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 10 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. eg:

• 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. The appraisal should set out whether the applicany wishes to go down the fast track or normal viability route.

A full Viability Appraisal should be submitted and also a redacted Viability Appraisal for the public website.

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

A Circular Economy Statement should demonstrate:

• How all materials arising from demolition and remediation works will be reused and/or recycled
• How the proposal’s design and construction will reduce material demands and enable building materials, components and products to be disassembled and re-used at the end of their useful life
• Opportunities for managing as much waste as possible on site
• Adequate and easily accessible storage space and collection systems to support recycling and re-use
• How much waste the proposal is expected to generate, and how and where the waste will be managed in accordance with the waste hierarchy
• How performance will be monitored and reported

Further guidance: https://www.london.gov.uk/programmes-strategies/planning/implementing-london-plan/london-plan-guidance/urban-greening-factor-ugf-guidance

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.

A Delivery and servicing plan should include:

• The expected number and types (length, width and height) of vehicles
• Time of day and week of operation
• Delivery provision in terms of safe and legal loading bays or dropoff areas
• How the impact on the transport network and highway - including bus routes, cycle lanes and conflict with pedestrians - will be managed
• Any potential detrimental noise or air quality issues and subsequent remedial action)

Policy driver or legislative background

London Plan Policy T7

Barnet Local Plan 2025 policies TRC01 and TRC03

A sustainable drainage strategy/ assessment in accordance with  Barnet Sustainability 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

Further information and guidance

All applications with surface water drainage are required to complete and submit the relevant Local Lead Flood Authority checklist

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

Further guidance from West London Strategic Flood Risk Assessment 

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

Barnet Sustainability Strategy

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 (eg. open landscape, sites adjacent to a river corridor, sites of nature conservation importance and statutory protected conservation 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 a development is deemed likely to have significant adverse impact on ecology and protected species under an Environmental Impact Assessment (If required).

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. Mitigation up to and including a Natural England protected species mitigation licence may be required in the event that such species are considered likely to be impacted by the proposed development.

Any demolition or removal of mature trees will require a Preliminary Bat Roost Assessment. This Assessment will also be required for partial or full removal/ replacement roof including for a householder application.

Further advice on protected species and habitats can be obtained from Natural England. England Protected species and development: advice for local planning authorities - GOV.UK

Policy driver or legislative background

Wildlife and Countryside Act 1981as amended

The Natural Environment and Rural Communities Act 2006

Conservation of Habitats and Species  Regulations 2017

London plan policies G5, G6 and G7

Barnet Local Plan 2025  policy ECC07

Barnet Sustainable Design and Development Guidance  SPD

Green Infrastructure SPD 2017

The Town and Country Planning (Environmental Impact Assessment) Regulations 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

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:

• West London Strategic Flood Risk Assessment.
• Flood map for planning

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.

Applications will need to include the relevant reports and be accompanied by the Lead Local Flood Authority checklists on flood risk and drainage

For Major development:

• 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 or 3
• 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
• A non-householder application within an identified critical drainage area (as identified by LB Barnet).  
• 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 20 metres of the top of a bank of a main river an FRA may be required.

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

An 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 (eg. 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 8 metres 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

Although generally exempt, for Householder (single family dwellinghouse, not including where a property has been converted into flats) applications, the relevant section of the planning application form must be completed.

For all Major, Minor (this includes extensions to flats) and Outline applications:

• Where the applicant believes planning permission, if granted  would not be subject to the biodiversity gain condition, the reasons for that belief

or

• a Biodiversity Net Gain statement as to whether the applicant believes that planning permission, if granted, would be subject to the biodiversity gain condition; and the completed biodiversity metric calculation tool or tools

In cases where the applicant believes that planning permission, if granted, would be subject to the biodiversity gain condition:

(i) the completed biodiversity statutory metric calculation tool or tools (as the case may be) showing the calculation of the biodiversity value of the onsite habitat, for the purpose of the biodiversity gain plan required to be submitted under paragraph 13 of Schedule 7A to the 1990 Act if permission is granted, on—

(aa) the date of the application, or

(bb) an earlier date proposed by the applicant, and

(cc) in either case, the date immediately before any activities of the type mentioned in paragraph 6 or 6A of Schedule 7A to the 1990 Act have been carried out on the land;

(ii) the biodiversity value or values (as the case may be) referred to in paragraph (i);

(iii) the publication date of the biodiversity metric calculation tool or tools (as the case may be) used to calculate the values referred to in paragraph (i);

(iv) if an earlier date is proposed by the applicant under paragraph (i)(bb), the reasons why that earlier date is proposed;

(v) if any activities of the type mentioned in paragraph 6 or 6A of Schedule 7A to the 1990 Act have been carried out on the land—

(aa) a statement that such activities have been carried out,

(bb) confirmation of the date immediately before those activities were so carried out, and

(cc) any available supporting evidence for the date referred to in sub-paragraph (bb) and for the value referred to in paragraph (i)(cc).

(vi) a description of any irreplaceable habitat, corresponding to the descriptions in Table 1 or in column 1 of Table 2 of the Schedule to the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024, that—

(aa) is on the land to which the application relates, and

(bb) exists on the date referred to in paragraph (i)(aa) or (bb) (as applicable);

(vii) a plan showing the location, on the date referred to in paragraph (i)(aa) or (bb) (as applicable), of—

(aa) the onsite habitat included in the calculations referred to in paragraph (i), and

(bb) any irreplaceable habitat

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

From February 2024 for major developments and April 2024 for minor developments as enshrined under the Environment Act 2021, there is a requirement for all planning permissions granted to deliver at least 10% biodiversity net gain on the baseline biodiversity net gain value and that this will be secured for at least 30 years.

Further guidance: https://www.gov.uk/guidance/biodiversity-net-gain

For major applications including phased development, or development impact on Sites of Importance for Nature Conservation, a draft Biodiversity Gain Plan and/or draft Habitat Management and Monitoring Plan (HMMP) would be requested to provide the LPA will additional assurance of how the development if granted planning permission would achieve its Net Gain obligation over the 30 year period.

Policy driver or legislative background

The Town and Country  Planning (Development Management Procedure) (England) Order 2015 (as amended by The Biodiversity Gain Town and Country Planning (Modifications and Amendments) (England) Regulations 2024)

Application should include original documentation plus 3 copies

Fire Statement – Submitted on a form published by the Secretary of State

This forms Building Safety Planning Gateway One

Required for all applications which involve:

• provision of one or more relevant buildings, or

• development of an existing relevant building or

• development within the curtilage of a relevant building.

A relevant building is a building 18m or more in height or containing 7 or more storeys and containing two or more dwellings or educational accommodation

London Plan draft guidance: https://www.london.gov.uk/programmes-strategies/planning/implementing-london-plan/london-plan-guidance/fire-safety-lpg

Policy driver or legislative background

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

London Plan policies D5 and D12

Application should include original documentation plus 3 copies

A Design and Access Statement (DAS) must accompany the following types of planning applications:

• Major developments
• Development in a conservation area consisting of the provision of one or more dwellinghouses
• Development in a conservation area where the floorspace created by the development is 100 square metres or more

It does not apply to:

• Section 73 applications ie to develop land without complying with certain conditions
• Engineering or mining operations
• Material change of use of land or buildings
• Waste development

The DAS shall explain:

1. the design principles and concepts that have been applied to the development
2. demonstrate the steps taken to appraise the context of the development and how the design takes that context into account
3. explain the policy adopted as to access and how policies in relation to access in local development documents have been taken into account
4. state what, if any, consultation undertaken on issues in relation to access to the development and what account has been  taken of the outcome
5. explain how any specific issues which might affect access to the development have been addressed

In addition, all applications for listed building consent and conservation area consent must be accompanied by a Design and Access Statement.

The additional requirements in relation to listed building consent include an explanation of the design principles and concepts that have been applied to the works and how these take account of:

1. the special architectural or historic importance of the building
2. the particular physical features of the building that justify its designation as a listed building
3. the buildings setting
4. how issues relating to access to the building have been dealt with (unless the application relates to internal changes only)

The Listed Building DAS shall also:

1. explain the policy adopted as to access, including what alternative means of access have been considered, how policies relating to access in Local Plan documents have been taken into account
2. explain how policy as to access takes account of:

i) the special architectural or historic importance of the building

ii) the particular physical features of the building that justify its designation as a listed building

iii) the buildings setting

c) what, if any, consultation has been undertaken and what account has been taken of the outcome and explain how any specific issues which may affect access have been addressed.

For applications for listed building consent submitted in parallel with a planning application, a single DAS is acceptable.

For more information on preparing a Design and Access Statement see the NPPF and associated guidance: https://www.gov.uk/guidance/making-an-application#Design-and-Access-Statement

Policy driver or legislative background

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

The Planning (Listed Buildings and Conservation Areas) Act 1990 as amended

Application should include original documentation plus 3 copies