How to prepare a valid planning application

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

Development involving any one or more of the following:

• residential development where 1 - 9 dwellinghouses will be provided; AND
• building or buildings where floorspace to be created by the development is under 1,000sqm (includes buildings for residential use); OR
• site area is below 1 hectare.

Major applications

Development involving any one or more of the following:

• residential development where 10 or more dwellinghouses will be provided (or if number not stated, the site is 0.5 hectares or more); OR
• building or buildings where floorspace to be created by the development is 1,000sqm or more (includes buildings for residential use); OR
• site area is 1 hectare or more*

* replacement of a single dwellinghouse where the location site is 1 hectare or more is a major development, however major development documents are not required in this instance.

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.

ALL minerals and waste applications are major applications.

You can find out your local area (formerly known as districts) by following these steps:

1. Go to the Buckinghamshire Boundary Maps (external website)
2. Open the layer control (3 stacked diamonds in the top-right corner)
3. Unselect the 'Buckinghamshire Boundary' (by unticking the box) and select the 'Districts' map layer (by ticking the box)
4. Search your property / site postcode
5. Click on your property / site in the map window to see what local area your proposal is in.

The four local areas are:

• Aylesbury Vale
• Chiltern
• South Bucks
• Wycombe

If you are having any difficulty accessing maps, please contact your local area planning team.

Please DO:

• complete, sign, and date the form
• use Planning Portal (external website) or download a copy (external website) of the correct form

Best practice example:

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

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).

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 - EITHER not the owner but know who is OR you are not the sole owner but you know who the other owners / agricultural tenants are
• Certificate C - EITHER not the owner but you know some of the other owners / agricultural tenants OR you are an owner but only know some of the other owners / agricultural tenants
• Certificate D - EITHER not the owner and do not know the owner(s) OR you are an owner but do not know any other owner(s) / agricultural tenant(s).

What is an 'owner'?

An 'owner' is anyone with a freehold interest, or leasehold interest the unexpired term of which is not less than 7 years. In the case of minerals development, a person entitled to an interest in a mineral in the land is also an owner. In the case of highways development, the highway authority are considered an owner.

What is an 'agricultural tenant'?

An 'agricultural tenant' is a tenant of an agricultural holding, any part of which is comprised in the land to which the application resides.

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 all information on the form is accurate
• make sure you're aware payment is made within 60 days of commencement of development (in full or in instalments)

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

Chiltern local area

• See the Chiltern Community Infrastructure Levy Charging Schedule (external website) for full fees.

South Bucks local area

• See the South Bucks Community Infrastructure Levy Charging Schedule (external website) for full fees.

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

See the Community Infrastructure Levy page for further information on CIL in the Wycombe area.

If you are having any difficulty accessing maps, please contact your local area planning team.

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
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• 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
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• 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 (preferably labelling at least two roads)
• outline the application site clearly in red, including land required for access to the site from a public highway, visibility splays, landscaping, car parking and open areas around buildings
• 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
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• 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 (for flats and non-residential e.g. offices)
• show relative heights / levels in street context (where relevant, e.g. hilly areas)

Best practice example:

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

Please DO:

• scale plans at 1:100 or 1:50 and include scale bar
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• 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 and non-residential e.g. offices)
• 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

If you are having any difficulty accessing maps, please contact your local area planning team.

Best practice example:

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

Please DO:

• scale plans at 1:100 or 1:50 - with scale bar
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• make sure each plan has a unique reference number
• include any relevant details (eg roofing materials, location of materials, plant, flues and chimneys)

Please DO:

• scale plans at 1:100 or 1:50 and include a scale bar (1:200 will be acceptable for larger site areas)
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• 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

Note: There may be other instances where your application should be supported by a site sections / levels plan, for example if your development is in a hilly are such as High Wycombe, or your site has steep topography. Please use the planning advice service to confirm whether this is required.

Please DO:

• scale plans at 1:100 or 1:50 and include a scale bar
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• 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 / luminance
• show a cross-section through all signs including through any supporting structures or walls
• make sure plans reflect the answers to the dimensions set out in the application form

Please DO:

• scale plans at 1:50 or 1:20 and include a scale bar
  • A4 and A3 paper size are preferred; however larger plans are acceptable where this is inappropriate, ideally labelled with the paper size
• make sure each plan has a unique reference number
• show the proposed works in relation to the existing structure
• include a schedule of works and method statement

How to find out if your application contains a heritage asset

Heritage assets include:

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

Conservation areas 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’ 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, scheduled ancient monuments, registered historic parks and gardens, world heritage site, protected wreck site, or battlefield

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, scheduled ancient monument, registered historic parks and garden, world heritage site, protected wreck site, or battlefield

If you are having any difficulty accessing maps, please contact your local area planning team.

Non-designated heritage assets / Locally Listed buildings

• Check the relevant local list or conservation area appraisal 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]
  • Wycombe Conservation Area Appraisals

Note: There may be other instances where your application should be supported by internal section plans, for example: the conversion or alteration of designated heritage assets, proposals involving upgrade of a building for building regs purposes, or where proposed works affect internal characteristics of the structure. Please use the planning advice service to confirm whether this is required.

Please DO:

• use our affordable housing form template (above)
• check whether your proposal will be expected to deliver affordable homes or financial contributions

Affordable housing thresholds

Aylesbury Vale area

• Developments of 10 or more dwellings, OR
• Site area of 0.5 hectares or more

Chiltern area

• Developments of 5 or more self-contained homes in the AONB AND / OR
• 10 or more self-contained homes AND / OR
• Site area is 0.5 hectares or more

South Bucks area

• Developments of 5 or more self-contained homes in the AONB AND / OR
• 10 or more self-contained homes AND / OR
• Site area is 0.5 hectares or more

Wycombe area

• Developments of 10 or more dwellings (gross) or more than 1,000sqm of residential floorspace

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

If you are having any difficulty accessing maps, please contact your local area planning team.

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: You may also be required to submit an 'evidence of marking statement' if your proposal involves the loss of a community facility. Please use the planning advice service if you are unsure whether your proposal affects 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
• if you can, state how planning policies are met (if not submitting a separate Planning Statement)
• 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 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’ layer
4. Search your property / site address
5. Check the map to see if your site if within a conservation area.

If you are having any difficulty accessing maps, please contact your local area planning team.

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:

• check if your proposal requires an EIA, we advise you do this by using our planning advice service
• follow the correct Environmental Impact Assessment process (external website)
• where an EIA is required, produce an Environmental Statement as defined in parts 1 and 2 of Schedule 4 of the Regulations, this should include as a minimum:
  • describe the development including information on the site, design and size of development
  • describe the measures envisaged in order to avoid, reduce and if possible remedy significant adverse effects
  • show data required to identify and assess the main effects which the development is likely to have on the environment
  • outline the main alternatives studied and indicate the main reasons for your choice, taking into account the environmental effects
  • summarise the document in non-technical terms
• in addition to the above, you should also include:
  • describe the physical characteristics and land use requirements
  • describe the main characteristics of the production processes (if relevant)
  • estimate the expected residues and emissions (if relevant)
  • describe the aspects of the environment likely to be significantly affected by the development
  • describe the likely significant effects of the development on the environment (including any indirect, secondary, cumulative, short- medium- and long-term, permanent and temporary, positive and negative), resulting from the development itself, the use of natural resources and the emission of pollutants, creation of nuisances and elimination of waste.
  • describe the forecasting methods used to assess the effects set out above
  • indicate any difficulties (technical or lack of know-how) compiling the required information

Note: proposals in sensitive areas and development likely to have significant effects on the environment are likely to require an Environmental Impact Assessment. If you are unsure whether your proposal requires an Environmental Impact Assessment, please use the planning advice service.

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, showing how it has been marketed for a range of employment uses
• 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 use the planning advice service to confirm whether this is required.

Please DO:

• use the supplied forms and templates
• include information on:
  • the principles, concepts and approach relating to fire safety that have been applied to each building in the development
  • the site layout
  • emergency vehicle access and water supplies for firefighting purposes
  • what, if any, consultation has been undertaken on issues relating to the fire safety of the development; and what account has been taken of this
  • how any policies relating to fire safety in relevant local development documents have been taken into account

For the purposes of this requirement, ‘relevant buildings’:

• contain two or more dwellings or educational accommodation and
• meet the height condition of 18m or more in height, or 7 or more storeys

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

If you are having any difficulty accessing maps, please contact your local area planning team.

Check 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]

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 within the agreed area of search
• detail any 'reasonably available' 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, they should be sites of similar size and a site capable of accommodating the same amount of development (including in a different form)
• include a comparison between your proposed site and the alternative sites (for flood risk)
• include a conclusion of your findings and evidence of approaches made to landowners
• if your Sequential Test shows there are not any reasonably available alternatives in an area of lower flood risk, you must then 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]

Note: there may be other instances where we ask you to do the exceptions test (as per paragraph 162 of the NPPF)

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

If you are having any difficulty accessing maps, please contact your local area planning team.

Note: if you are unsure whether your proposal requires the Sequential Test, or assistance on how to complete one, please use the planning advice service.

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

If you are having any difficulty accessing maps, please contact your local area planning team.

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), is located in a critical drainage area, 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 use the planning advice service.

* For further information on the Burnham Beeches catchment zones in the South Bucks area, please see the Development Management Guidance Note: Hydrology in Burnham Beeches [PDF | 714KB] (external website).

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
• registered battlefields
• conservation areas
• areas of archaeological importance / archaeological notification areas
• protected wreck sites
• world heritage sites
• non-designated heritage assets (including locally listed buildings and significant buildings identified in a conservation area appraisal)

Conservation areas 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’ 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, scheduled ancient monuments, registered historic parks and gardens, world heritage site, protected wreck site, or battlefield

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, scheduled ancient monument, registered historic parks and garden, world heritage site, protected wreck site, or battlefield

If you are having any difficulty accessing maps, please contact your local area planning team.

Non-designated heritage assets / Locally Listed buildings

• Check the relevant local list or conservation area appraisal 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]
  • Wycombe Conservation Area Appraisals

Note: proposals affecting the setting of heritage assets or non-designated heritage assets will need to be supported by a Heritage Statement. Please use the planning advice service if you are unsure whether your proposal affects the setting of a heritage asset. If you are unsure whether your proposal affects a non-designated heritage asset, or curtilage listed building, please use the environmental specialist advice service.

Please DO:

• make sure your LVIA has been prepared by a qualified landscape professional and in accordance with the Landscape Institute guidance (above)
• agree the content of the LVIA through our 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)

If you are having any difficulty accessing maps, please contact your local area planning team.

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 or its setting, 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

If you are having any difficulty accessing maps, please contact your local area planning team.

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 use the planning advice service if you are uncertain whether your proposal requires a hydrological / hydrogeological assessment.

Please DO:

• provide both internal AND external gross floor space for each dwelling
• provide an overall total floorspace for all new dwelling units proposed (this should be provided for all floors including basement level)

Please DO:

• assess the proposal in line with relevant Development Plan policies (above)
• assess the proposal in line with the National Planning Policy Framework (above)
• 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)

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

If you are having any difficulty accessing maps, please contact your local area planning team.

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. You should also submit this document if your proposal involves structural alterations to a heritage asset. If you’re unsure whether your proposal requires a structural / building condition survey, please use the 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, the assessment should consider the current situation, recent up-take of land for main town centre uses, the supply of and demand for land for main town centre uses, forecast of future need and the type of land needed for main town centre uses, and determine whether they are not available or expected to be available within a reasonable period
• 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

Aylesbury Vale Local Plan Area

• Go to the Proposals Map webpage (external website)
• Find the map relevant to your property / site
• Find the key entry for ‘Central Shopping Area’ and ‘Aylesbury Town Centre’
• Check the map to see if your proposal is within or outside of these designations

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

If you are having any difficulty accessing maps, please contact your local area planning team.

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 2,000 sq m (gross)
• Chiltern - all retail / leisure developments over 1,000 sq m (gross)
• South Bucks - all retail / leisure developments over 1,000 sq m (gross)
• Wycombe - retail / leisure developments (by area)
  • High Wycombe - 1,000 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)

If you are having any difficulty accessing maps, please contact your local area planning team.

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 Highways DM’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 use the Highways DM advice service 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 use the Highways DM advice service if you are unsure whether your proposal needs a Travel Plan.

Please DO:

• see if your proposal falls outside of a designated town centre (below)
• 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

How to find out if your application is outside of a designated town centre

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):
  • 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 a designated town centre

If you are having any difficulty accessing maps, please contact your local area planning team.

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

Please DO:

• detail the position, design, noise attenuation and vibration 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

If you are having any difficulty accessing maps, please contact your local area planning team.