Planning validation requirements

Wrong application form

This sometimes occurs on extensions/alterations for flats being submitted on a Householder form. Flats are not considered ‘householders’ and the Full Application form is required. This also sometimes occurs when a proposed Lawful Development Certificate is submitted but the works have started and so should be submitted on an existing Lawful Development Certificate form.

Incorrect certificate

This sometimes occurs for owners of flats signing Certificate A but do not have ownership of the land/all other flats outlined in red. Please read the guidance available in relation to completing the correct Certificates and the requirements for serving notice on owners and agricultural tenants.

Larger home extensions

We often have errors where not all adjoining neighbours are correctly identified on the form.

Issues with questions completed

This is often relating to questions such as parking or trees being incorrectly identified/completed on the form. We sometimes have issued with questions not being completed where they should be for example employment/hours for commercial developments. We sometimes have issues with the questions/information’s supplied on Materials being inadequate and doesn’t clearly outline all materials used.

Exemption statement

We often receive applications where an incorrect exemption is applied or insufficient information is provided to support the exemption. In cases where one of the specified exemptions to BNG is applicable, an Exemption Statement must be submitted to clearly set out why this is the case.

Self-build

Where the Self/Custom Build Housing exemption is sought, the application must be accompanied by a completed Self/Custom Build Housing BNG proforma (PDF - 137.93 KB).

Minimum requirements

Where the BNG condition applies, the minimum information must be supplied as set out under The Town and Country Planning (Development Management Procedure) (England) Order 2015. Applications can often be invalid for not providing all the required BNG minimum requirements information or we sometimes receive the Metric as PDF instead of Excel, so we don’t have the full access to the document to view the calculations.

Incorrect red line

Due to not all land being outlined required as part of the proposal including the access.

Outdated map

This can often be a problem if a Land Registry Map is provided as this isn’t an up-to-date extract from Ordnance Survey.

No location plan provided/Wrong scale

We do have several invalid applications still occurring for no Location Plan provided or what Is provided is at 1:500 instead of the required scale 1:1250.

Proposed works not outlined

Not showing the proposed works hatched/outlined or identified in any other way.

Missing detail on site plan

Not showing enough detail such as parking, refuse, trees (where required).

Missing side elevations

Even if the house is adjoining the neighbour such as a semi-detached or terrace and the side adjoining, we still need to see the impact on the neighbour showing the projection of the proposal such as an extension or dormer.

Scale

Either not to scale as stated or no scale/bar dimensions to be able to scale the plans.

Discrepancies with plans

This often comes up due to plans not correlating when compared. Examples include positioning or number of windows not correlating between plans or elevations showing rooflights, but they are not shown on the floor plan.

Approved plans

We are frequently making applications for Non-Material Amendments or Variation of Condition applications for amendments to plans invalid for not providing the approved plans marked up to show the changes. This is important so we can clearly identify all changes being proposed.

Joint applications

We often find if applications submitted for joint alterations/extensions to dwellinghouses are calculator/submitted as a Householder for 1 dwellinghouse, it is more suitable for these to be submitted on a Full Planning Application Form and the category can then be selected/paid for two or more dwellinghouses.

Approval of conditions

Typically, those relating to construction of dwellinghouses are paid incorrectly at the lower fee for Householders, when the fee is calculated on the Planning Portal the correct category is ‘Any other type of development’ as ‘Householder’ only covers those where the original application was submitted as a Householder for alterations/extensions to existing dwellinghouses.

Site photos

This can be provided in a Design an Access/Planning Statement, but we must have site photos to validate the application.

Guide on what photos to submit.

CIL Form 1

Several applications are still being submitted without the minimum CIL form.

Flood risk declaration

Several applications are submitted without the Flood Risk Declaration when the site found on our website for applications for domestic and non-domestic extensions where the additional footprint created by the development does not exceed 250 square metres if the site falls into Flood Zone 2/3.

Flood risk assessment

Please ensure to provide a Flood Risk Assessment if the development meets the criteria outlined on the Flood Risk Guidance on the GOV website.

Design and access statement

Please ensure to provide a Design and Access Statement for applications for major proposals, proposals for one or more dwellings where the dwelling is in a Conservation Area, proposed floorspace of 100sqm or more where the building is in a Conservation Area or applications for Listed Building Consent.

Heritage statement

Please ensure a Heritage Statement is provided for applications within a Conservation Area or Listed Building, this can be within the Design and Access Statement but must be clearly titled/identified.

Fire Statement

We are often receiving applications without Fire Statements on proposals for creating of new dwellings. This is required to demonstrate that London Plan Policy D12 has been considered in the design and layout of the development. Please ensure a Fire Statement is submitted for major development, creation of new dwellings (including conversions), commercial developments and change of use applications.

Access/Adaptable homes (Part M Compliance)

Please also ensure for all new build residential development to submit a statement to confirm compliance with the standards to meet Building Regulation requirement M4(2) ‘accessible and adaptable dwellings’.