Planning application Local Requirements: Guidance notes for documentation A-F

Scale 1:100 or 1:50, ensuring plans have a drawing number and are titled.

To show advertisement size, siting, materials and colours, height above ground, extent of projection and details of the method and colour of the illuminations (if applicable).

Policy Driver or Legislative Background

Town and Country Planning (Development Management Procedure) (England) Order 2015

Application should include original documentation plus 3 copies

All applications for or including residential development providing 11 units or more gross or with gross threshold of 1000 sq m require the provision of affordable housing. The LPA will require information concerning both the affordable housing and any market housing e.g. the numbers of residential units, the mix of units with numbers of habitable rooms and/or bedrooms, or the floor space of habitable areas of residential units, plans showing the location of units and their number of habitable rooms and/or bedrooms, and/or the floor space of the units.

If different levels or types of affordability or tenure are proposed for different units this should be clearly and fully explained.

Viability appraisal should be undertaken in accordance with a recognised toolkit and will be essential for a non-policy compliant proposal.

Policy Driver or Legislative Background

NPPF chapter 5

London Plan policies H4, H5 and H6

Barnet Development Management Policies Document: Policy HOU01

Barnet Supplementary Planning Document- Affordable Housing

Air Quality: All development, in accordance with the London Plan, unless specifically excluded is required to submit an Air Quality Neutral Assessment (AQN Assessment) demonstrating how the Air Quality Neutral benchmarks in this guidance will be met. There is a simplified assessment for minor development.

Developments, including major developments, that do not include additional emissions sources are assumed to be Air Quality Neutral and to meet the Air Quality Neutral benchmarks. As such, there is no need to do an AQN Assessment. This would include, for example, developments that have no additional motor vehicle parking, do not lead to an increase in motor vehicle movements, and do not include new combustion plant such as gas-fired boilers. It is good practice to advise the local planning authority that the development meets this criterion when submitting a planning application, for example in a cover letter or the planning statement.

Developers should comply with the minimum standards on construction dust management that are detailed in the Mayor of London’s Control of Dust and Emissions During Construction and Demolition SPG providing an Air Quality and Dust Risk Assessment (AQDM Assessment is required for all Major applications) and where necessary an Air Quality and Dust Management Plan.  Any necessary detail should be set out as part of the Construction Management Plan.

Consult Barnet’s Environmental Health Team for specific advice 020 8359 7995.

Policy Driver or Legislative Background

London Plan policy SI 1

Mayor of London’s Sustainable Design and Construction SPG

Mayor of Londons Control of Dust and Emissions During Construction and Demolition SPG and Air Quality Neutral Guidance

Barnet Local Plan 2025 policies CDH02 and ECC02

Barnet Sustainable Design and Development Guidance SPD

Required for major development within an Archaeological Priority Area (APA) and including excavation / ground works, or other applications involving excavation/ ground works within an APA Tiers 1-3. May be required for other developments within APAs

Policy Driver or Legislative Background

London Plan Policy HC1

Barnet Local Plan 2025 policy CDH08

Required for Major non-residential development

Policy Driver or Legislative Background

London Plan Policy SI 2

Barnet Local Plan 2025 policy CDH02

Required for all applications referrable to the Mayor of London

Policy Driver or Legislative Background

London Plan Policy SI 7

Barnet Local Plan 2025 policy ECC03

Preliminary site risk assessment.

This should include historical use of the land, desk top study, conceptual model and initial assessment of risk.

A full site investigation report will be required where a proposed site is on or near known or suspected contaminated land or where required due to the historical use of the land.

Policy Driver or Legislative Background

Barnet Local Plan 2025 policy ECC07

Barnet Sustainable Design and Development Guidance SPD

Required for development referable to the Mayor and may be required for non-residential development that generates new or additional servicing, collections and/or deliveries.

Policy Driver or Legislative Background

London Plan Policy T7

Barnet Local Plan 2025 policies TRC01 and TRC03

A sustainable drainage strategy is required for applications for:

• Major development with surface water drainage
• Development with surface water drainage in an area at risk of flooding eg flood zones 2 or 3 or at risk of surface water flooding

All applications with surface water drainage are required to complete and submit the relevant checklist (major or non -major including Changes of Use) in the West London Strategic Flood Risk Assessment.

For householder and minor non-residential extensions less than 250m2, evidence of SUDS will be required where there is an increase in land covered by impermeable surfacing or where drainage patterns are altered

The level of detail accompanying a planning application should be proportionate to the scale of the development.

At a minimum, the Council would expect the following level of information to be provided:

• Information on the existing level of flood risk to the development / site, including maps of the site
• Overview of the drainage features that will manage surface water on site (i.e. water butts, permeable paving)
• A sketch / drawing showing the location and size of the proposed drainage features, as well as markings showing any proposed connections

Information on maintenance that will be undertaken to ensure the drainage features will remain operational throughout the lifetime of the development

Policy Driver or Legislative Background

London Plan policies SI 12 and SI 13

Mayor’s Sustainable Design and Construction Supplementary Planning Guidance

Barnet Local Plan 2025 policy ECC03

Barnet Sustainable Design and Development Guidance SPD

Plans should show any significant wildlife habitats or features and the location of habitats of any protected species. Applications for development that will affect sensitive areas must be accompanied by ecological assessments and include proposals for long term maintenance and management.

Appropriate assessments are required for all developments, where they are in proximity to known habitats of a protected species and also required for developments affecting sensitive areas (including for example, open landscape, sites adjacent to a river corridor, sites of nature conservation importance and statutory protected sites). Details of how the protection of biodiversity and habitats shall be achieved. The submission shall also include proposals for long term maintenance and management to secure the required biodiversity gains (30 years).

This information might be incorporated into an Environmental Statement, if one is necessary.

Appropriate ecological assessments will be required for all developments near known habitats of any protected species, or where there is a reasonable likelihood of a species being present. Any demolition will require a Preliminary Bat Roost Assessment. This Assessment will also be required for partial or full removal/ replacement roof on a householder application.

Further advice on protected species and habitats can be obtained from Natural England.

A biodiversity net gain assessment shall be undertaken using the latest DEFRA biodiversity metric for the site.

From November 2023, Environment Act 2021 requires "all schemes will have to deliver at least 10% biodiversity net gain on the baseline survey and that this will be secured for at least 30 years". London Plan 2021 Policy G6 requires all development to deliver biodiversity net gains which shall be calculated in the same way.

Policy Driver or Legislative Background

Wildlife and Countryside Act 1981as amended

Conservation of Habitats and Species Regulations 2010

London plan policies G5, G6 and G7

Barnet Local Plan 2025 policy ECC07

Barnet Sustainable Design and Development Guidance SPD

Green Infrastructure SPD 2017

For major developments in regeneration areas: a supporting statement of any regeneration benefits from the proposed development, including: details of any new jobs, floor space, community benefits and reference to any relevant regeneration strategies.

Policy Driver or Legislative Background

NPPF chapter 6

Barnet Local Plan 2025 policy ECY01

Scale 1:100 or 1:50, ensuring plans have a drawing number and are titled.

Existing and proposed elevations, showing clearly the proposed works in relation to what is already there, for any elevations that would be created or altered by the development proposal. Should indicate, where possible, proposed building materials and style, materials and finish of windows and doors. Where proposed elevation adjoining another building or is in close proximity, drawings should show relationship between the buildings and detail the positions of openings on each property.

Original elevations required for proposals involving extensions to or replacement of buildings in the green belt.

Policy Driver or Legislative Background

Town and Country Planning (Development Management Procedure) (England) Order 2015

Application should include original documentation plus 3 copies

An Energy Assessment is required for all ‘major’ developments.

The Energy Assessment should comply with the London Plan energy hierarchy and carbon dioxide requirements – zero carbon - and, where relevant, decentralised energy. The Energy Assessment should be in line with the Greater London Authority guidance on preparing energy assessments.

Any proposal which includes a biomass boiler will need to be accompanied by a report addressing the impacts on local air quality. Please contact Environmental Health Service on 020 8359 7995 for advice.

An Energy Masterplan is required for Large scale Major development in accordance with London Plan policy SI 3

Policy Driver or Legislative Background

London Plan – policies SI 2, SI 3, SI 4

Mayor’s Sustainable Design and Construction Supplementary Planning Guidance and Energy Planning Guidance

Barnet Local Plan 2025 policies CDH02 and ECC01

Barnet Sustainable Design and Development Guidance SPD

A screening opinion can be requested from the Planning Service in accordance with the regulations.

This requirement can relate to development proposals for any ‘urban development project’ for:

• More than 150 dwellinghouses
• Development greater than 1ha that is non-residential
• Where the area of the site exceeds 5 ha

Pre-application advice should be sought from the Planning Service on all sites that exceed this size threshold.

Where an Environmental Statement is required to accompany a planning application, it should meet the requirements laid out in Schedule 4 of the Regulations.

Policy Driver or Legislative Background

Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 as amended

Major developments are required to submit a Fire Statement

Non-major development is required to submit a Planning Fire Safety Strategy – where development includes a new residential or commercial unit, new lift, alterations to materials on the external walls, alterations to internal or external communal areas that support the evacuation strategy for the property

Householder and some Non-Major development is required to submit a Reasonable Exception Statement

Section 96A(non-material) or Section 73 (minor material) London Plan policy applications require an updated Statement

Outline applications require an Outline Fire Statement

Certain Permitted Development Prior Approval Developments

Policy Driver or Legislative Background

Town and Country Planning (Development Management Procedure) (England) Order 2015

London Plan policies D5 and D12

Fire Safety London Plan Guidance which includes the relevant form for application type

Proposed development will need to provide a Flood Risk Assessment (FRA) on the known flood risk potential from all sources of flooding, including surface water, to the planning application site. The FRA should also consider the risk to others, how it will be managed and take climate change into account. In researching when a flood risk assessment is required, applicants should refer to the West London Strategic Flood Risk Assessment including the mapping sets for Policy Mapping, Fluvial, Surface water and other types of flooding, as well as the Environment Agency Flood Mapping Tools https://westlondonsfra.london/

The Barnet Strategic Flood Risk Assessment Level 2 document at appendix 3 provides information on flood risk assessment and sequential test requirements for windfall sites https://www.barnet.gov.uk/sites/default/files/sfra_level_2_report_v1.2.pdf

Applications will need to include the relevant reports and be accompanied by the checklists on flood risk and drainage set out in the

West London Strategic Flood Risk Assessment.

A site-specific Flood Risk Assessment is required, in consultation with the Environment Agency (if applicable) or Lead Local Flood Authority if the proposal is:

• A development site of 1 hectare or over within Flood Zone 1
• A site within Flood Zones 2, 3 or 3b
• A non-householder application on a site within 1% AEP (Annual Exceedance Probability) plus 70% climate change fluvial flood extent and/or the 0.1% AEP RoFSW (Risk of Flooding from Surface Water) flood extent
• Within an identified Critical Drainage Area
• Where a site may be subject to a source of flooding other than from rivers and its development would introduce a more vulnerable use.

The Sequential Test will be required for all development except householder or small non-residential extensions of less than 250sqm and some changes of use in line with the National Planning Policy Guidance. In Barnet a site-specific Sequential Test must be carried out if a site is proposed within the 0.1% AEP RoFSW flood extent or the 1% AEP plus 70% climate change fluvial extent.

The Exception Test is required for Highly Vulnerable development in Zone 2, Essential Infrastructure or More Vulnerable development in Zone 3A and Essential Infrastructure or Water Compatible development in Zone 3B

For development within 20m of the top of a bank of a main river an FRA may be required.

For developments within 5m of an ordinary watercourse or involving culverting or control of flow of a stream, an FRA will be required for all operational development.

A FRA will be required when the Environment Agency or Lead Local Flood Authority have indicated that there may be a drainage problem and/or surface water flood risk in the area.

The National Planning Framework and accompanying technical guidance provides guidance for both LPAs and applicants in relation to the undertaking of flood risk assessments and the responsibilities for controlling development where it may be directly affected by flooding or affect flooding elsewhere, where surface water may arise and what arrangements will be made for its sustainable disposal (e.g. sustainable drainage or SUDS).

Further advice is also available in the West London Strategic Flood Risk Assessment and Barnet Strategic Flood Risk Assessment Level 2

Any works undertaken within 5m of an ordinary watercourse or any culverting is proposed you will need to apply for Ordinary Watercourse Consent at fwm@barnet.gov.uk. A permit from the Environment Agency may be required for works within 8m of a main river.

Policy Driver or Legislative Background

NPPF Chapter 14 and Planning Practice Guidance

London Plan policies SI 12 and SI 13

West London Strategic Flood Risk Assessment

Barnet Strategic Flood Risk Assessment level 2

Barnet Local Flood Risk Management Strategy

Barnet Local Plan 2025 policy ECC03

Barnet Sustainable Design and Development Guidance SPD

Scale 1:100 or 1:50, ensuring plans have a drawing number and are titled.

Floor plans for new development and existing buildings altered by proposed development should highlight existing walls or buildings to be demolished, where applicable.

Original plans required for proposals involving extensions to or replacement of buildings in the green belt.

Policy Driver or Legislative Background

Town and Country Planning (Development Management Procedure) (England) Order 2015

Application should include original documentation plus 3 copies

Should include a description of the type, quantities and means of disposal of any trade waste or effluent and should include how an application connects to existing utility infrastructure systems.

A more detailed assessment is required where connection to the public sewer is not proposed.

For all Major developments the statement should include a letter from the utility company stating that capacity exists within its network orconfirmation that agreements have been signed for the provision of the necessary infrastructure.

There may be circumstances when, due to existing flooding/ low water pressure problems in the catchment Thames Water require utilities statements for minor developments.

Policy Driver or Legislative Background
London Plan– policies SI 12 and SI 13

Barnet Local Plan 2025 policy ECC03 and ECC04

Barnet Sustainable Design and Development Guidance SPD