noise Impact Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 180 of the NPPF Policy DE3 of the Torbay Local Plan For development proposals that may create additional noise resulting in an adverse effect on residential / recreational amenity Guidance on noise in relation to planning is available on the Planning Practice Guidance website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Transport Statement or Transport Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 111 of the NPPF Policies TA1 & TA2 of the Torbay Local Plan Where the proposed development exceeds the relevant threshold in Appendix B of Guidance on Transport Assessment (DfT, 2007), or at the request of the Local Highway Authority The Guidance on Transport Assessment (DfT, 2007) is available on the GOV.UK website . Further guidance is available on the Planning Practice Guidance website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry.
Policy ER3 of the Torbay Local Plan Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Contaminated Land Intrusive Site Investigation and Risk Assessment (including proposed remediation where necessary) The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 178 of the NPPF Policy ER3 of the Torbay Local Plan Where it cannot be demonstrated that the risk from contamination is acceptable, following a Contaminated Land Risk Assessment Guidance on dealing with sites that could be contaminated is available on the Planning Practice Guidance website . Detailed technical guidance is available on the GOV.UK website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Existing and Proposed Elevations drawn to an identified scale The Town and Country Planning (General Permitted Development) (England) Order 2015 Policy DE1 of the Torbay Local Plan All These are required to assess the design and external appearance of the building after the change of use. Impact Assessment of the Change of Use on the adequate provision of services provided by Class A1 (shops) or Class A2 (financial and professional services) in the area The Town and Country Planning (General Permitted Development) (England) Order 2015 Where the building is located outside a key shopping area (town centre, district centre or local centre) – only where there is a reasonable prospect of the building being used to provide Class A1 (shops) or Class A2 (financial and professional services) This should describe where alternative A1 and A2 services are located in the area, and, if relevant, why there is no reasonable prospect of the building being used to provide these services. This information should be included in the description of the proposed development on the application form, or, if there is not enough space, it can be provided separately. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Impact Assessment of the Change of Use on the sustainability of the shopping area The Town and Country Planning (General Permitted Development) (England) Order 2015 Where the building is located in a key shopping area (town centre, district centre or local centre) This should describe the impact of the change of use on the shopping area. This information should be included in the description of the proposed development on the application form, or, if there is not enough space, it can be provided separately.
Written description of the proposed development and the developer's contact address and email address The Town and Country Planning (General Permitted Development) (England) Order 2015 All Before beginning the application, please check the restrictions that apply to this class to ensure that the proposed development is permitted development under the GPDO. If the proposal does not accord with these restrictions, a full planning application must be submitted. An application form is available on the Planning Portal website , which should be completed in full. It includes details of the restrictions and where the permitted development right does not apply. The written description should include information covering the relevant impacts for this class in the GPDO. These are listed on the application form. The application can be refused if insufficient information is provided. A plan indicating the site and showing the proposed development The Town and Country Planning (General Permitted Development) (England) Order 2015 All The plan should be drawn to an identified scale and show the direction of North Flood Risk Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 163 of the NPPF Policy ER1 of the Torbay Local Plan Developments in Flood Zones 2 and 3, and in an area within Flood Zone 1 which has critical drainage problems Guidance on carrying out a Flood Risk Assessment is available on the Planning Practice Guidance website Almost all of Torbay has been classified as being within a Critical Drainage Area (CDA) by the Environment Agency. Therefore, a Flood Risk Assessment will be required in most cases. Guidance is available on the Council’s website.
Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Fee The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012 (as amended) All ‘A Guide to the Fees for Planning Applications in England’ is available on the Planning Portal website , which includes scenarios where exemptions or reductions apply. Further guidance is available on the Planning Practice Guidance website . Payment can be made online via the Planning Portal or by cheque or credit/debit card by telephoning Customer Service & Planning Support on 01803 207801. Dishonoured cheques will delay determination of the application until the correct fee is received. Local Requirements Contaminated Land Risk Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 178 of the NPPF Policy ER3 of the Torbay Local Plan Where land contamination is suspected from previous uses on or around the site Guidance on dealing with sites that could be contaminated is available on the Planning Practice Guidance website . Detailed technical guidance is available on the GOV.UK website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Contaminated Land Intrusive Site Investigation and Risk Assessment (including proposed remediation where necessary) The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 178 of the NPPF Policy ER3 of the Torbay Local Plan Where it cannot be demonstrated that the risk from contamination is acceptable, following a Contaminated Land Risk Assessment Guidance on dealing with sites that could be contaminated is available on the Planning Practice Guidance website . Detailed technical guidance is available on the GOV.UK website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Transport Statement or Transport Assessment The Town and Country Planning (General Where the proposed development exceeds the The Guidance on Transport Assessment (DfT, 2007) is available on the GOV.UK website .
restrictions and where the permitted development right does not apply. The written description should include information covering the relevant impacts for this class in the GPDO. These are listed on the application form. The application can be refused if insufficient information is provided. A plan indicating the site and showing the proposed development The Town and Country Planning (General Permitted Development) (England) Order 2015 All The plan should be drawn to an identified scale and show the direction of North Flood Risk Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 163 of the NPPF Policy ER1 of the Torbay Local Plan Developments in Flood Zones 2 and 3, and in an area within Flood Zone 1 which has critical drainage problems Guidance on carrying out a Flood Risk Assessment is available on the Planning Practice Guidance website Almost all of Torbay has been classified as being within a Critical Drainage Area (CDA) by the Environment Agency. Therefore, a Flood Risk Assessment will be required in most cases. Guidance is available on the Council’s website. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Fee The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012 (as amended) All ‘A Guide to the Fees for Planning Applications in England’ is available on the Planning Portal website , which includes scenarios where exemptions or reductions apply. Further guidance is available on the Planning Practice Guidance website . Payment can be made online via the Planning Portal or by cheque or credit/debit card by
application form. The application can be refused if insufficient information is provided. A plan indicating the site and showing the proposed development The Town and Country Planning (General Permitted Development) (England) Order 2015 All The plan should be drawn to an identified scale and show the direction of North Flood Risk Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 163 of the NPPF Policy ER1 of the Torbay Local Plan Developments in Flood Zones 2 and 3, and in an area within Flood Zone 1 which has critical drainage problems Guidance on carrying out a Flood Risk Assessment is available on the Planning Practice Guidance website Almost all of Torbay has been classified as being within a Critical Drainage Area (CDA) by the Environment Agency. Therefore, a Flood Risk Assessment will be required in most cases. Guidance is available on the Council’s website. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Fee The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012 (as amended) All ‘A Guide to the Fees for Planning Applications in England’ is available on the Planning Portal website , which includes scenarios where exemptions or reductions apply. Further guidance is available on the Planning Practice Guidance website . Payment can be made online via the Planning Portal or by cheque or credit/debit card by telephoning Customer Service & Planning Support on 01803 207801. Dishonoured cheques will delay determination of the application until the correct fee is received. Local Requirements
A plan indicating the site and showing the proposed development The Town and Country Planning (General Permitted Development) (England) Order 2015 All The plan should be drawn to an identified scale and show the direction of North Fee The Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012 (as amended) All ‘A Guide to the Fees for Planning Applications in England’ is available on the Planning Portal website , which includes scenarios where exemptions or reductions apply. Further guidance is available on the Planning Practice Guidance website . Payment can be made online via the Planning Portal or by cheque or credit/debit card by telephoning Customer Service & Planning Support on 01803 207801. Dishonoured cheques will delay determination of the application until the correct fee is received. Local Requirements Contaminated Land Risk Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 178 of the NPPF Policy ER3 of the Torbay Local Plan Where land contamination is suspected from previous uses on or around the site Guidance on dealing with sites that could be contaminated is available on the Planning Practice Guidance website . Detailed technical guidance is available on the GOV.UK website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Contaminated Land Intrusive Site Investigation and Risk Assessment (including proposed remediation where necessary) The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 178 of the NPPF Policy ER3 of the Torbay Local Plan Where it cannot be demonstrated that the risk from contamination is acceptable, following a Contaminated Land Risk Assessment Guidance on dealing with sites that could be contaminated is available on the Planning Practice Guidance website . Detailed technical guidance is available on the GOV.UK website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry.
Noise Impact Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 170 & 180 of the NPPF Policy DE3 of the Torbay Local Plan For development proposals that may create additional noise resulting in an adverse effect on residential / recreational amenity, or for sensitive development proposals located close to a use creating noticeable noise Guidance on noise in relation to planning is available on the Planning Practice Guidance website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Transport Statement or Transport Assessment The Town and Country Planning (General Permitted Development) (England) Order 2015 Para. 111 of the NPPF Policies TA1 & TA2 of the Torbay Local Plan Where the proposed development exceeds the relevant threshold in Appendix B of Guidance on Transport Assessment (DfT, 2007), or at the request of the Local Highway Authority The Guidance on Transport Assessment (DfT, 2007) is available on the GOV.UK website . Further guidance is available on the Planning Practice Guidance website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry.
Pollution Prevention Plans (these can be incorporated into a Flood Risk Assessment or Method Statement) Local Plan Policy ER2 For demolition of major development within the 250 metre buffer of the Lyme Bay and Torbay cSAC Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Statement of Heritage Significance Para. 189 of the NPPF Policies HE1 & HE2 of the Torbay Local Plan Where the development will affect the setting of a heritage asset, such as a conservation area, listed building, scheduled monument or historic park and garden The requirements for Statements of Heritage Significance are set out in paragraph 189 of the NPPF. Further advice is available on the Council's website on the Make a Planning Application - Plans and Documents - Heritage Statements page, including an example. The level of detail should be proportionate to the assets' importance and no more than is sufficient to understand the potential impact of the proposal on their significance. Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Tree Survey & Arboricultural Impact Assessment Policy C4 of the Torbay Local Plan For demolition works on sites with trees, or where trees are in close proximity to the site boundary Tree Surveys and Arboricultural Impact Assessments should be carried out in accordance with BS 5837:2012 or any superseding standard. Standing Advice for Ancient Woodland and Veteran Trees (April 2014) is available on the GOV.UK website . Where there is uncertainty, the applicant is recommended to submit a pre-application enquiry. Tree Protection Plan & Arboricultural Method Statement Policy C4 of the Torbay Local Plan For demolition works that will affect trees The Council's Arboricultural Officer will be consulted to determine whether this information is required. In most cases, the Council will add a planning condition to the
Application for a Certificate of Lawfulness of Proposed Works to a listed building Document / Plan Legislation / Policy Context When Required? Further Information / x National Requirements Application Form The Planning (Listed Buildings) (Certificates of Lawfulness of Proposed Works) Regulations 2014 All Available on the Planning Portal website Location Plan drawn to an identified scale and showing the direction of North The Planning (Listed Buildings) (Certificates of Lawfulness of Proposed Works) Regulations 2014 All The location plan should show the listed building or buildings outlined in red. The location plan should be drawn to scale 1:500, 1:1000 or 1:1250 and show at least two named roads. Such plans, drawings and information as are necessary to describe the proposed works The Planning (Listed Buildings) (Certificates of Lawfulness of Proposed Works) Regulations 2014 All Please contact the Design and Historic Environment Team to confirm any necessary plans, drawings and information. Such evidence verifying the information included in the application as the applicant can provide The Planning (Listed Buildings) (Certificates of Lawfulness of Proposed Works) Regulations 2014 All Further information may be requested. NB. No fee required Local Requirements None