How to prepare a valid planning application

This is a statement setting out whether affordable housing provision will be met as part of the proposal.

This is required for applications meeting affordable housing thresholds (see below).

This is a local requirement and is needed to assess whether affordable housing policies will be met.

Policy: NPPF paragraph 83

Use our affordable housing form (DOCX, 30 KB).

For further guidance, see the Planning Obligations guidance on GOV.UK.

Local guidance:

Affordable Housing – Interim Position Statement, Aylesbury Vale (PDF, 260 KB)

Affordable Housing SPD, Aylesbury Vale (PDF, 940 KB)

Affordable Housing SPD, Chiltern

Affordable Housing SPD, South Bucks

Planning Obligations SPD, Wycombe (PDF, 850 KB)

Do:

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

Aylesbury Vale area:

• developments of 11 or more dwellings, OR
• site area of 0.3 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 1,000 square meters of residential floorspace

This is a statement setting out details of the agricultural holding and justification for the development sought.

This is required for all agricultural applications, and proposals involving an agricultural holding.

This is a local requirement and is needed to assess the need for agricultural development

Policy: NPPF paragraph 83

Use our Statement of Agricultural Need template (PDF, 40 KB)

For general guidance on planning permission for farms, see GOV.UK.

Your proposal must conform to local and national planning policy.

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

This is a report demonstrating the expected changes to air quality or exposure to air pollutants as a result of a proposed development and identify mitigation measures.

This is required for:

• all proposals in an Air Quality Management Area (AQMA) (excluding householders)
• major applications in settlements with an AQMA (see below)
• major applications that require an EIA
• all minerals and waste applications

There may be other proposals where you will need to submit this (see below).

This is a local requirement and is needed to ensure your development does not lead to an adverse impact on air quality.

Policy: NPPF paragraph 181

For further guidance see:

• Air Quality Guidance on GOV.UK
• DEFRA for information on specific AQMAs
• Bucks Air Quality for information on air quality issues in Buckinghamshire

Local guidance:

• Air Quality Status Report 2022 PDF, 2.89MB
• Air Quality SPD, Wycombe PDF, 1.3 MB

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
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, contact your local area planning team.

Settlements with an AQMA:

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

There may be other instances where your application should be supported by an Air Quality Assessment (for example, if your proposal involves the routing of HGV vehicles through AQMAs or involves industrial processes that release direct emissions into the air). Use the planning advice service to confirm whether you need an Air Quality Assessment.

This is a report setting out evidence of research into community need and how the development proposal will impact that need.

This is needed for all proposals that would result in the total or partial loss of a community facility (land or building).

This is needed in order to prevent the loss of essential community facilities.

Policy: NPPF paragraph 92.

There may be other proposals where you will need to submit this (see below).

For further guidance, see

• ‘Open Space, sports and recreation facilities, public rights of way and local green space’ on GOV.UK
• Sport England's ‘assessing needs and opportunities guide for indoor and outdoor sports facilities' (PDF, 7.2 MB)
• Sport England's ‘Planning for Sport – Development Management' (PDF, 720 KB)

Local guidance:

• Sport and Leisure Facilities Supplementary Planning Guidance (PDF, 1.1 MB) (Aylesbury Vale)
• Cultural Facilities Audit and Needs Assessment (PDF, 360 KB) (Aylesbury Vale)
• Community Facilities SPD (PDF, 1 MB) (Wycombe)

Do:

• include details of the community use(s) that would potentially be lost or 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

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 or dental surgeries)
• museums, art galleries, exhibition halls
• public houses
• post offices
• local shops
• indoor and outdoor sport facilities

You may also be required to submit an 'evidence of marking statement' if your proposal involves the loss of a community facility. Use the planning advice service if you are unsure whether your proposal affects a community facility.

This is a report setting out the framework for how a site responds to its local setting, and demonstrates how it can be accessed by users.

This is 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 100 square meters or more

This is a national requirement and is needed to make sure your proposal fits in with the local area and is accessible.

Legislation:

• Section 9 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) on legislation.gov.uk
• Section 10 of the Planning (Listed Buildings and Conservation Areas) Act 1990 on legislation.gov.uk

For further guidance, see:

• the design and access statement guidance on the Planning Portal
• guidance on how to incorporate crime prevention measures into design on Secured By Design

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)

To find out if your proposal is in a conservation area:

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

This is a report summarising the findings of any ecological assessment carried out on the site.

This is required when the Ecology and Trees checklist has indicated a report is required.

This is a local requirement that is needed to ensure that protected species and habitats are not adversely harmed by development.

Policy: NPPF paragraphs 174 to 177

For further guidance, see:

• Guidance note on biodiversity and planning (PDF, 4.3 MB)
• biodiversity and geological conservation guidance on GOV.UK

Local guidance:

• Protected species and the planning process
• Wildlife note - guidance for applicants and developers (PDF, 2 MB) (Wycombe)

Do:

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

This is a report summarising the findings of any arboricultural (trees) assessment carried out on the site.

This is required when the Ecology and Trees checklist has indicated a report is required.

This is needed to ensure that all retained trees are not harmed by development.

Policy: NPPF paragraphs 174 to 177

For further guidance, see:

• BS5837:2012 - trees in relation to design, demolition and construction - recommendations on bsigroup.com
• BS3998:2010 - tree works - recommendations on bsigroup.com

Local guidance:

• Trees and the planning process (PDF, 160 KB) (Aylesbury Vale)
• Tree Strategy
• Planting a native hedgerow (PDF, 340 KB) (Wycombe)
• Tree Pit design in a hard surface environment (PDF, 120 KB) (Wycombe)

Do:

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

This is a procedure to be followed for certain types of project to ensure that decisions are made in full knowledge of any likely significant effects on the environment.

It is required for all proposals defined under Schedule 1 of the 2017 regulations on legislation.gov.uk.

Examples include:

• development relating to industry
• tourism
• intense agriculture
• extraction or mining
• water management projects
• major infrastructure such as energy, roads, rail, and in-land waterways

There may be other proposals where you will need to submit this (see below).

This is a national requirement and is needed to protect the environment by ensuring local planning authorities, when deciding whether to grant planning permission for a project which is likely to have significant effects on the environment, does so in the full knowledge of the likely significant effects, and takes this into account in the decision making process.

Legislation: The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 on legislation.gov.uk

See the Planning Practice Guidance on GOV.UK for further information on Environmental Impact Assessments.

Do:

• check if your development proposal requires an EIA
• follow the correct Environmental Impact Assessment process
• 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

Proposals in sensitive areas and development likely to have significant effects on the environment are likely to require an Environmental Impact Assessment.

If you're unsure whether your proposal requires an Environmental Impact Assessment, see Check if your development requires an EIA.

This is a statement setting out details of the equestrian holding and justification for the development sought.

It is required for all equestrian applications, and proposals involving an equestrian holding.

This is a local requirement and is needed to assess the need for equestrian development.

Policy: NPPF paragraph 83

Use our Statement of Equestrian Need template (DOCX, 40 KB)

See GOV.UK for general guidance planning permission and farms.

Your proposal must conform to local and national planning policy.

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

This is a statement identifying how a 'scattered business site' or 'non-key employment site' been marketed for employment use.

This is required when a proposal includes the loss, partial loss, or change of use of a 'scattered business site' or 'non-key employment site'.

There may be other proposals where you will need to submit this (see below).

This is a local requirement and is needed to prevent the loss of necessary employment land.

Policy: NPPF paragraph 121

Local guidance:

• DM5 guidance note (PDF, 160 KB) (Wycombe)
• Employment Guidance Note (PDF, 340 KB) (South Bucks)

Do:

• include the dates of the marketing exercise
• set out the names and addresses of any agents that have been marketing the site or 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

Proposals involving the total or partial loss of a community facility may need to be supported by an Evidence of Marketing Statement, use the planning advice service to check if you need an Evidence of Marketing Statement.

This is a statement that shows thinking on fire safety matters and how they have been incorporated into the planning application.

This is required for all proposals or developments (unless an exemption applies) involving:

• provision of one or more relevant buildings (see below)
• development of an existing relevant building
• development within the curtilage of a relevant building

This is a national requirement from 1 August 2021 and is needed to ensure fire safety matters are incorporated at the planning stage for schemes involving a relevant high-rise residential building.

Legislation: Town and Country Planning (Development Management Procedure and Section 62A Applications) (England) (Amendment) Order 2021 on legislation.gov.uk

Use the relevant template from GOV.UK.

See fire safety and high-rise residential buildings guidance on the Planning Practice Guidance website.

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

This is a report assessing the impact of a development on flood risk and identifying mitigation measures.

It is needed for applications in flood zone areas 2 or 3 or has over 1 hectare in flood zone 1.

This is a local requirement and is needed to ensure your development does not lead to an adverse impact on flooding.

Policy: NPPF paragraphs 155 to 165

For further information, see:

• flood risk assessment guidance on the Planning Practice Guidance
• Site-Specific Flood Risk Assessment checklist
• the Environment Agency standing advice for certain development types
• the Flood Map for Planning

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 or 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

To find out if your application is affected by flood risk:

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

The National Planning Policy Framework (NPPF) requires that all local plans are supported by a Strategic Flood Risk Assessment (SFRA).

The SFRA identifies areas that may flood and takes into account all potential sources of flooding. You can view our local development plans online.

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

Find out if your application is affected by flood risk:

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

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

This is a test set out in the NPPF that looks to steer new development to areas with the lowest risk of flooding.

This is needed for applications in flood zone areas 2 or 3 for:

• new dwelling(s)
• non-residential schemes over 250 square meters

This is a local requirement and is needed to compare the site you're proposing with other available sites to see which has the lowest flood risk.

Policy: NPPF paragraphs 157 to 162

See the guide to the Sequential Test for Applicants.

The Sequential Test forms part of a Flood Risk Assessment.

Do:

• check whether your application is in flood zone areas 2 or 3 (see below)
• include the name or 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 (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 (such as adopted, emerging)
• 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)

• 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 Assessments available on our Local Plan page.

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

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

If you are unsure whether your proposal requires the Sequential Test, or you need assistance on how to complete one, use the planning advice service.

This is a statement that sets out how SuDS will be implemented on a development site.

This is required for:

• all major applications
• all minor applications of 3 or more dwellings
• applications affected by medium or high surface water flood risk, or contains an ordinary watercourse (see below)

There may be other proposals where you will need to submit this (see below).

This is needed to demonstrate how a development can mitigate against increased flood risk.

Policy: NPPF paragraph 163

For further guidance, see:

• Buckinghamshire's Sustainable Drainage (SuDS) guidance
• SuDS guidance on the Planning Practice Guidance (GOV.UK)

The SuDS statement can form part of your Flood Risk Assessment.

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)

Find out if your application is affected by medium or high surface water flood risk:

1. Go to the Long Term Flood Risk 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 or high surface flood risk

If your site doesn’t have a postcode:

1. Go to the Long Term Flood Risk map
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
2. Search your property or 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 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, use the planning advice service to check.

* For further information on the Burnham Beeches catchment zones in the South Bucks area, see the Development Management Guidance Note: Hydrology in Burnham Beeches (PDF, 715 KB).

This is a statement that describes and assesses and identifies the impact on the significance of heritage assets on the site, and explains why development is sought and justified. It can include detailed historic building analysis, research, recording and assessment.

It is sometimes referred to as a Statement of Heritage Significance or Heritage Impact Assessment.

This is required for applications that contain designated or non-designated heritage assets (see below).

There may be other proposals where you will need to submit this (see below).

This is a local requirement and is needed to understand the impact of the proposal on the significance of any heritage assets.

Policy: NPPF paragraphs 184 to 202

Use our heritage statement template (DOCX, 60 KB).

For further guidance, see:

• Historic England's guidance on Statements of Heritage Significance
• Historic England guidance on decision-taking in the Historic Environment

Do:

• use our template (above)

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 or 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
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 or site address
5. Check the map to see if your site contains any of these assets.

For 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
2. Search your property or site address
3. Check your property or 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

For non-designated heritage assets or locally listed buildings:

• Check the list of conservation areas in Buckinghamshire.

Proposals affecting the setting of heritage assets or non-designated heritage assets will need to be supported by a Heritage Statement. 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, use the environmental specialist advice service.

This is an assessment that measures the impacts of a development on landscape character and views.

It is required for:

• development that affects a historic park or garden
• specific allocations in the Local Plan (Wycombe only)

There may be other proposals where you will need to submit this, such as proposals affecting the AONB or its setting (see below).

This is a local requirement and is needed to ensure sites that are considered sensitive in landscape or visual terms (eg AONB) are not being adversely impacted by development.

Policy: NPPF paragraphs 170 to 173

For further information:

• see the latest Guidelines for Landscape and Visual Impact Assessment (3rd Edition) by the Landscape Institute
• further information from the Landscape Institute
• for local guidance, see the Landscape character assessment

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

Find out if your proposal includes a historic park and garden:

1. Go to Buckinghamshire Council’s historic maps
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 or site address
5. Check the map to see if your site contains a historic park and garden.

Find out if your proposal requires an LVIA as a result of a Local Plan allocation (Wycombe area only):

1. View the Wycombe Area Map and select 'OK'
2. Search your property or site area
3. Select 'Planning Policy' on the left and tick the box next to 'Housing'
4. Click on your property or site in the map window to see if it contains either of the following allocations:
   • Land at Green Farm, Glynswood (Policy reference: HW9)
   • Land at Seymour Court, Marlow (Policy reference: MR6)
   • Princes Risborough Main Expansion Area (Policy reference: PR3)
   • Princes Estate Expansion (Policy reference: PR9)
   • Land at Lower Icknield Way (Policy reference: PR10)
   • Land at Princes Risborough Station (Policy reference: PR16)

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

This is an assessment of non-minerals development on a Minerals Safeguarding Area and the impacts of feasibility and viability.

Proposals in a Mineral Safeguarding Area are needed for:

• 10 or more dwellings or 0.5ha or more in size (within in an urban area)
• 2 or more dwellings (outside of an urban area)

This is a local requirement and is needed to prevent the unnecessary sterilisation of minerals as a result of non-mineral development.

Policy: NPPF paragraphs 204 and 206

For further information, see:

• policy 1 of the Buckinghamshire Minerals and Waste Local Plan 2016-2036 (PDF, 2.3 MB) for details on how to complete a Minerals Assessment
• minerals safeguarding on Planning Practice Guidance

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

Find out if your application is within a Mineral Safeguarding Area:

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

This is a factual survey of mineral deposits present.

This is necessary for all applications for minerals extraction.

This is a local requirement and is needed to demonstrate that viable mineral deposits are present at the application site.

Policy: NPPF paragraphs 203

See the Buckinghamshire Minerals and Waste Local Plan 2016-2036 (PDF, 2.3 MB) for further guidance.

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

This is an assessment of the impacts of development on designated geological or geomorphological interest.

It is needed for applications for minerals and waste development that:

• contain a designated site of geological or geomorphological importance (see below)
• contain a notable geological or geomorphological feature within the application site

This is a local requirement and is needed to protect designated areas of geological or geomorphological interest

Policy: NPPF paragraph 170

See the Buckinghamshire Minerals and Waste Local Plan 2016-2036 (PDF, 2.3 MB) for further guidance.

Do:

• include details of the geological or geomorphological feature on, or in the vicinity of, the application site
• include details of how the protection 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 or 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 or 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

There may be other proposals that require a geodiversity assessment (such as undesignated geological assets). Use the planning advice service if you're unsure whether your minerals and waste application should be supported by a minerals assessment.

This is an assessment of the wastes proposed to be managed and the impacts thereof on the environment.

This is needed for applications for minerals and waste development for:

• new landfill sites or extensions to existing landfill sites (including land raising)
• proposals involving the storage, treatment or disposal of hazardous waste and proposals for the incineration (including advanced thermal technologies) or chemical treatment of non-hazardous waste

It is needed to provide sufficient information to understand and so assess the impacts of the wastes and management processes proposed.

Legislation:

• Landfill England and Wales Regulations 2002 (as amended) on legislation.gov.uk
• The Landfill Directive on ec.europa.eu

For further guidance see:

• Planning Practice Guidance on GOV.UK for information on waste in planning
• Health Impact Assessment Tools on GOV.UK for information on how to conduct a Health Impact Assessment

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, after use and aftercare
• provide a Health Impact Assessment (a tool to appraise both positive (such as creation of new jobs) and negative (such as generation of pollution) impacts on the different affected subgroups of the population that might result from the development)

These are details and proposals for the restoration and aftercare of mineral extraction and waste disposal sites.

This is needed for applications for minerals and waste development that involve the disturbance of the ground.

This is a local requirement and is needed to ensure that minerals and waste disposal operations do not have unacceptable impacts upon the natural and (or) historic environment, and that restoration is carried out at the earliest opportunity to a suitable after use.

Policy:
NPPF paragraphs 204 and 209
NPPW paragraph 207

See the Buckinghamshire Minerals and Waste Local Plan 2016-2036 (PDF, 2.3 MB) for further guidance.

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 (such as site access, offices, welfare facilities, car parking, haul roads and plant), temporary and permanent mitigation measures (such as advanced planting, retained planting, protection measures, bunds and boundary treatments) 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 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 (such as 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 or pedestrian routes and public rights of way, retained and new landscape features (to include water or 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

This is an assessment of the extent and volumes of dewatering and the impact this has on minerals and waste stores.

This is needed for applications for minerals and waste development where dewatering is proposed.

There may be other proposals where you will need to submit this (see below).

This is needed to ensure that there will be no adverse impact from the winning and working of mineral, disposal or other management of waste on groundwater.

Legislation: Landfill England and Wales Regulations 2002 (as amended) on legislation.gov.uk

Policy: NPPF paragraph 170

See the Buckinghamshire Minerals and Waste Local Plan 2016-2036 (PDF, 2.3 MB) for further guidance.

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, such as 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 on legislation.gov.uk. This includes any permanent and or temporary works regardless of any planning permission.

If your proposal falls in an area that affect the water table you are strongly advised to submit a hydrological or hydrogeological assessment. Use the planning advice service if you are uncertain whether your proposal requires a hydrological or hydrogeological assessment.

This is a schedule setting out the proposed floor space for each dwelling.

It is needed for proposals involving the creation of new dwellings.

This is a local requirement and is needed to confirm whether an application is major, and assist with the calculation of CIL.

Legislation: Part 1 of the Town and Country Planning (Development Management Procedure) (England) Order 2010

You can include this information either as a separate schedule or as information on your floor plans.

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)

This is a statement setting out the development proposal and an assessment of the development in relation to local and national planning policy.

It is needed for all major applications.

This is a local requirement and is needed to ensure the application conforms with local and national planning policy.

Policy: NPPF paragraphs 34 and 54 to 57

National planning policy:

• National Planning Policy Framework
• National Planning Policy for Waste

Local planning policy:

• Aylesbury Vale Development Plan
• Buckinghamshire Minerals and Waste Plan
• Chiltern Development Plan
• South Bucks Development Plan
• Wycombe Development Plan

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)

This is a report outlining the findings of a professional inspection of the condition of a structure, including details of necessary works.

It is required for proposals that involve substantial demolition or renovation, for example, barn conversions:

• in the Green Belt
• in the AONB

There may be other proposals where you will need to submit this, such as structural alterations to a heritage asset (see below).

This is a local requirement and is needed to be sure a building can be genuinely reused or converted.

Consult an appropriate qualified specialist to conduct the survey.

For further information, see:

• the Royal Institute of Chartered Surveyors website
• RIBA's example of a building condition report (PDF, 540 KB)

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

Aylesbury Vale, Chiltern, and South Bucks areas:

1. Go to the Buckinghamshire Minerals and Waste Map Viewer
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 or site address
5. Click on your property or site in the map window to see if your proposal falls within the Green Belt or AONB

For Wycombe Local Area:

1. View the Wycombe Area Map and select ‘OK’
2. Select ‘Planning Policy’ on the left
3. Select the boxes next to 'Area of Outstanding Natural Beauty' and ‘Green Belt’
4. You may need to zoom out to view the area

Note: If your proposal involves a change of use or renovation and is located elsewhere in the countryside or rural areas (such as outside of a settlement) we may ask for you’re a structural or 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 or building condition survey, use the planning advice service.

This is an assessment for an application for 'main town centre' uses (below) outside of an existing centre to demonstrate that there is no available land within an existing centre.

It is required for proposals for 'main town centre uses' uses (below) 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.

This is a local requirement and is needed to ensure the vitality of town centres

Policy: NPPF paragraphs 8690

For further information, see the guidance on ensuring the vitality of town centres on the Planning Practice Guidance.

See also section 7 of the National Planning Policy Framework (NPPF) on GOV.UK.

You should:

• check whether your proposal is outside of a designated town centre or 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, nightclubs, 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)

Find out if your application is outside of a designated town centre or primary shopping area:

Aylesbury Vale Local Plan Area:

• for more information see Locals plans

Chiltern Local Plan Area:

• go to the Interactive Policies Maps
• search your property or 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 Local development plans
• select 'South Bucks'
• under 'Proposals map' check the index to see which map is relevant to your property or site and open
• find your property or site and see if it is within or outside of this designated area

Wycombe Local Plan Area:

• view the Wycombe Area Map and select 'OK'
• select 'Planning Policy' on the left open tick the following boxes:
  • Retailing
  • Town Centre High Wycombe
  • Town Centre Marlow
  • Town Centre Princes Risborough
• select your property or site in the map window to see if your proposal is outside of these areas

This is an assessment for an application for retail or leisure uses on the impact of the proposal on the vitality and viability of existing retail centres.

This is a local requirement and is needed to assess the impact of the proposal on the vitality of the existing retail centre.

This is required for proposals for retail or leisure development of certain thresholds (shown below). This excludes proposals in accordance with the up-to-date development plan.

Policy: NPPF paragraph 89

See guidance on ensuring the vitality of town centres on the Planning Practice Guidance.

See also section 7 of the NPPF.

You should assess the impact of the proposal on:

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

The thresholds for requiring an impact assessment are:

• Aylesbury Vale - all retail or leisure developments over 2,000 sq m (gross)
• Chiltern - all retail or leisure developments over 1,000 sq m (gross)
• South Bucks - all retail or leisure developments over 1,000 sq m (gross)
• Wycombe - retail or 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 or retail proposals

To find out about the local threshold for an impact assessment (Wycombe Area only):

• view the Wycombe Area Map and select 'OK'
• select 'Planning Policy' on the left and tick the following boxes:
  • Retailing
  • Town Centre High Wycombe
  • Town Centre Marlow
  • Town Centre Princes Risborough
• select your property or 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)

These are an assessment of transport implications resulting from a development.

Policy: NPPF paragraph 111

See guidance on transport assessments on Planning Practice Guidance.

Further information is available at Buckinghamshire Highways Development Management Guidance (PDF, 2.2 MB)

They are required for applications that meet Buckinghamshire Highways DM's guideline thresholds. There may be other proposals where you will need to submit this (see below).

This is a local requirement and is needed to determine whether the impact of the development is acceptable or to identify measures to mitigate impacts on the highway network as a result of development.

You should:

• check whether your proposal requires a Transport Assessment or Transport Statement (below)
• discuss the scope of a Transport Assessment or Transport Statement with the Highways Authority prior to submitting a planning application
• check the availability of Buckinghamshire Highways DM’s Strategic Transport Models, 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 (such as 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 (such as new passenger transport equipment and facilities or pedestrian and cycle improvements)
• include measures to mitigate the residual impacts of development (such as capacity enhancements, junction improvements)

Consult the Buckinghamshire County Council’s Highways Development Management Guidance (PDF, 2.2 MB) for the thresholds and guidance. A summary is provided below:

For other requirements, contact Buckinghamshire Highways DM.

The above thresholds are guidelines only, there may be other proposals that require a Transport Statement or Transport Assessment (such as proposals that generate significant amounts of transport movements).

You can use the Highways DM advice service if you are unsure whether your proposal needs a Transport Assessment or Transport Statement.

This is a plan setting out how people will be encouraged to travel sustainably, and embed sustainable travel behaviour from an early stage to minimise the impact of the development on the local highway network.

It is required for applications that meet Buckinghamshire Highways DM's guideline thresholds. 

There may be other proposals where you will need to submit this (see below).

This is a local requirement and is needed to provide long-term management strategies for integrating proposals for sustainable travel into development planning.

Policy: NPPF paragraph 111

For further information, see guidance on travel plans on Planning Practice Guidance.

See Buckinghamshire Highways DM Developer Travel Planning which includes a Travel Plan template.

Further information is available at Buckinghamshire Highways Development Management Guidance (PDF, 2.2 MB)

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 or visitors
• include a named travel plan coordinator
• 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

See the Buckinghamshire County Council’s Highways Development Management Guidance (PDF, 2.2 MB) for the thresholds and guidance. A summary is provided below:

The above thresholds are guidelines only, there may be other proposals that require a Travel Plan (for example, proposals that generate significant amounts of transport movements).

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

This is a spreadsheet containing several worksheets addressing retained canopy cover, new canopy cover, and new green infrastructure elements.

It is required for proposals of 0.5 hectares or more outside of a designated town centre in the Wycombe Area only.

This is a local requirement for the Wycombe Area only and is needed to provide a consistent method for understanding and meeting the canopy cover requirements.

For further information, use the Canopy Calculator (XLSX, 1.2 MB)

For local guidance, see the adopted Canopy Cover Supplementary Planning Document (PDF, 3.4 MB) (Wycombe).

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

To find out if your application is outside of a designated town centre:

• view the Wycombe Area Map and select 'OK'
• select 'Planning Policy' on the left and tick the following boxes:
  • Town Centre High Wycombe
  • Town Centre Marlow
  • Town Centre Princes Risborough
• select your property or site in the map window to see if your proposal is outside of a designated town centre

You can use the planning advice service if you are unsure how to incorporate canopy cover into your proposal.

These are details of the ventilation or extraction system for relevant planning applications.

It is required for proposals that require ventilation or extraction systems (for example hot food takeaway, restaurant uses, and launderettes).

This is a local requirement and is needed to ensure ventilation and extraction has been implemented in a safe and appropriate way.

For further information, see HSE guidance on ventilation.

See also the ProPG: Planning and Noise for details on ventilation systems and noise.

Do:

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

This is a document setting out what provision has been made for the storage and collection of waste and recycling materials.

It is needed for all minor and major applications.

This is a local requirement and is needed to ensure adequate provision and design of appropriate recycling and waste management facilities for new residential and commercial development.

Policy: NPPW paragraph 9

Local guidance:

• Recycling and Waste: Advice note for developers 2019 (PDF, 220 KB) (Aylesbury Vale)
• Waste Management Planning Guide (PDF, 860 KB) (Chiltern, South Bucks, Wycombe)
• Household waste collection policy document for Southern Buckinghamshire

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 or 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 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

This is an assessment of the impact of development on the water environment.

It is needed for all proposals located within a Source Protection Zone and Drinking Water Safeguard Zone (surface water and groundwater).

This is a local requirement and is needed to protect the water environment.

Policy: NPPF paragraph 170

The Water Environment Assessment can form part of your Utilities or SuDS statement.

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

Find out if your proposal is in a Source Protection Zone or Drinking Water Safeguard Zones:

1. Go to DEFRA MagicMaps
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