Consultation: Buckinghamshire Council Local Validation List

The documents you will be required to submit sometimes depend on the scale / size of your development, these are in three main categories:

Householder applications

Planning applications for development within the curtilage of a dwellinghouse (not change of use).

Includes: extensions, conservatories, loft conversions, dormer windows, alterations, garages, car ports or outbuildings, swimming pools, walls, fences, domestic vehicular accesses including footway crossovers, porches and satellite dishes. 

Excludes: any work to flats, changing the number of dwellings (flat conversions, building a separate house in the garden), changes of use to part or all of the property to non-residential (including business) uses, or anything outside the garden of the property (including stables if in a separate paddock).

Minor applications

Planning applications for:

• 1 - 9 dwellings
• site area less than 0.5 hectares (residential uses)
• 1000sqm or less / 1 hectare or less (other uses)

Major applications

Planning applications for:

• 10 or more dwellings
• site area of 0.5 hectares or more (residential uses)
• site area of 1000 sqm or more / 1 hectare or more (other uses)

Minerals and waste applications

Applications for:

• Mineral development comprises development consisting of the winning and working of minerals, infrastructure associated with their transport and the deposition of mineral waste. Other development on or adjacent to current or historic minerals sites may also fall to be determined by the Mineral Planning Authority.
• Waste operations and uses of land. The Planning Practice Guidance (external website) provides a general, non-exhaustive list of matters which can be considered to be waste operations.

Please DO:

• complete, sign, and date the form
• use Planning Portal 

Best practice example:

• application form - best practice examples [PDF | 4.42MB]

Please DO:

• complete only one certificate (A, B, C, or D)

Which ownership certificate should be signed?

• Certificate A - Sole ownership and no agricultural tenants
• Certificate B - Shared ownership (all other owners / agricultural tenants are known)
• Certificate C - Shared ownership (some other owners / agricultural tenants are known)
• Certificate D - Shared ownership (none of the other owners / agricultural tenants are known)

Best practice examples

• Application form (including ownership certificate) - best practice examples [PDF | 1.01MB]

Please DO:

• make sure you've paid the correct fee
• check the planning fee calculator (external website) if you are unsure of the required fee
• pay your fee using the correct payment service (see below)

How to pay your planning fees:

If you are submitting your application via the Planning Portal you can pay your fees using their online service (external website).

If you are applying directly to your local area, you must pay using the relevant payment service below.

• Aylesbury Vale online payment service (external website)
• Chiltern and South Bucks online payment service (external website)
• Wycombe online payment service

For applications for Minerals and Waste development please email the Minerals and Waste Team.

Please DO:

• make sure you've submitted the correct form
• make sure payment is made (in full or in instalments)
• make sure all information on the form is accurate

How to find out what CIL Charging Zone your application falls under

Wycombe local area

• Go to Wycombe MyMaps
• Type in your property / site address
• Open the 'Planning Constraints' Map Category using '+'
• Select the 'Community Infrastructure Levy' map layer (by ticking the box)
• Click on your property on the map screen and make a note of the Charging Zone

Please DO:

• accurately and completely fill the checklist (above)

Note: If you are unsure whether any trees / ecology will be affected by your proposals please seek planning advice.

Please DO:

• scale plans at 1:500 or 1:200 and include a scale bar
• specify the page size for plans to be printed at
• make sure each plan has a unique reference number
• use an up-to-date base map
• show the direction of North

Site / Block plans must also show (if relevant)

• buildings
• roads
• footpaths (including public rights of way)
• trees on or adjoining the site
• hard surfacing
• boundary treatment including walls or fencing

Best practice example:

• site / location plan - best practice example [PDF | 1017KB]

Please DO:

• scale plans at 1:1250 or 1:2500 and include a scale bar
• specify the page size for plans to be printed at
• make sure each plan has a unique reference number
• use an up-to-date base map
• show roads or buildings on land adjoining the application site
• set out the location of development with a red line, including access to the highway where needed
• set out any additional land under the ownership of the applicant in blue if it immediately adjoins the proposed area

Please DO NOT:

• submit more than one red line boundary per submission
• submit plans drawn on Land Registry plans (due to copyright issues)

Best practice example:

• Site/Location plan - best practice example [PDF | 1017KB]

Please DO:

• scale plans at 1:100 or 1:50 and include a scale bar
• specify the page size for plans to be printed at
• make sure each plan has a unique reference number
• show all sides of the proposal
• show the proposed works in relation to the existing by using colour or hatching
• include materials and style (where possible)
• show bin and cycle storage

Best practice example:

• Elevations - best practice examples [PDF | 201KB]

Please DO:

• scale plans at 1:100 or 1:50 and include scale bar
• specify the page size for plans to be printed at
• make sure each plan has a unique reference number
• indicate where existing buildings and walls are to be demolished (with a dotted line)
• show the proposed buildings in context with adjacent buildings
• show bin and cycle storage (for flats)
• show measured volume of gross external area (for extended / replaced dwellings or outbuildings in the green belt)

How to find out if your proposal is in the Green Belt

For Aylesbury Vale, Chiltern and South Bucks Local Areas

1. Go to the Buckinghamshire County Council Minerals and Waste Map Viewer (external website)
2. Open the layer control (3 stacked diamonds in top right corner)
3. Select only the ‘Green Belt (Bucks)’ layer
4. Search your property / site address
5. Check the map window to see if your proposal falls within the Green Belt

For Wycombe Local Area

1. Go to Wycombe MyMaps
2. Open the “Planning Policy” map category using “+”
3. Select the “Green Belt” layer (by ticking the box)
4. Click on your property in the map screen to see if it is within the Green Belt

Best practice example:

• Floor plans - best practice examples [PDF | 177KB]

Please DO:

• scale plans at 1:100 or 1:50 - with scale bar
• specify the page size for plans to be printed at
• make sure each plan has a unique reference number
• include any relevant details (eg roofing materials, location of materials)

Please DO:

• scale plans at 1:100 or 1:50 and include a scale bar (1:200 will be acceptable for larger site areas)
• specify the page size for plans to be printed at
• make sure each plan has a unique reference number
• show levels in the context of adjoining areas
• reference an identified off-site OS datum point
• show how encroachment onto adjoining land is to be avoided (if your proposal includes eaves, foundations, and retaining structures)
• show the floor to ceiling level within a building
• show (if any) voids within the building

Please DO:

• scale plans at 1:100 or 1:50 and include a scale bar
• specify the page size for plans to be printed at
• make sure each plan has a unique reference number
• show the advertisement size, the siting, materials and colours to be used and how they will be fixed
• show the height above the ground and extent of projection
• detail the method and colour(s) of the illumination
• show a cross-section through all signs including through any supporting structures or walls

Please DO:

• use our agricultural statement template (above)
• include details and the extent of the agricultural holding
• specify the nature of agricultural activity being carried out
• specify the numbers of expected additional vehicle movements (and type)
• include detailed justification for the development proposal

Please DO:

• include baseline details
• include the assessment methodology
• explain the construction phase impact
• explain the development impact
• include the proposed mitigation measures

How to find out if your development is in an Air Quality Management Area

1. Go to DEFRAs interactive AQMA map (external website)
2. Select ‘AQMA Boundaries’ in the left-hand column
3. Search your postcode
4. Check the maps to see if your property / site area is within an AQMA

Settlements with an AQMA:

• Aylesbury (Aylesbury Vale)
• Chesham (Chiltern)
• Iver Parish (South Bucks)
• High Wycombe (Wycombe)
• Marlow (Wycombe)

Note: There may be other instances where your application should be supported by an Air Quality Assessment (eg if your proposal involves the routing of HGV vehicles through AQMAs or involves industrial processes that release direct emissions into the air). Please use the Planning Advice Service to confirm whether this is required.

Please DO:

• include details of the community use(s) that would potentially be lost / partially lost by the proposed development
• (for proposals affecting the loss of playing fields) include the existing playing field space and the impact on playing field space (including pitch provision)
• include statistical evidence for different community needs around the development area
• set out evidence of community needs (through consultation)
• include other evidence of community needs that exist in the local area that could be met on the site
• set out the methodology used for undertaking the Needs Assessment

What could be considered a 'community facility'?

Community facilities may include:

• Public halls (including community/youth centres, church, and village halls)
• Schools and non-residential training centres
• Places of worship
• Libraries
• Day nurseries and creches
• Health centres, clinics, consulting rooms (including doctors / dental surgeries)
• Museums, art galleries, exhibition halls
• Public houses
• Post offices
• Local shops
• Indoor and outdoor sport facilities

Note: We recommend using the Planning Advice Service if you are unsure whether your proposal affects a community facility. You may also be required to submit an 'evidence of marking statement' if your proposal involves the loss of a community facility.

Please DO:

• explain the design principles and concepts that have been applied
• demonstrate the appraisal process of the site and how that has been reflected in the design
• explain the national and local policy approach towards access
• state what consultation (if any) has been undertaken and any issues that have arisen
• explain how any specific issues that might affect access have been addressed
• specify how crime prevention measures have been implemented into the design (alternatively you can do so as part of a Crime Prevention Strategy)

How to find out if your proposal is in a conservation area

1. Go to Buckinghamshire Council’s historic maps (external website)
2. Open the layer control (3 layered diamonds in top right-hand corner)
3. Select the ‘Conservation Area’ layer
4. Search your property / site address
5. Check the map to see if your site if within a conservation area.

Please DO:

• summarise the findings of any ecology surveys carried out on the site (eg preliminary ecology appraisal, bat survey, etc)
• assess the wildlife present on the site
• suggest improvements for biodiversity
• assess the proposal against local and national planning policy

Please DO:

• summarise the findings of any arboricultural work carried out on the site (eg arboricultural impact assessment, tree protection plan, etc)
• include the appropriate level of detail as set out in Table B.1 in BS5837:2012 (summarised below)

Please DO:

• use our equestrian statement template (above)
• include details and the extent of the equestrian holding
• specify the nature of equestrian activity being carried out
• specify the numbers of expected additional vehicle movements (and type)
• include detailed justification for the development proposal

Please DO:

• include the dates of the marketing exercise
• set out the names and addresses of any agents that have been marketing the site / premises
• include publicity material for marketing purposes
• detail the availability of the marketing material
• set out the terms of the marketing exercise
• include details of all inquiries made in response to the marketing

Note: proposals involving the total or partial loss of a community facility may need to be supported by an Evidence of Marketing Statement, please seek planning advice if you are unsure whether your proposal affects a community facility.

Please DO:

• check whether your application is in flood zone areas 1, 2 or 3 (see below)
• identify the risk of all forms of flooding to / from the development
• set out how these flood risks will be managed
• identify opportunities to reduce the probability and consequences of flooding
• include design of surface water management systems (including SuDS)
• address the requirement for safe access to / from the development in flood risk areas

How to find out if your application is affected by flood risk

1. Go to the Flood Map for Planning (GOV.UK)
2. Enter the postcode of your property / site
3. Check if your application falls in flood zone 1, 2, or 3

Please DO:

• check whether your application is in flood zone areas 2 or 3 (see below)
• include the name / location of the site you intend to develop
• explain why you chose that site
• detail any alternative sites that were considered (please include the site name, site address, whether it is allocated in a Local Plan, issues that would prevent development, and the estimated capacity)
• confirm the status of the Local Plan (eg adopted, emerging, etc)
• include supporting documents about the alternative sites considered
• include a comparison between your proposed site and the alternative sites (for flood risk)
• include a conclusion of your findings
• if your Sequential Test shows it isn't possible to use an alternative site, you must do the exceptions test (see below)

How to do the exceptions test

• Demonstrate that the sustainability benefits of the development outweigh the flood risk.
• Show that the development will be safe for its lifetime and won’t increase flood risk elsewhere.
• Refer to the Strategic Flood Risk Assessment:
  • Aylesbury Vale Level 1 SFRA (external website)
  • Chiltern Level 1 and 2 SFRA (external website)
  • South Bucks Level 1 and 2 SFRA (external website)
  • Wycombe Level 1 Update SFRA [PDF | 654KB]

How to find out if your application is affected by flood risk

1. Go to the Flood Map for Planning (external website) 
2. Enter the postcode of your property / site 
3. Check if your application falls in flood zone 2 or 3

Please DO:

• check whether your proposal is affected by flooding constraints (see below)
• include details of SuDS measures you may include (eg rainwater recycling and drainage, infiltration devices, filter strips, filter drains, porous pavements, or basins and ponds to hold excess water)

How to find out if your application is affected by medium or high surface water flood risk

1. Go to the Long Term Flood Risk website (external website)
2. Click ‘start now’, enter the postcode of your site and confirm the address
3. The website will tell you if your proposal is affected by medium / high surface flood risk

If your site doesn’t have a postcode:

1. Go to the Long Term Flood Risk map (external website)
2. Select ‘Flood Risk from Surface Water – Extent of flooding’ from the drop-down list
3. Find your proposal site on the map
4. Click the darkest colour in your site area to see the level of surface water flood risk

How to find out if your application contains an ordinary watercourse

1. Go to the Buckinghamshire County Strategic Flood Asset register (external website)
2. Search your property / site address
3. Open the layer control (3 stacked diamonds) in the top left corner and select the ‘ordinary watercourse’ layer (untick everything else)
4. Check the map viewer to see if your proposal includes an ordinary watercourse

Note: If your proposal is affected by medium or high groundwater flood risk, is located within the Burnham Beeches catchment zone (Chiltern and South Bucks only) or has been subject of a Section 19 Flood Investigation Area, you will need to submit a SuDS statement. If you're unsure whether your proposal is affected by either of these, please seek planning advice.

Please DO:

• use our template (above)

How to find out if your application contains a heritage asset

Heritage assets include:

• listed buildings
• scheduled ancient monuments
• registered historic parks and gardens and battlefields
• conservation areas
• areas of archaeological importance / archaeological notification areas
• non-designated heritage assets (including locally listed buildings and significant buildings identified in a conservation area appraisal)

Conservation areas, scheduled ancient monuments, registered historic parks and gardens, and archaeological notification areas

1. Go to Buckinghamshire County Council’s historic maps (external website)
2. Open the layer control (3 layered diamonds in top right-hand corner)
3. Select the ‘Conservation Area’, ‘Scheduled Monuments’, ‘Registered Historic Parks and Gardens’, and ‘Archaeological Notification Area’ layers
4. Search your property / site address
5. Check the map to see if your site contains any of these assets.

Listed buildings

1. Go to Historic England’s MapViewer (external website)
2. Search your property/site address
3. Check your property / site in the map screen to see if it contains a listed building

Non-designated heritage assets / Locally Listed buildings

• Check the relevant local list for information on locally listed buildings:
  • Aylesbury Vale note (external website) and Aylesbury Vale conservation area appraisals (external website)
  • Chiltern Conservation Area Appraisals (external website) 
  • South Bucks Conservation Area Appraisals (external website) 
  • Wycombe local list [PDF | 82KB]

Note: proposals affecting the setting of heritage assets will need to be supported by a Heritage Asset Statement, please seek planning advice if you are unsure whether your proposal affects the setting of a heritage asset.

Please DO:

• make sure your LVIA has been prepared by a qualified landscape professional
• agree the content of the LVIA through the Council's Planning Advice Service

How to find out if your proposal includes a historic park and garden

1. Go to Buckinghamshire County Council’s historic maps (external website)
2. Open the layer control (3 layered diamonds in top right-hand corner)
3. Select the ‘Registered Historic Parks and Gardens’ layer
4. Search your property / site address
5. Check the map to see if your site contains a historic park and garden.

How to find out if your proposal requires an LVIA as a result of a Local Plan allocation (Wycombe area only)

1. Go to Wycombe MyMaps
2. Search your property / site area
3. Open the planning policy map category using '+' and select the 'housing' layer
4. Click on your property / site in the map window to see if it contains either of the following allocations:

• • Land at Green Farm, Glynswood (Policy reference: HW9)
  • Land at Seymour Court, Marlow (Policy reference: MR6)
  • Princes Risborough Main Expansion Area (Policy reference: PR3)
  • Princes Estate Expansion (Policy reference: PR9)
  • Land at Lower Icknield Way (Policy reference: PR10)
  • Land at Princes Risborough Station (Policy reference: PR16)

Note: an LVIA is required to support applications for any 'significant development' within the Chilterns AONB, or proposals affecting its setting. If you are unsure whether your proposal affects the AONB, please use the Planning Advice Service.

Please DO:

• specify the size, nature, and need for the non-minerals development
• explain the effect of the proposed development on the mineral resource beneath or adjacent to the site
• provide site-specific geological survey data to establish the existence or otherwise of a mineral resource (detailing resource type, quality, estimated quantity and overburden to reserve ratio)
• explain whether it is feasible and viable to extract the mineral resource ahead of the proposed development to prevent sterilisation and the potential for mineral resource use in the proposed development
• (where prior extraction can be undertaken) explain how this will be carried out as part of the overall development scheme with reference to the proposed phasing of operations and construction of the non-mineral development

How to find out if your application is within a Mineral Safeguarding Area

1. Go to the Minerals and Waste Map viewer (external website)
2. Open the layer control (3 layered diamonds in top right corner)
3. Only select the ‘Minerals Safeguarding Area’
4. Search your property / site address
5. Click your property / site in the map viewer to see if it is within a Mineral Safeguarding Area

Please DO:

• undertake an exploratory borehole survey
• provide information identifying the depth and volume of soils and minerals proposed to be extracted
• explain the extracted mineral type and position of the winter water table

Please DO:

• include details of the geological/geomorphological feature on and/or in the vicinity of, the application site
• include details of how the protection and/or enhancement of the feature has been incorporated into the overall design of the development
• where harm is likely, identify the risks the proposal would have on the geological / geomorphological feature by:
  • demonstrating how alternative designs or locations have been considered
  • demonstrating the measures proposed to mitigate the risks that have been identified
  • demonstrating the measures proposed for the ongoing monitoring and reporting to ensure that the integrity of the geological resource that is being protected is not compromised

Designations of geological / geomorphological importance may include:

• special areas of conservation (SACs)
• sites of special scientific interest (SSSI)
• local wildlife sites
• biological notification sites
• local nature reserves
• local geological sites
• ancient woodland

Note: there may be other proposals that require a geodiversity assessment (eg undesignated geological assets). Please use the Planning Advice Service if you're unsure whether your minerals and waste application should be supported by a minerals assessment.

Please DO:

• provide information on type and source of waste
• provide plans and elevation drawings of buildings and other infrastructure
• provide information on working hours, access arrangements (including wheel cleaning) and surface water drainage
• conduct a topographical survey of the existing site
• provide scaled plans and cross sections explaining the proposed phases of working; pre-settlement and post-settlement contours; gas and leachate control systems; when relevant means of disposal of treated effluent and assessment of dry weather flows, duration of development; soil handling; restoration, afteruse and aftercare
• provide a Health Impact Assessment (a tool to appraise both positive (eg creation of new jobs) and negative (eg generation of pollution) impacts on the different affected subgroups of the population that might result from the development)

Please DO:

• Demonstrate the approach to restoration and include details regarding the phasing and direction of working and progressive restoration.
• For each working phase, site layout plans should show the location of enabling infrastructure (site access, offices, welfare facilities, car parking, haul roads and plant etc), temporary and permanent mitigation measures (advanced planting, retained planting, protection measures, bunds and boundary treatments etc) and the location of voids, stockpiles and waste materials.
• Provide cross sections to show the relative height of the above aspects within the wider site context.
• Include details regarding the proposed restoration material and soils (overburden and/or importation of infill material), and the final landform. Plans showing existing and proposed contours should be provided alongside cross sections to show existing and proposed ground levels and gradients (where high settlement rates are expected, pre and post settlement contours may be required).
• Provide a landscape scheme to show the proposed land use (eg agriculture, geodiversity, biodiversity, native woodland, historic environment, recreation). For proposals that affect agricultural land, a statement of the existing and proposed Agricultural Land Classification is required. The scheme should also show site access and vehicular/pedestrian routes and public rights of way, retained and new landscape features (to include water/drainage features).
• Demonstrate that aftercare should be provided for at least 5 years, and detailed within management and maintenance specifications and schedules.
• Provide sufficient detail to avoid the imposition of pre-commencement conditions.

Please DO:

• include details of topography and surface drainage, artificial ground, superficial deposits, landslip deposits, rockhead depth, bedrock geology and details of any borehole reports including any information with regard to both licensed and unlicensed abstractions
• indicate natural water table including its depth, source catchment areas and characteristics
• consider the potential impact upon any wetland site of special scientific interest
• show that third parties will not be affected by the dewatering
• where dewatering is likely to have an impact on public and private water supplies or water bodies or watercourses, include details of mitigating measures must be included in the application eg recharging reservoirs
• include details of proposed methods of dewatering and proposed methods of water disposal
• include proposed measures to control potential pollution to protect ground and surface water
• give an indication of any necessary drainage and flood control measures
• give an indication of proposed monitoring measures, including any requirements for the provision of settlement lagoons
• set out the way in which surface water is to be disposed of
• set out proposals for the avoidance of impairing drainage from adjoining areas
• set out proposals for the prevention of material entering open watercourses

Any works proposed to be carried out that may affect the flow within an ordinary watercourse will require the prior written consent from the Lead Local Flood Authority under Section 23 of the Land Drainage Act 1991 (external website). This includes any permanent and or temporary works regardless of any planning permission.

Note: if your proposal falls in an area that affect the water table you are strongly advised to submit a hydrological / hydrogeological assessment. Please seek planning advice if you are uncertain whether your proposal requires a hydrological / hydrogeological assessment.

Please DO:

• assess the proposal in line with relevant Development Plan policies (below)
• assess the proposal in line with the National Planning Policy Framework (below)
• show awareness of the developer contributions expected from the proposal (including affordable housing)
• determine whether your proposal has impact on Public Rights of Way (where affected, include locations of affected routes, how they’ll be affected, and how the impact on the network can be minimised)

Where to find National and Local planning policies

National planning policy

• National Planning Policy Framework (external website)
• National Planning Policy for Waste (external website)

Local planning policy

• Aylesbury Vale Development Plan (external website)
• Buckinghamshire Minerals and Waste Plan (external website)
• Chiltern Development Plan (external website)
• South Bucks Development Plan (external website)
• Wycombe Development Plan

Please DO:

• check whether your proposal is in the Green Belt, AONB (below)
• consult an appropriate qualified specialist to conduct the survey
• demonstrate that the existing foundations, floors, walls, and roof of the building are of sound and permanent construction

How to find out if your proposal is in the Green Belt / AONB

Aylesbury Vale, Chiltern, and South Bucks areas

1. Go to the Buckinghamshire County Council Minerals and Waste Map Viewer (external website)
2. Open the layer control (3 stacked diamonds in top right corner)
3. Select only the ‘Green Belt (Bucks)’ and ‘Chilterns AONB’ layer
4. Search your property / site address
5. Click on your property / site in the map window to see if your proposal falls within the Green Belt or AONB

Wycombe area

• go to Wycombe MyMaps
• select the planning policy map category using the '+' and select the following map layers (by ticking the box):
  • area of outstanding natural beauty
  • green belt
• click on your property / site in the map window to see if it is affected by these designations

Note: If your proposal involves a change of use / renovation and is located elsewhere in the countryside or rural areas (eg outside of a settlement) we may ask for you’re a structural / building condition survey. If you’re unsure whether your proposal requires a structural / building condition survey, please use our Planning Advice Service.

Please DO:

• check whether your proposal is outside of a designated town centre / primary shopping area
• provide a thorough assessment of all sites in the town centre
• provide a thorough assessment of any sequentially preferable sites outside of town centres
• demonstrate the availability, suitability, and viability of the above options

'Main Town Centre' uses include:

• retail (including warehouse clubs and factory outlet centres)
• leisure and entertainment facilities (including cinemas, restaurants, drive-through restaurants, bars, pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls)
• offices
• arts, culture, and tourism development (including theatres, museums, galleries, concert halls, hotels, and conference facilities)

How to find out if your application is outside of a designated town centre / primary shopping area

Chiltern Local Plan Area

• Go to the Interactive Policies Maps (external website)
• Search your property / site address
• Open the ‘Key’ at the top of the screen and find the entry for Shopping (solid blue fill)
• Look at the map screen to see if your proposal is within or outside of a shopping area

South Bucks Local Plan Area

• Go to the Proposals Map webpage (external website)
• Check the ‘Index Page’ to see which map is relevant to your property / site and open
• Find your property / site and see if it is within or outside of this designated area

Wycombe Local Plan Area

• Go to Wycombe MyMaps
• open the planning policy map category using '+' and open the following map layers (by ticking the box):
  • retailing
  • town centre High Wycombe
  • town centre Marlow
  • town centre Princes Risborough
• click on your property / site in the map window to see if your proposal is outside of these areas

Please DO:

• assess the impact of the proposal on existing, committed, and planned public and private investment in an area
• assess the impact of the proposal on town centre vitality and viability
• assess the impact of the proposal on local consumer choice and trade in the area for up to five years from submission (non-major applications)
• assess the impact of the proposal on local consumer choice and trade in the area for up to ten years from submission (major applications)

Thresholds for requiring an impact assessment

• Aylesbury Vale - all retail / leisure developments over 2000 sq m (gross)
• Chiltern - all retail / leisure developments over 1000 sq m (gross)
• South Bucks - all retail / leisure developments over 1000 sq m (gross)
• Wycombe - retail / leisure developments (by area)
  • High Wycombe - 1000 sq m or above
  • Marlow and Princes Risborough - 500 sq m or above
  • District centres and 3km radius - 250 sq m or above
  • None of the above - all leisure / retail proposals

How to find out the local threshold for an Impact Assessment (Wycombe Area only)

• go to Wycombe MyMaps
• open the planning policy map category using '+' and open the following layers:
  • retailing
  • town centre High Wycombe
  • town centre Marlow
  • town centre Princes Risborough
• click on your property / site in the map window to see whether it is covered by these areas and the corresponding threshold for an impact assessment (set out above)

Please DO:

• Check whether your proposal requires a Transport Assessment / Transport Statement (below).
• Discuss the scope of a Transport Assessment/Transport Statement with the Highways Authority prior to submitting a planning application.
• Check the availability of Buckinghamshire County Council’s Strategic Transport Models (external website), where appropriate developers are encouraged to use our models to assess their proposals.
• Include information on the proposed development and surrounding areas.
• Set out the planning context of the development proposal.
• Include an assessment of road collision history on the surrounding road network.
• Include details of the proposed access arrangements for all modes of transport.
• Include data on current and proposed traffic flows on links and at junctions.
• Include an assessment of travel changes due to the development, including trip generation, trip distribution and where appropriate local junction modelling.
• Include a cumulative assessment in line with the NPPF and NPPG taking into account other planning applications under consideration.
• Include details of existing and proposed public transport provision, including where appropriate phasing (eg new passenger transport routes or demand responsive services).
• Include a description of parking facilities in the area and the parking strategy of the development.
• Include measures to improve the accessibility of a development site and proposals to reduce the need for travel (eg new passenger transport equipment and facilities or pedestrian and cycle improvements).
• Include measures to mitigate the residual impacts of development (eg capacity enhancements, junction improvements).

Guideline thresholds for transport statements / transport assessments

Please consult the Buckinghamshire County Council’s Highways Development Management Guidance [PDF | 2.23MB] for the thresholds and guidance. A summary has been provided below:

Please note: the above thresholds are guidelines only, there may be other proposals that require a Transport Statement / Transport Assessment (eg proposals that generate significant amounts of transport movements). Please seek Planning Advice if you are unsure whether your proposal needs a Transport Assessment / Transport Statement.

Please DO:

• check whether your proposals require a Travel Plan (see below)
• discuss the scope of the Travel Plan with the Highways Authority prior to submitting a planning application
• include a description of the development
• include information concerning the nature of development and the forecast level of trips for all modes of transport
• include relevant information about existing travel habits and where possible a baseline survey of the residents/staff/visitors
• include a named travel plan co-ordinator
• include realistic objectives appropriate to the site
• set out a clear action plan of measures to encourage the use of sustainable transport
• include a S.M.A.R.T target to reduce single occupancy car use by at least 10% within the first 5 years of occupation
• include a commitment to monitor and review the Travel Plan

Guideline thresholds for a travel plan

Please consult the Buckinghamshire County Council’s Highways Development Management Guidance [PDF | 2.23MB] for the thresholds and guidance. A summary has been provided below:

Please note: the above thresholds are guidelines only, there may be other proposals that require a Travel Plan (eg proposals that generate significant amounts of transport movements). Please seek Planning Advice if you are unsure whether your proposal needs a Travel Plan.

Please DO:

• use the canopy calculator (above)
• read the Canopy Cover Supplementary Planning Document (above) for information on how to use the calculator
• consider the calculator whilst iterating and refining your site design and layout

Note: please seek planning advice if you are unsure how to incorporate canopy cover into your proposal.

Please DO:

• detail the position, design, noise attenuation of ventilation / extraction equipment
• detail the extraction equipment (where relevant)

Please DO:

• include a vehicle tracking plan for refuse vehicles that shows accessibility to every roadway
• show the storage location of the appropriate number of bins on the property (with a red dot)
• show the expected collection / emptying location for the bins (with a blue dot)
• demonstrate that each property has an outside route (not through the property) to move the bins from the storage location to the collection location
• clearly mark roads that are private or not being adopted by Buckinghamshire County Council
• confirm the pull distance for crews and residents
• (where communal waste facilities are built) show the location of the bin store, show suitable capacity (number of bins) for the number of properties and collection points of crew, show the distances from the storage compound to the further residential property

Please DO:

• provide an assessment of the existing water environment at and in the vicinity of the site
• demonstrate how the site will be served by infrastructure (stating capacity and how they connect)
• identify the risk posed by the proposed development on the water environment
• set out the measures proposed to mitigate the potential risks that have been identified
• set out proposals for the ongoing monitoring and reporting to ensure that there is no impact on the water environment during proposed operations

How to find out if your proposal is in a Source Protection Zone / Drinking Water Safeguard Zones

1. Go to DEFRA MagicMaps (external website)
2. Enter your property / site postcode
3. Open the layers by clicking ‘Designations’ > Land-Based Designations > Non-Statutory > ‘Drinking Water Safeguard Zones (surface water), ‘Drinking Water Safeguard Zones (groundwater), and ‘Source Protection Zones merged’
4. Check the map viewer to see if your proposal is in the relevant zones

Please DO:

• follow the Secured by Design guidance (external website)
• include details on: environmental quality and sense of ownership, natural surveillance, access and footpaths, open space and management, and lighting

When should you submit a crime prevention strategy?

You should submit a Crime Preventation Strategy, or as a minimum details on how attempts have been made to ‘design out crime’, as part of the design and access statement. A crime prevention strategy is recommended for major applications.

Please DO:

• include details on the existing and expected levels of daylight, sunlight and overshadowing on neighbouring properties
• explain the measures that will be taken to mitigate against the expected impact of the proposed development
• assess the daylight and sunlight to be received by new units

When should you submit a daylight / sunlight assessment?

You should submit a daylight / sunlight assessment if there is potential to cause adverse impacts upon the current levels of sunlight / daylight enjoyed by adjoining properties and buildings, including gardens.

Please DO:

• provide an analysis of the site
• identify a baseline energy consumption of the buildings
• identify the energy efficient measures that are to be used to reduce the energy requirements of the buildings
• assess the feasibility of the different renewable energy technologies available for the site
• calculate the amount of on-site renewable energy that will be generated
• identify the renewable energy technology to be used in the proposal
• address issues of visual impact (and cumulative visual impact)

When should you submit an energy statement?

It is recommended to submit an energy statement for applications involving renewable energy generation (eg wind turbines).

Please DO:

• prioritise the hierarchy set out in the Planning Practice Guidance (in order of preference):
  • public sewerage plant
  • treatment plant
  • septic tank
  • cess pit
• include justification for the proposed foul drainage system

When should you submit a foul drainage assessment?

You should submit a Foul Drainage Assessment for any development (other than householder extensions) where the development involves the disposal of foul sewage, effluent or trade waste other than a mains connection to a public sewer.

Please DO:

• state the aims and objectives
• outline what was done to meet the aims and objectives
• provide an interpretation of the results
• state any assumptions and uncertainties made, and the conclusions drawn
• contain sufficient information to suitably inform decisions on the proposed use of the land
• include laboratory analysis reports
• include environmental search records (such as those from Environcheck / Landmark / Groundsure)
• ensure any reports have been peer-reviewed
• conduct both a site walkover and desk-based study (or provide justification as to why these have not been done)
• provide evidence for any historical uses on the site
• ensure all reports are properly referenced

When should you submit a land contamination assessment?

You should submit a land contamination assessment if your development site is suspected to be ‘contaminated’. Guidelines on what is considered ‘contaminated land’ can be found on GOV.UK (external website).

Please DO:

• read our guidance (above)

When should you submit a landscape strategy / landscape plan?

You should submit a landscape strategy / landscape plan for any applications that involve a degree of landscaping, or to provide landscape details at the reserved matters stage.

Please DO:

• read the guidance (above)
• provide a layout plan showing the location of all light fixtures and beam orientation and spread patterns of illuminated areas with specified lux levels
• provide elevational details showing the position of the lighting units (whether freestanding or attached to existing buildings or structures
• provide the proposed times at which the lighting will be in use
• mitigation measures to remove or reduce any adverse impacts identified

When should you submit a lighting assessment?

The need for a lighting assessment will often depend upon the scale of the scheme and the sensitivity of the surrounding area, including whether the site is located within a dark skies area, such as the Chilterns AONB. All proposals involving major floodlighting schemes must be accompanied by a lighting assessment.  A lighting assessment may also be required when there may be an adverse effect of biodiversity, for example lighting proposals which may adversely affect bat roosts or feeding/communing routes, or which are in proximity to residential dwellings and may have an impact on amenity.

Please DO:

• identify sources, pathways, receptors (and sensitive receptors eg European / nationally designated sites)
• include mitigation measures where appropriate

When should you submit a bio-aerosol assessment?

You should submit this information for proposals that involve composting, anaerobic digestion and other facilities utilising biological treatment methods

Please DO:

• ensure the birdstrike management plan is produced in liaison with the Civil Aviation Authority and the Ministry of Defence specific to the site in question

When should you submit a birdstrike risk management plan?

You should submit a birdstrike risk management plan for applications for minerals and waste development that is likely to attract birds within 13km of civil airports and Ministry of Defense airfields. If you are unsure whether your proposal applies to this, please seek planning advice.

Please DO:

• consider the appropriate methods for controlling and monitoring emissions on GOV.UK (external website), including: site layout, enclosure in buildings, vehicle movements, managing stockpiled waste and open ground
• include your plans for managing and monitoring (eg regular inspections, securing and removing waste that attracts scavengers, employing professional pest controllers, using deterrent methods, and netting)

When should you submit details of litter, vermin and bird control?

You should submit these details for developments that would involve processes that generate litter and / or could attract vermin and birds. This is recommended for all waste applications.

Please DO:

• include details of the baseline of the existing climate around the site
• identify operations that could lead to the generation of emissions (dust, odour and vibrations)
• assess the change in baseline conditions that may result from the proposed development
• identify the receptors that could be affected by the emissions arising from proposed operations on the site
• recommend mitigation and management measures such as those on GOV.UK (external website), including: site layout, enclosure in buildings, vehicle movements, dust suppression and monitoring, managing stockpiled waste and open ground
• recommend proposals to monitor and report on emissions and enable effective response to any complaints

When should you submit a scheme for mitigation and monitoring of emissions?

You should submit this information if your proposal involves processes that generate dust, odours and vibrations that may impact on local amenity. It is recommended to submit this with all minerals and waste applications.

Please DO:

• consider the environmental impacts early
• engage an acoustic consultant to draft a report
• set out the scope of the report
• explain the methodology used (including monitoring, equipment, conditions)
• show a full table of results
• include a comparison of survey results with noise standards
• set out recommendations for noise control methods
• consider cumulative noise impacts where relevant

When should you submit a noise assessment?

A noise impact assessment prepared by a suitably qualified acoustician should support applications that raise issues of disturbance or are considered to be noise sensitive developments. This includes new industrial development close to existing residential development; new residential development close to existing  industrial development; Minerals and waste development; and Energy generation development including wind turbines.

Please DO:

• read the relevant local guidance (above)
• as a guideline for the provision of open space, it is recommended to provide 4.45 hectares of open space per 1000 population

When should you submit a open space assessment?

You should submit this information if your proposal generates the need for open space, or if your proposal involves the total or partial loss of open space provision. You may also need to submit a community needs assessment.

Please DO:

• ensure your parking provision meets the Buckinghamshire Parking Guidance (external website)
• show the location, size and layout of parking areas (including cycling) and access arrangements
• show electric charging points
• show proposed manoeuvring layouts

When should you submit a parking plan / parking strategy?

It is recommended to submit a parking plan / parking strategy for all major applications, this can be included as part of your transport assessment. We would also recommend including a parking plan for minor developments where a new / altered access is proposed or where additional vehicle movements are proposed or may increase as a result of development.

Please DO:

• show you have considered the relevant Statement of Community Involvement (see above)
• set out the responses received
• explain how the application has been modified to deal with concerns expressed
• show evidence of conforming to 'pre-application consultation'

When should you submit a Statement of Community Involvement?

It is recommended to submit a Statement of Community Involvement on all large major applications (200 or more dwellings, 10,000 sq m or more non-residential floorspace, or a site size of 2 hectares or more).

Please DO:

• show the proposed slab levels/roof ridge height(s)/roof eaves
• show the existing neighbouring building slab levels/roof ridge height/roof eaves height
• show existing level of road outside the site
• detail how adjoining building info has been obtained
• include certification of the accuracy of the representation of adjoining properties

Please DO:

• set out the energy efficiency of the proposed development, covering both operational energy and CO2 issues, and consideration of options for renewable energy
• set out the environmental implications of the use of the building materials (and use of recycled materials) proposed in the development
• show how use of sustainable drainage systems and water efficiency will be incorporated
• show consideration for brownfield sites
• show consideration for water manage, promoting resource efficiency
• show how features of the site (eg topography and orientation) have informed sustainable design principles
• show the predicted energy demand of the proposed development and the degree to which the development meets current energy standards
• where appropriate, include a Building Research Establishment Environmental Assessment Method (BREEAM) rating (external website)

When should you submit a sustainability statement?

You are encouraged to submit a sustainability statement with all developments, but as a minimum a Sustainability Statement should be submitted with all major development applications, or developments valued at £500,000 (for schools), or £1 million (other schemes).

Please DO:

• show how the availability of utility services has been examined
• demonstrate whether proposals would result in undue stress on the delivery of utility services
• explain whether proposals incorporate any utility requirements (eg substations, telecommunications equipment, facilitation of broadband, etc)
• demonstrate how damage to trees and archaeological remains has been avoided
• show how existing infrastructure is being relocated or protected (if discussions with providers requires this)

When you should submit a utilities statement

It is recommended to submit a utilities statement for all major applications, or applications that are not currently connected to the utilities network.