How to prepare a valid planning application

What is it?	When is it needed?	Why is it needed?	How do I prepare?
a form setting out your development proposal and contact information	ALL APPLICATIONS	to process and record your application	see detailed guidance below

Please DO:

• complete, sign, and date the form
• use Planning Portal or download a copy of the correct form.

Best practice example:

• application form - best practice examples [PDF | 1.01MB]

 

How to prepare an application form

You can either complete your application form online through the planning portal (external website) or by downloading a copy (external website).

Part of application form	What this means	What do you need to submit/attach?
1. Site address	The address of the property you are looking to submit an application form.	Not applicable.
2. Applicant details	Your contact details.	Not applicable
3. Agent details	Your agent's contact details (if you're using an agent)	Not applicable
4. Description of proposed works	A description of the work you are applying for	Be specific on what is happening, not just where.
5. Materials	Details of the materials you will be using in your proposal	Specify existing materials as well as proposed materials. Make sure to include details of the plans you will be submitting. We recommend including both existing and proposed plans and elevations of work you are applying for, these should all be named and numbered and include scale bars.
6. Trees and hedges	Details of any trees within falling distance of your proposed development	You can illustrate these on your submitted plans, make sure to include the plan reference number.
7. Pedestrian and vehicle access, roads and rights of way	Details of any new or altered pedestrian and vehicle access points.	Not applicable
8. Parking	Details of whether the proposed development affects existing parking arrangements.	Not applicable
9. Site visit	Details on whether the site is visible from the outside of your property.	If your proposal is in an area that is not visible from public land, the officer doing the site visit will contact you to arrange an appointment.
10. Pre-application advice	Have you used the Council's Planning Advice service?	If yes, please include the reference number and the name(s) of any planning officers you have been in contact with
11. Authority employee/member	Declaration of whether you are a member of staff, an elected member, related to a member of staff, or related to an elected member of the Council	Not applicable
12. Ownership certificates and agricultural land declaration	Confirmation as to whether you are the owner of the property - fill in the appropriate certificate	Certificate A – you are the owner and the land is not used for agricultural purposes Certificates B, C, and D – you are the owner of the land but the land is wholly/partly in agricultural use.
13. Declaration	Confirmation that you have submitted all necessary documents, and entered correct information	Ask yourself: Are my contact/address details correct? Have I described the work I want to do? Have I submitted the existing and proposed plans? (Floor plans/elevations/roof) Do my plans have scale bars? Have I completed a Design and Access statement? Are there any other documents I need to submit? (see website)

 

What is it?	When is it needed?	Why is it needed?
a certificate stating the ownership status of an application site	ALL APPLICATIONS	to confirm whether the landowner is making the application, or whether the landowner is aware of the application being made Legislation: Town and Country Planning (DM Procedure) 2015

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 / agircultural 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]

 

What is it?	When is it needed?	Why is it needed?	How do I do it?
the fees set by government that must be paid for certain application types	ALL APPLICATIONS	the requirement for planning fees are set out by law	You can pay your fee using our online service.

Please DO:

• make sure you've paid the correct fee
• pay your fee using our online service.

 

What is it?	When is it needed?	Why is it needed?	How do I do it?
declaration of intention to pay CIL (if applicable)	ALL APPLICATIONS	to make sure CIL will be paid when required	see Planning Portal for information on what forms to submit

Please DO:

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

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

• Go to 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

 

What is it?	When is it needed?	Why is it needed?	How do I do it?
a checklist identifying potential risk to ecology and trees on your development	ALL APPLICATIONS	to ensure no protected habitats, wildlife, or trees are impacted by your development proposal	By using our ecology and trees checklist [DOCX | 43KB]

Please DO:

• accurately and completely fill the form
• check to see if your site / property contains ecology or trees designations (see below)

If you are unsure whether any trees / ecology will be affected by your proposals, please seek Planning Advice.

How to find out if your proposal includes ecology or tree designations:

• Go to MyMaps
• Type in the property / site address
• Open the 'Planning Policy' map category using '+' and select the following layers (by ticking the box):
  • Ancient Woodland
  • Local geological and wildlife sites
  • Priority habitat
  • Site of special scientific interest
  • Special areas of conservation
• Open the 'Planning Constraints' map category using '+' and select the following layers (by ticking the box):
  • Ancient woodlands buffer
  • SAC buffer
  • SSSI buffer
• Click on your property on the map screen to see if your property / site contains an ecology or trees designation

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a plan showing the development in relation to the boundaries and on-site buildings	ALL APPLICATIONS	to record the area of your application Policy: DM35 (WDLP) NPPF paragraphs 124-132 Legislation: Town and Country Planning (DM Procedure) 2015	site plan - guidance (external website) site plan - buy a planning map (external website)

Please DO:

• scale plans at 1:500 or 1:200 - include scale bar
• 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]

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a plan showing the development in the context of the surrounding area	ALL APPLICATIONS	to assess your application in the context of the neighbouring area Legislation: Town and Country Planning (DM Procedure) 2015	Location plan - guidance (external website) Location plan - buy a planning map (external website)

Please DO:

• scale plans at 1:1250 or 1:2500 - with scale bar
• 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]

 

What is it?	When is it needed?	Why is it needed?	How to prepare
drawings that show what your development looks like from the outside (typically all four sides of a building)	ALL APPLICATIONS	to assess what the finished development will look like from the outside Policy: DM35 (WDLP) NPPF paragraphs 124-132 Legislation: Town and Country Planning (DM Procedure) 2015	This must be scaled correctly.

Please DO:

• scale plans at 1:100 or 1:50 - with scale bar
• 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]

 

What is it?	When is it needed?	Why is it needed?	How to prepare
diagrams showing the floor layout of your development on each level (typically shown top-down)	ALL APPLICATIONS	to assess what the finished floor plan will look like Policy: DM35 (WDLP) DM43 (WDLP) NPPF paragraphs 124-132 Legislation: Town and Country Planning (DM Procedure) 2015	This must be scaled correctly.

Please DO:

• scale plans at 1:100 or 1:50 - with scale bar
• explain the proposal in detail
• indicate where existing buildings and walls are to be demolished (preferably 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)

Best practice example:

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

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a diagram setting out the shape / design of a roof (shown from an aerial view)	Proposals that involve alterations / new works to a roof	to assess what the finished roof will look like Policy: DM35 (WDLP) NPPF paragraphs 124-132 Legislation: Town and Country Planning (DM Procedure) 2015	This must be scaled correctly.

Please DO:

• scale plans at 1:100 or 1:50 - with scale bar
• include any relevant details (e.g. roofing materials, location of materials)

 

What is it?	When is it needed?	Why is it needed?	How to prepare
diagrams showing cross-sections of a development and surrounding land	required for works that include alterations to ground levels, including: raised / sunken patios, decking, steps, etc.	to assess the impact of your proposals on the ground levels Policy: DM35 (WDLP) NPPF paragraphs 124-132 Legislation: Town and Country Planning (DM Procedure) 2015	see OS-Net for more information on the current OS datum points used see also information on other benchmark figures used.

Please DO:

• scale plans at 1:100 or 1:50 - with scale bar (1:200 will be acceptable for larger site areas)
• 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

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a statement setting out details of the agricultural holding and justification for the development sought	required for proposals involving an agricultural holding	to assess the need for agricultural development Policy: DM27 (WDLP) DM42 (WDLP) DM44 (WDLP)	Please use our Statement of Agricultural Need template [PDF | 147KB]

Please DO:

• use our template (above)
• include details and the extent of the agricultural holding
• specify the nature of agricultural activity being carried out
• include detailed justification for the development proposal

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a report setting out the expected change to air quality as a result of development and identify mitigation measures	required for proposals in an Air Quality Management Area.	to ensure your development does not lead to an adverse impact on air quality Policy: DM20 (Wycombe Local Plan) NPPF paragraph 181	see Air Quality guidance on the Planning Practice Guidance website.

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:

• go to MyMaps
• type in your property / site address
• open the environment map category using '+' 
• select the 'Air quality management area' layer (by ticking the box)
• click on your property on the map screen to check if it falls within an AQMA

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a report setting out evidence of research into community need and how the development proposal will impact that need	required for proposals that would result in the total or partial loss of a community facility (land or building)	to prevent the loss of essential community facilities Policy: DM29 (Wycombe Local Plan) NPPF paragraph 92	see the Council's Community Facilities SPD [PDF| 999KB]

Please DO:

• read our Community Facilities Supplementary Planning Document
• include details of the community use(s) that would potentially be lost / partially lost by the proposed development
• 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

How to find out if your proposal includes a community facility:

• go to MyMaps
• select the community map category (by ticking the box)
• click on your property / site on the map screen to see if it contains a mapped community facility

Please note: not all community facilities are mapped. We recommend using our Planning Advice Service if you are unsure whether your proposal affects a community facility.

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a report setting out the framework for how a site responds to its local setting, and demonstrates how it can be accessed by users	required for: - ALL major applications - ALL listed building consent applications - applications in a conservation area for one or more dwelling(s) OR a building with a floorspace of 100m2 or more	to make sure your proposal fits in with the local area and is accessible Policy: DM31 (Wycombe Local Plan)	see Design and access statement guidance on Planning Portal.

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

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

• go to MyMaps
• open the planning policy map category using '+'
• select the 'Conservation areas' layer (by ticking the box)
• click on your property in the map screen to see if it is within a Conservation Area

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a report summarising the findings of any ecological assessment carried out on the site	required when the Ecology and Trees checklist has indicated a report is required	to ensure that protected species and habitats are not adversely harmed by development Policy: CP10 (WDLP) DM11 (DSA) DM13 (DSA) DM14 (DSA) DM34 (WDLP) NPPF paragraphs 174-177	see Bucks guidance note on biodiversity and planning [PDF | 4.3MB] see WDC wildlife note - guidance for applicants and developers [PDF | 2MB] see also biodiversity and geological conservation guidance on UK Government website.

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 againt local and national planning policy

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a report summarising the findings of any arboricultural (trees) assessment carried out on the site	the Ecology and Trees checklist has indicated a report is required	to ensure that all retained trees are not harmed by development Policy: CP10 (WDLP) DM11 (DSA) DM13 (DSA) DM14 (DSA) DM34 (WDLP) NPPF paragraphs 174-177	see BS5837:2012 - trees in relation to design, demolition and construction - recommendations see also BS3998:2010 - tree works - recommendations

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

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a statement identifying how a scattered business site been marketed for employment use	required when proposal includes the loss / partial loss / change of use of a scattered business site (as defined in DM5 of the DSA plan)	to prevent the loss of necessary employment land Policy: DM5 (DSA) CP5 (WDLP) NPPF paragraph 121	see the DM5 guidance note [PDF | 162KB] for more information

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

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a report assessing the impact of a development on flood risk and identifying mitigation measures	applications in flood zone areas 2 or 3 or has over 1 hectare in flood zone 1.	to ensure your development does not lead to an adverse impact on flooding Policy: DM39 (WDLP) CP12 (WDLP) NPPF paragraphs 155-165	Flood risk assessment guidance on the Planning Practice Guidance website See also the Flood Map for Planning (GOV.UK)

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:

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

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a test set out in the NPPF that looks to steer new development to areas with the lowest risk of flooding. the sequential test forms part of a Flood Risk Assessment	applications in flood zone areas 2 or 3 for: - new dwelling(s) - non-residential schemes over 250 sqm	to compare the site you're proposing with other available sites to see which has the lowest flood risk Policy: DM39 (WDLP) CP12 (WDLP) NPPF paragraphs 157-162	see the guide to the Sequential Test for Applicants (external website)

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 (e.g. 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

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

• go to the Flood Map for Planning (external website) 
• enter the postcode of your property / site 
• check if your application falls in flood zone 2 or 3

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a statement that sets out how SuDS will be implemented on a development site the SuDS statement forms part of a Flood Risk Assessment	required for: - ALL major applications - ALL minor applications of 3 or more dwellings - applications affected by a Section 19 flood area, surface water flood risk, or an ordinary watercourse (see below)	to demonstrate how a development can mitigate against increased flood risk Policy: DM39 (WDLP) CP12 (WDLP) NPPF paragraph 163	see Buckinghamshire County Council's Sustainable Drainage (SuDS) guidance see also SuDS guidance on the Planning Practice Guidance website

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 flood risk:

• go to MyMaps
• open the planning constraints map category using '+' and select the following layers (by ticking the box):
  • section 19 250m buffer areas
  • surface water flooding (only consider if medium or high)
  • water and buffer
• click on your property in the map screen to see if it is affected by flood risk

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a statement that describes the significance of heritage assets (designated and non-designated) on the site, and assess the risk on heritage assets as a result of development.	required for applications that contain designated or non-designated heritage assets (see below).	to understand the impact of the proposal on the significance of any heritage assets. Policy: DM31 (WDLP)  CP11 (WDLP) NPPF paragraphs 184-202	use our Heritage asset statement template [Word | 47KB] See Heritage England guidance on decision-taking in the Historic Environment

Please DO:

• use our template (above)
• describe the heritage asset(s) on the site
• provide an assessment of the significance of the heritage asset(s) and its setting
• describe the proposed works
• justify whether the proposed works are necessary or desirable
• assess the impact of the works on the significance of the heritage assets, using an appropriate assessment
• explain how the design has avoided, minimised, or mitigated any harm to the heritage asset
• provide a desk-based assessment and / or field evaluation (if the proposal includes archaeological assets)
• provide evidence that the historic environment record has been consulted

How to find out if your application contains a heritage asset:

• go to MyMaps
• open the planning policy map category using '+' and select the following layers (using the tick box):
  • ancient monuments
  • conservation areas
  • parks and gardens of historic interest
• open the planning constraints map category using '+' and select the following layers (using the tick box):
  • archaeological sites
  • conservation area buffer
  • listed buildings
  • listed buildings buffer
• click on your property in the map screen to see if it is affected by heritage assets. 
• make a note of the site name, address, and grade (I, II, II*, or LL)

How to find information on the heritage asset:

• listed buildings, ancient monuments, parks and gardens, and archaeological sites: check Historic England's historic record for information on the listing (please make a note of any relevant listing numbers)
• locally listed buildings (grade 'LL'): consult the local list
• conservation areas: please see the relevant conservation area character appraisal or character study

 

What is it?	When is it needed?	Why is it needed?	How to prepare
an assessment that measures the impacts of a development on landscape character and views	required for: - any 'significant development' within the Chilterns AONB, or proposals affecting its setting - development that affects a historic park or garden - specific allocations in the Wycombe Local Plan There may be other proposals where we may ask for a LVIA.	to ensure sites that are considered sensitive in landscape or visual terms are not being adversely impacted by development Policy: CP10 (WDLP) DM30 (WDLP) NPPF paragraphs 170-173	refer to the latest Guidelines for Landscape and Visual Impact Assessment (3rd Edition) by the Landscape Institute. Read further information from the Landscape Institute.

Please DO:

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

How to find out if your application needs a LVIA:

• Go to MyMap
• Open the planning policy map category using '+' and select the following map layers (by ticking the box)
  • area of outstanding natural beauty
  • parks and gardens of historic interest
• click on your property / site in the map window to see if it affected by these designations
• check the Wycombe District Local Plan, and see if your proposal contains the following allocations:

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

Even if your proposal does not fall in the above areas, it may still require an LVIA (eg it may be within the setting of the AONB). If you are unsure whether this applies to your proposal, please use our Planning Advice Service.

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a statement setting out the development proposal and an assessment of the development in relation to local and national planning policy.	ALL major applications	to ensure the application conforms with local and national planning policy. Policy: DM24 (WDLP) CP7 (WDLP) NPPF paragraph 34, 54-57	see Planning Obligations guidance on the Planning Practice Guidance website

Please DO:

• assess the proposal in line with the Wycombe Development Plan
• assess the proposal in line with the National Planning Policy Framework
• show awareness of the developer contributions expected from the proposal (including affordable housing)

 

What is it?	When is it needed?	Why is it needed?	How to prepare
a survey of the existing structure of a building and the proposals of the development for that structure	required for proposals that involve the renovation or change of use of buildings: - in the Green Belt - in the AONB - elsewhere in the countryside / rural areas	to be sure the building can be genuinely reused / converted DM45 (WDLP)	please consult an appropriate qualified specialist to conduct the survey

Please DO:

• check whether your proposal is in the Green Belt, AONB, or elsewhere in the countryside / rural areas
• 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 renovation / change of use application needs a survey:

• go to 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

Best practice example:

• see RIBA's example of a building condition report

 

What is it?	When is it needed?	Why is it needed?	How to prepare
an assessment for an application for 'main town centre' uses outside of an existing centre to demonstrate that there is no available land within an existing centre	required for proposals for 'main town centre uses' uses that are outside of a designated town centre or primary shopping area, unless the main town centre uses are proposed in accordance with the up-to-date Development Plan	to ensure the vitality of town centres  Policy: DM7 (DSA) DM10 (DSA) CP6 (WDLP) NPPF paragraphs 86-90	see guidance on ensuring the vitality of town centres on the Planning Practice Guidance website see also section 7 of the NPPF

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

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

• go to 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

 

What is it?	When is it needed?	Why is it needed?	How to prepare
an assessment for an application for retail / leisure uses on the impact of the proposal on the vitality and viability of existing retail centres	required for proposals for 'main town centre uses' of certain thresholds NOT allocated in an up-to-date development plan. The thresholds depend on the location (see below)	to assess the impact of the proposal on the vitality of the existing retail centre Policy: DM7 (DSA) DM10 (DSA) CP6 (WDLP) NPPF paragraph 89	see guidance on ensuring the vitality of town centres on the Planning Practice Guidance website see also section 7 of the NPPF

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 proposals requiring an impact assessment:

• High Wycombe town centre: 1,000m2 or above (gross)
• other town centres (Marlow and Princes Risborough): 500m2 or above (gross)
• district centres and 3km radius: 250m2 or above (gross)
• local centres: all leisure / retail proposals
• none of the above: all leisure / retail proposals

Find out if your proposal is affected by a retailing area and what threshold you must follow:

• go to 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)

 

What is it?	When is it needed?	Why is it needed?	How to prepare
an assessment which looks at the transport implications of a development	required for applications that meet Buckinghamshire County Council's guideline thresholds.  For example: - 80 or more housing units - 800 sqm of A1 use floorspace - 2500 sqm of B1 use floorspace - 1500 sqm of D2 use floorspace Please consult the assessment thresholds for a use-class break down	to assess the impact of a proposal on the existing transport network Policy: DM2 (DSA) NPPF paragraph 111	see guidance on transport assessments on Planning Practice Guidance (external website)

Please DO:

• check whether your proposal requires a transport assessment
• include information on the proposed development and the surrounding area
• set out the planning context of the development proposal
• include an assessment of public transport capacity, walking / cycling capacity, parking provision, and road network capacity
• include data about current traffic flows on links at at junctions, road trip generation and trip distribution
• set out measures to promote sustainable travel
• set out measures to improve accessibility
• provide an an analysis of the injury accident records on the public highway over a 3 or 5 year period
• detail the safety implications of the development
• set out mitigation measures
• detail the scope and implementation strategies for mitigation measures

How to find out if your application requires a transport assessment:

• please consult the Buckinghamshire County Council assessment thresholds for the thresholds, broken down by use-class

 

What is it?	When is it needed?	Why is it needed?	How to prepare
details of the ventilation / extraction system for relevant planning applications	required for proposals that require ventilation or extraction (e.g. hot food takeaway, restaurant uses, and launderettes)	to ensure ventilation and extraction has been implemented in a safe and appropriate way	see HSE guidance on ventilation (external website)

Please DO:

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

 

What is it?	Why is it needed?
an assessment of sunlight / daylight on a property and its neighbours as a result of a development	to assess the imapct of development on neighbours and assess whether adequate daylight and sunlight will be recieved by the new development Policy: NPPF paragraph 123

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 recieved by new units

 

What is it?	Why is it needed?	How to prepare
a statement demonstrating and justifying the proposed connection for foul sewerage (if not connected to the mains system)	to demonstrate that the proposed means of foul sewerage system is appropriate. Policy: DM38 (WDLP)	see drainage and waste disposal: Approved Document H on UK Government website (external website)

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

 

What is it?	Why is it needed?	How to prepare
an desk- and / or field-based assessment of existing contamination at a site	a land contamination assessment is a precautionary measure to ensure that known contamination issues undergoes an appropriate risk assessment Policy: DM30 (WDLP)  NPPF paragraphs 178-183	see Land Contamination guidance on Planning Practice Guidance (external website) see also the Environment Agency's guidance on Land Contamination: risk management (external website)

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

 

What is it?	Why is it needed?	How to prepare
a landscape strategy must set out the concepts for landscaping a landscape plan must provide details on the species and any hard-surfacing on the site	to demonstrate the consideration of landscape and boundaries in an application, or if an outline application reserves the details of landscape matters. Policy: CP9 (WDLP) DM11 (DSA) DM32 (WDLP) DM34 (WDLP) NPPF paragraphs 170-172	see WDC guidance on planting native hedgerow species see also WDC guidance on incorporating tree pits into proposals

Please DO:

• read the Council's guidance (above)

 

What is it?	Why is it needed?	How to prepare
an assessment setting out details of number, type, location, intensity, beam orientation, and intended hours of use for any external lighting should also include assessment of any resulting light pollution	to assess the impact of external lighting proposals on publically accessible areas, existing residential property, listed buildings, conservation areas, or open countryside Policy: DM30 (WDLP)  NPPF paragraph 180	see the Institute of Lighting Professionals for guidance and useful resources see also the Planning Practice Guidance website for guidance on light pollution.

Please DO:

• read the guidance (above)

 

What is it?	Why is it needed?	How to prepare
an assessment of the existing noise environment and / or the noise generated by the proposed development	to ensure developments do not give rise to disturbance by noice, and to protect noise sensitive areas see the World Health Organisation for more information on the dangers of noise pollution Policy: DM30 (WDLP) NPPF paragraph 170	see the Planning Practice Guidance website for information on noise issues in planning

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

 

What is it?	Why is it needed?	How to prepare
an assessment of how the open space needs of a development will be met  OR a justification for the loss of an open space	to protect the loss of essential open space, and identify opportunities for the creation of new open space Policy: CP7 (WDLP) DM16 (DSA) NPPF paragraphs 92, 96-101	see the Open Spaces Framework [PDF | 6.46MB] for guidance on open space provision in the district

Please DO:

• read the Council's guidance (above)

 

What is it?	Why is it needed?
a statement setting out the consultation process that has been undertaken prior to submitting a planning application this is recommended for all large major applications	to conform with the council's adopted Statement of Community Involvement Policy: DM35 (WDLP)

Please DO:

• set out the responses recieved
• explain how the application has been modified to deal with concerns expressed
• show evidence of conforming to 'pre-application consultation'

 

What is it?	Why is it needed?
a drawing that shows a finished view of how the proposed new building would fit in amongst the adjoining buildings	to demonstrate how proposed buildings relate to existing site levels and neighbouring development Policy: DM35 (WDLP) NPPF paragraphs 124-132

Please DO:

• show the proposed slab levels /  roof ridge height(s) / roof eaves
• show the existing neighouring 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

 

What is it?	Why is it needed?	How to prepare
a plan setting out the way in which transport implications of the development are going to be managed to minimise impact	to provide long-term management strategies for integrating proposals for sustainable travel into development planning Policy: DM2 (DSA) NPPF paragraph 111	see guidance on travel plans on Planning Practice Guidance (external website)

Please DO:

• look at benchmark travel data including trip generation databases
• include information concerning the natural of development and the forecast level of trips
• include relevant information about existing travel habits
• set out proposals to reduce the need for travel to and from the site
• detail provision of improved public transport services

 

What is it?	Why is it needed?
a statement setting out details of the existing utilities serving a site and how utilities will be provided within the site	to ensure there is no conflict between services and existing site features or proposed landscaping. Policy: DM38 (WDLP)

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 (e.g. substations, telecommunications, equipment, 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)