Validation of planning applications in Tyneside

Contents

(i)        Background to the Tyneside Validation List 

(ii)        Discretion

(iii)       Review

(iv)      Using the Checklists

(v)       Pre-Application Advice

(vi)      Local Authority Contact Details

Appendix 1 - National and Local Validation Requirement Notes to accompany checklists 

National Requirements 

1. Completed Application Form 

2. Location plan

3. Site Plan

4. Ownership Certificate (A, B, C or D) 

5. Agricultural Holdings Certificate 

6. The correct fee

7. Design and Access Statement (if required)

8. Fire Statements

9. Outline Planning Applications

Biodiversity Net Gain:  From 12 February 2024, applications need to meet requirements for measurable biodiversity net gain as set out in Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021), and information to demonstrate this is required to validate an application.  Exemptions do apply.  At the time of drafting this checklist the national validation requirements have not been updated to reflect this change, but you are advised to note the requirements of Section 16 and provide the information required to support your application.  An application will not be validated without submission of the required biodiversity net gain assessment information. 

Local Requirements 

10. Application Plans

11. Acoustic and Vibration Assessment

12. Affordable Housing Statement 

13. Air Quality Assessment 

14. Archaeological Assessments          

15. Coal Mining Risk Assessment / Mineral Safeguarding

16. Biodiversity Surveys and Reports

17. Flood Risk Assessment, Surface Water Drainage Strategy and Foul Water Strategy

18. Health Impact Assessment

19. Heritage Statement

20. Housing Spacing Standards

21. Land Contamination Assessment 

22. Landscape Strategy and Masterplan

23. Landscaping Details 

24. Marketing Information 

25. Open Space Assessment (including playing fields and recreational buildings) 

26. Overheating Assessment and Mitigation Requirements

27. Planning Statement

28. Statement of Community Involvement

29. Structural Survey

30. Sunlight/Daylight/Wind Study/Microclimate/Lighting Assessment 

31. Sustainability Statement

32. Telecommunications Development

33. Town Centre Use Assessment 

34. Transport Assessments / Statements and Travel Plans

35. Tree Survey and/or Statement of Arboricultural Implications of Development 

36. Ventilation / Extraction Details / Odour management

37. Viability Assessment

38. Waste Management Plan

39. Community Infrastructure Levy (Gateshead, North Tyneside and Newcastle only)

Appendix 2 – The Validation Checklists

Checklist 1:   Full Applications

Checklist 2:   Outline Applications and Reserved Matters Submissions 

Checklist 3:   Listed Building Consent and Planning Permission for Relevant Demolition in a Conservation Area 

Checklist 4:   Advertisement Consent 

Checklist 5:   Householder Applications 

Checklist 6:   Non-material and Minor-material Amendments

Checklist 7:   Lawful Development Certificate Applications

Checklist 8:   Validation Requirements for Prior Approval Applications required through provisions of Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)

• Part 1, Class A) - Larger single storey extension to rear
• Part 1, Class AA - Enlargement of dwellinghouse by construction of additional storeys
• Part 3, Class G, , M, MA, N, O, P, PA, Q, R, S, T - Change of use
• Part 4, Class BB - moveable structures for historic visitor attractions and listed pubs/restaurants etc
• Part 4, Class BC - Temporary recreational campsites
• Part 4, Class CA - Provision of temporlaary state-funded school on previously vacant commercial land
• Part 4, Class E - Temporary use of building or land for film-making purposes
• Part 6, Class A - Agricultural development on units of 5 hectares or more
• Part 6, Class B - Agricultural development on units of less than 5 hectares
• Part 6, Class E - Forestry developments
• Part 7, Class C - Click and collect facilities
• Part 7, Class M - Extensions etc for schools, colleges, universities, prisons and hospitals
• Part 9, Class D – Toll road facilities
• Part 11, Class B - Demolition of buildings
• Part 14, Class A – Installation or alteration etc of solar equipment on domestic premises
• Part 14, Class B – Installation or alteration etc of stand-alone solar equipment on domestic premises
• Part 14, Class J - Installation or alteration etc of solar equipment on non-domestic premises
• Part 14, Class K – Installation, alteration or replacement of stand-alone solar for microgeneration within the curtilage of a building other than a dwellinghouse or a block of flats
• Part 14, Class OA – Installation etc of a solar canopy on non-domestic, off street parking
• Part 16, Class A - Electronic communications code operators
• Part 19, Class TA – Development by the Crown on a closed defence site
• Part 20, Class ZA - Demolition of buildings and construction of new dwellinghouses in their place
• Part 20, Classes A to AD - New dwellinghouses

(i)       Background to the Tyneside Validation List 

The submission of a valid application for planning permission requires a completed application form, compliance with local and national information requirements and the correct application fee. Without the correct information and fee, the planning application cannot be made valid and it cannot be determined. 

The National Planning Policy Framework makes clear that local planning authorities should publish a list of their local information requirements for planning applications and that this list should be kept under review.

This Tyneside Validation List identifies the information that the local planning authority will require to make your application valid. Failure to submit the required information will result in your application being made invalid and being returned to you without it being determined. Information regarding planning fees is available on either the council’s website or on the Planning Portalwebpage.

The checklist identifies the necessary supporting information required to support a planning application. This document should be followed when submitting planning applications to Gateshead, Newcastle upon Tyne, North Tyneside and South Tyneside. These four authorities have worked together and have consulted regular service users (agents) and statutory consultees to ensure that this validation checklist is kept up to date.  This latest document supersedes the validation checklist published in 2019. 

(ii)     Discretion 

This document   identifies  the information required in order to validate a planning application i, having regard to the nature and scale of the proposed development. The required information will relate to matters that, it is reasonable to think, will be a material planning consideration in the determination of the application. 

Planning applications must be determined in accordance with the adopted             development plan, unless material planning considerations indicate otherwise. Pre-application engagement with the local planning authority offers significant potential to improve both the efficiency and effectiveness of the planning application system and improve the quality of planning applications and their likelihood of success (see paragraph (v) of this section).  If used, the pre-application advice service enables the Council to provide an informal response regarding the planning merits of the scheme and gives advice on documents required to support an application. This service requires a fee to be paid (refer to the relevant council’s website). 

(iii)    Review 

Despite best intentions, there may be anomalies in this local validation checklist. There is also the potential for a variance in interpretation from those using the list across the four authorities.

Please note that the authorities may need to update and make changes to this publication to comply with legislative changes. Should this occur, we will seek to update it on our websites as soon as practicable. Please be aware of this if you   print a copy of this publication. 

Newcastle, North Tyneside and Gateshead are Community Infrastructure Levy (CIL) charging authorities. Therefore, CIL liable development in Newcastle, North Tyneside and Gateshead will be required to provide further information as part of the planning application (see Note 39).

(iv)    Using the Checklists 

 Thresholds and criteria are included in the checklist, wherever possible, to indicate when local list requirements will be triggered. However, in some cases the need for supporting information will be dependent on the location of development, its size, scale and nature/character and/or its impact on local amenities and the environment. For this reason, the requirements are not prescriptive in every case. Links to other sources of information and guidance are provided to assist in determining when additional information is required. 

PLEASE NOTE

THE PRIMARY PURPOSE OF THIS DOCUMENT IS TO SET OUT WHAT INFORMATION IS REQUIRED FOR A PLANNING APPLICATION TO BE CONSIDERED VALID. SUBMITTING A VALID APPLICATION DOES NOT MEAN THE APPLICATION WILL BE CONSIDERED ACCEPTABLE. 

TO AVOID DELAYS LATER IN THE DECISION MAKING PROCESS, YOU ARE STRONGLY ADVISED TO FOLLOW THE GUIDANCE PROVIDED BY EACH AUTHORITY.  LINKS TO SUPPORTING  GUIDANCE DOCUMENTS WITHIN EACH SECTION OF THE CHECKLIST HAVE BEEN PROVIDED, BUT MAY BE SUBJECT TO CHANGE

There are some circumstances where applicants will need to discuss the local list requirements with the relevant local planning authority (LPA) before submitting an application. Applicants are strongly encouraged to do this as  if an application lacks the information specified by the Government and in the LPAs published local validation checklist, the LPA will be entitled to invalidate the application and so decline to determine it. 

Where the application is not accompanied by the information required by the LPA, the applicant should provide written justification as to why. When an application is made invalid, the LPA will write to explain what information is required, and give a time period within which this must be provided. If you disagree with the invalid reasons then there is a procedure in the Town and Country Planning (Development Management Procedure) (England) Order 2015 (under article 12)to resolve disputes. In these circumstances the applicant must first serve an Article 12 notice with the reasons why they consider that the information requested does not meet the statutory tests. 

Once the application is made valid it will be passed to a planning case officer for determination.  On occasions, the proposed development will need to be revised to make it acceptable under planning policy, or further information will be needed from the applicant for a planning decision to be made. In such circumstances, the planning case officer will inform the applicant / agent as soon as possible, setting out what information is required. Additional publicity/consultation may then need to be undertaken on receipt of any additional or amended information and an extension of time to determine the application sought. Failure to provide information requested, alongside the extension of time, may result in the application being determined on the information available.. I. The Planning Portal webpage provides further information on the planning appeal process including appeals relating to the non-determination of an application. Planning appeals are made to the Planning Inspectorate.. 

(v)     Pre-application Advice

The National Planning Policy Framework makes clear the importance of pre-application engagement in improving the efficiency and effectiveness in the speed and quality of planning application determination.  The planning application process is more efficient if applicants have sought advice about the information that will be expected to be submitted with an application, before making any application. 

The Government recommends that LPAs and applicants positively approach pre-application discussions so that formal applications can be dealt with in a speedy manner, and the quality of decisions can be better assured. In addition to addressing the information requirements of formal applications, pre-application discussions can bring about a better mutual understanding of the planning history, policies, objectives and constraints that apply to the particular site. They can also assist applicants by clarifying and narrowing down the information required to support a planning application. This will have the advantage of avoiding unnecessary work and expenditure. 

Pre-application advice provided by the local planning authority cannot pre-empt the democratic decision-making process or a particular outcome. 

The right information is crucial to good decision making, particularly where formal assessments are required (such as Environmental Impact Assessment, Habitat Regulations Assessment, Flood Risk Assessment and Transport Assessment). 

To avoid delay, applicants should discuss, as soon as possible, what information is needed with the LPA. Several statutory consultees/expert bodies separately offer their own pre-application service, such as Natural England, National Highways, Nexus, Historic England, Environment Agency, Sport England, The Coal Authority, Lead Local Flood Authority and the Marine Management Organisation. 

Nexus encourages early engagement by applicants where schemes relate to implementation of sustainable transport.  Nexus’ infrastructure requirements need to be adhered to for developments that neighbour Metro lines  or associated infrastructure. .

You are advised to contact your relevant LPA and any expert bodies relevant to your proposal to establish what pre-application services are available, submission requirements and any fees payable. 

(vi)    Local Planning Authority Contacts 

Appendix 1 

National and Local Validation Requirement Notes to accompany checklists 

National Validation Requirements 

1.         Completed Application Form

Planning applications should be submitted online through the Planning Portal website (www.planningportal.co.uk). Only if this is not feasible should submission by post/email directly to the relevant council be considered and agreed. The submission of paper copies of application is not recommended, as it will result in the delay in the processing of the application and require multiple copies of the application to be submitted. 

Applications submitted electronically do not need to be accompanied by any further copies either of the application or accompanying information. 

At present not all application types may be submitted through the Planning Portal (e.g.. Applications for Permission in Principle and some Prior Approval Applications). Further information on the different types of applications that may be submitted through the Planning Portal can be found at:

https://www.planningportal.co.uk/info/200126/applications/60/consent_types

You may download offline printable forms from the Planning Portal at: https://1app.planningportal.co.uk/YourLPA/DownloadofflineForms

When making an application, all of the relevant questions on the form must be completed, or the words “Not Applicable” or N/A should be inserted for clarity (See: “4. Ownership Certificates” below with regard to certificates on the form).

It is very important that the description of development on the planning application form accurately describes the proposed development and that it correctly summarises the detail shown on the submitted plans. The application description must concisely list all aspects of the development that form part of the application, including relevant information on the use of the site (including Use Class where relevant), the scale and form of the development (1/2 storeys high etc., provision of hard surfacing, new boundary treatment heights and new vehicular access points to the site etc.).  Otherwise, your application may not be made valid, and it may lead to delays due to the council having to re-notify / re-consult interested third parties. 

2.         Location Plan

All applications must include copies of a location plan based on an up-to-date map. This should be at an identified standard metric scale (1:1250 or 1:2500) and must show the direction north. The location plan should identify sufficient roads and/or buildings on land adjoining the application site to ensure that the exact location of the application site is clear. 

The application site should be edged clearly with a solid red line. It should include all land necessary to carry out the proposed development – for example, land required for access to the site from a public highway, visibility splays, landscaping, drainage areas, car parking and open areas around buildings. 

A blue line should be drawn around any other land owned or controlled by the applicant, close to or adjoining the application site. 

There are several online sellers that can provide a location plan, some of which are listed on the Planning Portal website (see the Buy a Plan section).

Applicants should note that the copying of Ordnance Survey plans by unauthorised persons is an infringement of copyright.

3.         Site Plan (Existing and Proposed) 

All planning applications that include extensions or external ground works (i.e. excluding applications for change of use only or where no external building works are proposed) shall include existing and proposed site plans at a standard metric scale (1:100 or 1:200), unless otherwise requested and agreed with the Local Planning Authority.

The purpose of the site plans is to enable the development's impact to be assessed in terms of its site and immediate surroundings. For this reason, the site plan must show the direction north, along with the proposed footprint of the development within the context of all existing buildings falling within 10 metres of the development. The site plans should also provide written dimensions and distances from the elevations of the proposed development to both:

1. the existing site boundaries and 
2. the existing buildings falling within 10 metres of the development.

The following information must also be shown, unless these would not influence or be affected by the proposed development:

1. All the buildings, roads and footpaths on land adjoining the site including access arrangements; 
2. All public rights of way crossing or adjoining the site; 
3. The position of all existing trees on the site (including the canopy spread), and those on adjacent land; 
4. The extent and type of any hard surfacing; 
5. Boundary treatments, including the type and height of walls or fencing. 

4.         Ownership Certificates (A, B, C or D as applicable)

The relevant certificates concerning the ownership of the application site must accompany all forms of applications and must be electronically or physically signed by the applicant or their agent and dated. 

For this purpose an ‘owner’ is anyone with a freehold interest or a leasehold interest if the unexpired term of which is not less than 7 years. 

• Certificate A must be completed when the applicant is the sole owner of the site.
• Certificate B must be completed when the applicant is not sole owner of the site, but all of the owner(s) of the site are known. The applicant needs to serve written notice on the person(s) who, on the day 21 days before the date the application is submitted, was an owner of any part of the land to which the application relates. 
• Certificate C must be completed when some of the owners of the site are known but not all. 

If Certificate C has been completed, written notice must be served on any known owners of the site in question in the same way as the procedure under Certificate B.

There is also a requirement for the applicant to advertise the proposal in a local newspaper and this must not take place earlier than 21 days before the date of submission of the application and a copy of the notice must be included with the planning application.

• Certificate D must be completed when none of the owners of the site are known. 

If Certificate D has been completed, the applicant is required to give notice of the proposal in a local newspaper. This must not take place earlier than 21 days before the date of the application and a copy of the notice must be included with the planning application.

5.         Agricultural Land Declaration

All agricultural tenants on a site must be notified prior to the submission of a planning application. Applicants must certify that they have notified any agricultural tenants about their application, or that there are no agricultural tenants on the site. The certificate is required whether or not the site includes an agricultural holding and is incorporated into the ownership certificate form (above) and must be signed and dated in order for the application to be valid.

No agricultural land declaration is required if the applicant is making an application for the approval of reserved matters, discharge or variation of conditions, tree preservation orders, listed building consent, a lawful development certificate, prior notification of certain developments with permitted development rights, a non-material amendment to an existing planning permission, or express consent to display an advertisement.

6.         The Correct Fee

Most applications incur a fee. The application will not be validated without the correct fee being paid. 

The Planning Portal includes a fee calculator and a fee schedule for applicants, although each Council can advise applicants on specific cases and payment methods. These can be found at: 

www.planningportal.co.uk/planning

Note: For the purposes of fee calculation, floor space is calculated by measuring all storeys, (including basements and garaging) to be created by the development, measured externally, and including the thickness of external and internal walls. 

7.         Design and Access Statement 

When is this required?

• The provision of dwellinghouses where - 

            (i)        the number of dwellinghouses to be provided is 10 or more; or 

            (ii)        the development is to be carried out on a site having an area of 0.5 hectares                     or more and it is not known whether the development falls within (i); 

• The provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more; 

• Development carried out on a site having an area of 1 hectare or more (excluding minerals, mining or waste development applications) 

• In World Heritage Sites or in a conservation area; 

            (i)        the provision of one or more dwellinghouse; or 

            (ii)        the provision of a building (or extension) where the proposed floor space is                        more than 100 square metres; 

• Applications for listed building consent 

What information is required to make an application valid?

A Design and Access Statement is required to set out the design principles and concepts that have been applied to the development and how issues relating to access to the development have been dealt with.

• The title must state the document is/includes a design and access statement

Guidance

Design and Access Statements for Planning Applications are expected to:

• Explain the design principles and concepts that have been applied to the development; 
• Demonstrate the steps taken to appraise the context of the site and its surroundings and how the design of the development takes that context into account; 
• Explain the policy approach in relation to design and access, and how policies relating to design and access in relevant local plans have been taken into account; 
• State what, if any, consultation has been undertaken on issues relating to the design of (and access to) the development and what account has been taken of the outcome of any such consultation; and explain how any specific issues which might affect the design of (or access to) the development have been addressed; 
• A description of any heritage asset affected, including any contribution made by their setting and the contribution made by the development to local character and distinctiveness;
• Explain how Green/Blue Infrastructure and natural features are incorporated into the design, how they provide a range of multi-functional benefits, how they enhance the existing GBI network and details of their future management and maintenance arrangements; 
• Explain how the application has taken into account existing crime in the area and how the development has been designed to both address issues of crime and minimise its impact on the safety and security of the area. 

For Listed Building Consent applications, Design and Access Statements must explain how the design principles and concepts that have been applied to the works take account of:

• The special architectural or historic importance of the building; 
• The particular physical features of the building that reflect and illustrate the significance of the building; 
• The building’s setting; 
• The approach to access, including what alternative means of access have been considered, and how relevant Local Plan policies have been taken into account;
• Information on any consultation undertaken, and how the outcome of this consultation has informed the proposed works.

8.         Fire Statements (if required)

The Government has published guidance ( Fire safety and high-rise residential buildings (from 1 August 2021) - GOV.UK (www.gov.uk) ) which sets out measures to ensure fire safety matters are incorporated at the planning stage for schemes involving high-rise residential buildings.

When is this required?

An application for planning permission for development of/on buildings which contains two or more dwellings or educational accommodation and are 18 metres or more in height or of 7 or more storeys and which involves:

• the erection of one or more relevant buildings, or
• development of an existing relevant building, or
• development within the curtilage of a relevant building;
  
  

must be accompanied by a fire statement unless an exemption applies.

“Dwellings” includes flats, and “educational accommodation” means residential accommodation for the use of students boarding at a boarding school or in later stages of education.

What are the exemptions?

Applications for planning permission will be exempt from the requirement to submit a fire statement where:

• the application is for a material change of use of a building set out above and the material change of use would result in the building no longer being defined a relevant building
• the application is for a material change in use of land or buildings within the curtilage of a relevant building as set out above and the material change of use would not result in the provision of one or more relevant buildings
• the application is for outline planning permission
• the application is for permission to develop land without compliance with conditions under section 73 of the Town and Country Planning Act 1990

What information is required for validation? 

Fire statements must be submitted on the prescribed form published by the Secretary of State (or a form to similar effect) and contain the particulars specified or referred to in the form, which includes information about (not exhaustive list):

• 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

The Fire Statement form can be accessed via:

https://www.gov.uk/government/publications/planning-application-forms-templates-for-local-planning-authorities 

Policy Background

Government policy or guidance: 

• https://www.gov.uk/guidance/fire-safety-and-high-rise-residential-buildings-from-1-august-2021

9. Outline Planning Applications

An outline planning application is a way to establish the principle of a proposed development without supplying all the details necessary for a full application. The grant of outline planning permission will then be conditional upon the subsequent approval of details of ‘reserved matters’ – as defined below.

The Government has set down the minimum level of information that must be submitted with outline applications, as follows:

• Use – the use or uses proposed for the development and any distinct development zones within the application site. 
• Amount of development – the amount of development for each use. 
• Indicative access points – an area or areas in which access point or points to the site will be situated. 

An outline application may also contain details and seek approval of one or more of the reserved matters, but at least one must be reserved for later approval. It should be noted that for an outline application it is necessary to indicate access points on the submitted plans, even if access will be a reserved matter.

Whilst the outline planning application process allows the minimum level of information to be submitted to enable the application to be made valid, the Council must then reach its planning decision on the application in line with its development plan and having had regard to any material planning considerations. The Council may therefore require further information to be provided by the applicant to reach a decision on the application. The application may be refused if the requested information has not been provided within the agreed timescales. Therefore, before submitting an outline planning application, applicants are strongly advised to seek pre-application advice. 

Any indicative information submitted to support an outline application but not for determination must be clearly marked as “Indicative/For information only”

Reserved Matters

Reserved matters are defined as follows:- 

• Layout – the way in which buildings, routes and open spaces are provided within the development and their relationship to buildings and spaces outside the development. 
• Scale – the height, width and length of each building proposed in relation to its surroundings. 
• Appearance – the aspects of a building or place which determine the visual impression it makes. This includes the external built form of the development, its architecture, materials, decoration, lighting, colour and texture. 
• Access – the accessibility to and within the site for pedestrians, cycles and vehicles in terms of the positioning and treatment of access and circulation and how these fit into the surrounding network. 
• Landscaping – this is the treatment of private and public space to enhance or protect the amenities of the site through hard and soft measures. This may include, for example, planting of trees or hedges, screening by fences or walls, the formation of banks or terraces, or the layout of gardens, courts or squares.

Biodiversity Net Gain  

From 12 February 2024, applications need to meet requirements for measurable biodiversity net gain as set out in Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021), and information to demonstrate this is required to validate an  application.  Exemptions do apply.  At the time of drafting this checklist the national validation requirements have not been updated to reflect this change, but you are advised to note the requirements of Section 16 and provide  information required to support your application.  An application will not be validated without submission of the required biodiversity net gain assessment information. 

Local Validation Requirements

10.      Application Plans

When is this required?

• Elevation plans are required for all applications where external alterations are proposed;
• Floor plans, Site Sections and Site Levels are required for applications where this would be expected to add to the understanding of the proposal and/or where floor plans, site sections and site levels respectively are materially affected by the proposal; 
• Roof Plans should be submitted where there is an alteration to an existing roof or otherwise where this is expected to add to the understanding of the proposal.

What information is required?

All plans/drawings must be numbered or labelled (any amended plans will require a revision number and date). 

(a)       Existing and Proposed Elevations 

The drawings of the elevations shall be at a scale of 1:50 or 1:100 (unless an alternative scale is required and agreed) and all external sides of the proposal must be shown, along with the proposed building materials and the style, materials and finish of windows and doors where possible. Where a proposed elevation adjoins another building/structure or is in close proximity, the drawing should clearly show the relationship between the two buildings/structures and detail the positions of any openings on each property.

(b)       Existing and Proposed Floor Plans 

The floor plan drawings shall be at a scale of 1:50 or 1:100 (unless an alternative scale is required and agreed) and should explain the proposal in detail. Where existing buildings or walls are to be demolished, these should be clearly shown. The proposed development should be shown in context with the site boundary and any existing adjacent buildings including property numbers/names where appropriate.

Floor Plan drawings also need to clearly state the number of bedrooms and bed spaces the property will provide, to show the intended number of occupants the house has been designed to accommodate, and also as a statement indicating how the property will be marketed (i.e. a 3b/5p property).

(c)       Existing and Proposed Site Sections and Site Levels

Section drawings shall be drawn at a scale of 1:50 or 1:100 (unless an alternative scale is requested and agreed) showing how the proposed development relates to existing site levels and adjacent land (with levels related to a fixed datum point off site).

(d)       Roof Plan 

Both an existing and proposed roof plan drawn to a scale of 1:50 or 1:100 (unless an alternative scale is requested and agreed) are required in order to show the shape of the roof, its location and the proposed facing materials.

11.       Acoustic and Vibration Assessment

When is this required? 

Applications where development may create additional noise, or would be sensitive to the prevailing acoustic environment (including any anticipated changes to that environment from activities that are permitted but not yet commenced) including involving:

• development within Classes B2, and/or where new or replacement industrial plant/machinery is proposed that have the potential to result in increased noise levels outside of the application site
• new outdoor sport facilities
• development within Class E (restaurants, snack bars, cafes, indoor sport, recreation or fitness, provision of medical or health services, crèches, day nurseries or day centres), 
• development within Class F1 (learning and non-residential institutions - places of public worship or religious instruction or in connection with such use)
• development within Class F2 (areas or places for outdoor sport or recreation, indoor and outdoor swimming pools and skating rinks)
• sui generis uses (theatres, amusement arcades/centres or funfairs, hot food takeaways, public houses, wine bars,  drinking establishments, nightclubs, casinos, venues for live music performance, cinemas, concert halls, dance halls, bingo halls);
• New residential development adjacent to the strategic road network (i.e. trunk roads or motorways under the control of Highways England), classified roads ,  adjacent to railway or metro lines,  airports,  existing industrial uses, and  any one of the uses listed above
• Minerals and waste development;
• Energy generation development, including the installation of air source heat pumps 
• A vibration survey may be required if a development is proposed adjacent to a railway or metro line (over or underground).

Applications for prior notification will require to be accompanied by an acoustic assessments where potential impacts upon residential amenity are identified as a material consideration in Checklist 8 below.

What information is required? 

• Title confirming the document is/includes a noise impact assessment and vibration assessment

Guidance

A noise impact assessment prepared by a suitably qualified acoustician must support applications that either raise issues of disturbance due to the nature of the proposed development or are considered to be noise sensitive developments. The Institute of Acoustics publishes Membership and Supplier details https://www.ioa.org.uk/find-acoustics-specialist-or-supplier.

The acoustic assessment should be undertaken in line with recognised methodologies such as British Standards and local and national guidance. The form of acoustic assessment required  will often be specific to the proposed development, for example, a proposed outdoor music-led event space would require noise propagation modelling. Prior to undertaking an assessment, it is recommended to agree its scope with council Environmental Health officers.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Government policy or guidance: 

• National Planning Policy Framework – Chapter 15 - Conserving and enhancing the natural environment
• The Calculation of Road Traffic Noise (DEFRA, 1988)
• The Calculation of Railway Noise (Department of Transport, 1995)
• National Planning Practice Guidance
• The Noise Policy Statement for England (Department for Environment, Food and Rural Affairs, 2010) 

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS14 

Newcastle

Development and Allocations Plan Policies DM23 and DM24

Gateshead 

Making Spaces for Growing Places Policies MSGP17, MSGP18, MSGP19, MSGP20, MSGP28, MSGP30, MSGP44, MSGP45 and MSGP47 

South Tyneside 

Development Management Policy DM1 

North Tyneside 

Local Plan (2017) DM5.19 

Area specific requirements and further information: 

• The International Standard for Assessment of Environmental Noise ISO 1996;
• BS 4142+A1:2019 – Method for rating and assessing industrial and commercial sound (British Standards Institution 2014);
• BS 8233 – Code of Practice for Sound insulation and noise reduction for buildings; (British Standards Institution 2014)
• World Health Organisation Guidelines for Community Noise (1999)
• World Health Organisation Night Noise Guidelines for Europe (2009);
• Professional Practice Guidance on Planning and Noise (2017)(Association of Noise Consultants, Institute of Acoustics and Chartered Institute of Environmental Health)
• Other topic specific guidance published by the Institute of Acoustics or the Association of Noise Consultants ; compliance with the acoustic requirements of Approved Document O; Artificial Grass Pitch (AGP) – Planning Implications (Sport England in association with the IOA and ANC) and any other guidance that may be published from time to time. 

12.      Affordable Housing Statement

When is this required?

Gateshead and Newcastle only: All applications for housing development of 10 units or more.

North Tyneside only: All applications for housing development of 11 dwelling units or more and gross internal area of more than 1,000 square metres.

South Tyneside only: All applications for housing development of 11 units or more in the urban fringe villages (Whitburn, Cleadon, East Boldon, West Boldon and Boldon Colliery), except where the total gross internal floorspace of the development is more than 1,000 sqm (i.e. affordable provision/contributions would still be required on sites of 10 dwellings or less where the total floor space exceeds 1,000 sqm) and 15 units or more in other locations, or housing development on sites of 0.5 ha or more.

Re-Use and Demolition of Vacant Buildings

Government policy states  that a ‘financial credit’, equivalent to the existing floorspace of any vacant buildings brought back into any lawful use or demolished for redevelopment, should be deducted from the calculation of any (on-site or off-site) affordable housing contributions sought from relevant development schemes. This does not, however, apply to vacant buildings that have been abandoned.

Affordable housing contributions are only required in relation to any net increase in gross (internal) floorspace on the site – i.e. calculated based on the net additional new floorspace being built/created, having subtracted the amount of vacant floorspace on the site (at the time of the planning application being assessed and determined) that is to be re-used/converted or demolished. An applicant should apply for any ‘vacant building credit’ at the time of submitting the planning application. Further information on ‘vacant building credit’ can be found at: https://www.gov.uk/guidance/planning-obligations

What information is required for validation?

• The title must state the document is/includes an affordable housing statement
• The document can be included within the Design and Access or Planning Statement

Guidance

This statement should clearly identify the following points:

• Is affordable housing to be provided? If not, then what is the justification? (i.e. financial viability)
• Will it be provided a) on site, b) off site or c) by way of financial contribution? If b) or c) why will it be provided in this way?
• What type of units will be affordable (e.g. houses, apartments) and how many bedrooms will they have?
• What type/tenure of affordable housing is being provided to ensure it meets NPPF requirement for 10% home ownership products and local plan policy? (e.g. social rented or intermediate - see Annex 2 Glossary of the NPPF)
• How will the housing be affordable to those on lower incomes or in receipt of housing benefit? 

For full and reserved matter applications, there should be clarification on the application plans as to the affordable units' location. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background 

Government policy or guidance: 

• National Planning Policy Framework – Chapter 5 – Delivering a sufficient supply of homes and Annex 2 Glossary 

• National Planning Practice Guidance – Housing and economic needs assessment section. 

Development Plan: 

Newcastle and Gateshead

Core Strategy Policy CS11 Providing a Range and Choice of Housing

Gateshead

Planning Obligations Supplementary Planning Document

Newcastle

Development and Allocations Plan Policy DM5 Housing Sites

Planning Obligations Supplementary Planning Document

South Tyneside 

Core Strategy Policies: SC3, SC4 and SC5 

Development Management Policies: DM4 and DM5 

Area Action Plan Policies: SS6, SS11, J9 and H8 

Site-Specific Allocations Policies: SA8, SA9 and SA10 

Supplementary Planning Documents: SPD4, SPD5 and SPD9 

North Tyneside 

Local Plan (2017) DM4.7

13.      Air Quality Assessment

When is this required? 

An air quality assessment will be required if the development is likely to have an adverse effect on air quality in areas where it is already known to be poor, particularly if it could affect the implementation of air quality strategies and action plans and/or breach legal obligations (including those relating to the conservation of habitats and species). Air quality may also be a material consideration if the proposed development would be particularly sensitive to poor air quality in its vicinity.

Air quality assessments will be required where the proposal includes:

1. Development of 10 or more dwellings or a site of more than 0.5ha where more than 10 vehicle parking spaces are proposed in or close to the Air Quality management Area and 100 spaces elsewhere; 
2. Development of more than 1,000 square metres new floorspace for all uses other than residential or site greater than 1ha where more than 10 vehicle parking spaces in or close to an Air Quality management Area (AQMA) and 100 spaces elsewhere 
3. Development where there is potential for a significant change in vehicle traffic flows in the surrounding area; 
4. Development where the impact from neighbouring sources have the potential to impact upon the air quality of the development site;
5. An activity that requires an environmental permit or has significant potential to generate dust during construction or demolition, where there are residential uses within 200 metres; 
6. One or more substantial combustion processes is proposed, for example, centralised energy centre, waste incineration or biomass, where there is a risk of impacts to relevant receptors

A significant change in vehicle traffic flows is likely where the development would:

• Increase Light Duty Vehicle (LDV) (<3.5T) Average Annual Daily Traffic (AADT) by more than 100 within or adjacent to an Air Quality Management Area (AQMA) or by more than 500 AADT elsewhere; 
• Increase Heavy Duty Vehicle (HDV) (>3.5T) AADT by more than 25 within or adjacent to an AQMA or by more than 100 AADT elsewhere; 
• Increase bus AADT by more than 25 within or adjacent to an AQMA or more than 100 AADT elsewhere; 
• Result in a change to realign roads i.e. changing the proximity of receptors to traffic lanes, by 5m or more and the road is within an AQMA; 
• Introduce a new junction or removal of an existing junction which would cause traffic to significantly change vehicle accelerate/decelerate, e.g. traffic lights or roundabouts; 
• Include an underground car park with ventilation extract within 20m of a relevant receptor combined with the car park having more than 100 movements per day (total in and out); 
• Have more than 10 parking spaces in an AQMA and 100 outside an AQMA 

In exceptional circumstances outside the above requirements, an Air Quality Assessment may be requested during the application process. 

What information is required for validation? 

• The title must state the document is/includes an air quality assessment 

Guidance 

The purpose of an air quality assessment is to demonstrate the likely changes in air quality or exposure to air pollution, because of a proposed development. The basic steps in an assessment are:  

• Assess the existing air quality in the study area (existing baseline); 
• Predict the future air quality without the development in place (future baseline); 
• Predict the future air quality with the development in place (with development);  
• Assess the cumulative impacts and effects - In many cases, the impact of the development being assessed will have a cumulative effect with other planned developments, which may or may not have planning permission. Where these developments have been granted planning consent and are therefore ‘committed’ developments, their impacts should be assessed cumulatively with those of the application site. 

The report should also contain the following information (the scope and content of supporting information is best discussed and agreed between the local planning authority and applicant before it is commissioned): 

• Relevant details of the proposed development; 
• The policy context for the assessment; 
• Description of the relevant air quality standards and objectives; 
• The basis for determining significance of effects arising from the impacts; 
• Details of the assessment methods and input data including: emissions data and their source; source of the meteorological data; baseline pollutant concentrations; background pollutant concentrations; choice of baseline year; basis for NO_x:NO₂ calculations; other relevant parameters; 
• Model verification; 
• Identification of sensitive locations including sensitive habitats and designated sites of importance for biodiversity; 
• Description of baseline conditions and any air quality concerns affecting the area; 
• Assessment of impacts, 
• Description of construction phase impacts; 
• Cumulative impacts and effects - In many cases, the impact of the development being assessed will have a cumulative effect with other planned developments, which may or may not have planning permission. Where these developments have been granted planning consent and are therefore ‘committed’ developments, their impacts should be assessed cumulatively with those of the application site. 
• Mitigation measures to reduce or remove adverse effects - In those cases where a significant effect is identified then the measures to be employed to avoid, reduce and, where appropriate, offset this effect should be set out. 
• Summary of the assessment results, which should include: impacts of construction phase of development; impacts on existing receptors during operation; impacts of existing sources on new receptors; any exceedance of air quality objectives arising as a result of the development, or worsening of a current breach ; whether the development will compromise or render inoperative the measures within an Air Quality Action plan, where the development affects an AQMA; the significance of the effect of any impacts identified; and any apparent conflicts with planning policy. 

Where a local authority has adopted an Air Quality Action Plan or Air Quality Strategy, the assessment should detail whether any of the actions contained within these will be directly compromised or rendered ineffective by the development.  Where pollution levels are expected to adversely affect air quality, measures will be required to mitigate development's impact on local air quality. Mitigation will need to incorporate measures set out in the relevant Air Quality Action Plan. 

For developments with a potential impact on the strategic highway road network, National Highways should be contacted. 

It is recommended that air quality assessment methodologies be considered as part of pre-application discussions. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background

Government Policy or Guidance 

• National Planning Policy Framework – Chapter 15 - Conserving and enhancing the natural environment 
• National Planning Practice Guidance – Air quality

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS14

Newcastle

Development and Allocations Plan Policy DM24 Environmental and Health Impacts of Development

Air Quality Management plan

Gateshead

Making Spaces for Growing Places Policies MSGP17, MSGP18, MSGP19, MSGP20, MSGP30 

South Tyneside 

Core Strategy Policy EA5 

Development Management Policy DM1 

North Tyneside 

Local Plan (2017) DM5.19 

Area specific requirements and further information: 

• Land-Use Planning and Development Control: Planning for Air Quality (January 2017): https://iaqm.co.uk/text/guidance/air-quality-planning-guidance.pdf

14.      Archaeological Assessments

When is this required?

Archaeological desk based assessment

• Proposals on or near Scheduled Monuments;
• Developments along the Hadrian's Wall corridor or within the vicus (civilian settlement) of the Roman Forts (Newcastle, Benwell, Wallsend and South Shields);
• Greenfield sites of 1 hectare or more. 

Exceptions: Householder extensions and any development with no ground intrusion. 

Archaeological Evaluation Report (field walking, earthwork survey, geophysical survey and/or trial trenching) 

All applications involving new building work where one of the following would apply: 

• Proposals affecting Scheduled Monuments;
• Developments along the Hadrian's Wall corridor or within the vicus (civilian settlement) of the Roman Forts (Newcastle, Benwell, Wallsend and South Shields);
• Proposals affecting sites identified on the Tyne and Wear Historic Environment Record;
• Greenfield sites of 1 hectare or more. 

Archaeological Building Assessment and Recording

• Proposals on or adjacent to sites identified on the Tyne and Wear Historic Environment Record;
• Applications for the demolition, substantial repair or alteration of historic buildings (19th century or earlier), and other listed buildings, locally listed buildings and unlisted buildings within a Conservation Area. The types of building which warrant assessment include churches, farms, houses, industrial buildings, public houses and schools;
• Proposals affecting buildings or structures identified on the Tyne and Wear Historic Environment Record. 

What information is required for validation?

• The title must state the document is/includes an archaeological assessment; 

Guidance

The need to undertake archaeological work is determined by the local planning authority.  Archaeological work must be undertaken by a suitably experienced professional archaeological organisation in accordance with a specification provided by the council or a Written Scheme of Investigation written by the applicant’s archaeologist and approved by the council.  All archaeological work must be carried out in accordance with the relevant Chartered Institute for Archaeologists Standard and Guidance.

Before undertaking any ground intrusive field work, developers are advised to contact the Tyne and Wear Archaeology Officer on (0191) 277 4759 or by email at archaeology@newcastle.gov.uk to discuss nature of the works proposed.

Archaeological desk based assessment

The archaeological desk-based assessment is an assessment of the known or potential archaeological resource within and around the development site. It consists of a collation of existing written, graphic, photographic and electronic information  to identify the likely character, extent, quality and worth of the known or potential archaeological resource within the development site. 

The council  will use the assessment to appraise the likelihood that archaeological features survive within the site and to determine if further archaeological fieldwork is required.

Archaeological Evaluation Report (fieldwalking, earthwork survey, geophysical survey and/or trial trenching) 

Archaeological field evaluation is a limited programme of fieldwork which determines the presence or absence of archaeological features, structures, deposits, artefacts or eco-facts within the development site. It can take the form of fieldwalking, geophysical survey and trial trenching.

Where remains are present the field evaluation defines their character, extent, quality and preservation and enables an assessment of their significance.

Archaeological Building Assessment and Recording

Standing buildings, structures and complexes form part of the archaeological resource and should be treated in an equivalent manner to other parts of the resource.

The assessment and recording must be undertaken by a suitably experienced professional in accordance with a specification provided by the council and to the relevant Historic England and Chartered Institute for Archaeologists Standard and Guidance. This is a programme of work to establish the character, history, dating, form and archaeological development of a specified building, structure or complex and its setting.

The purpose of the recording is not only to provide an archive record of the building as it is, but also to advise the proposed scheme by identifying those parts of the building which are most significant and should be retained in the conversion process. It will be used to formulate a strategy for the conservation, alteration, demolition, repair or management of a building and to seek a better understanding, compile a lasting record, analyse the findings and then disseminate the results.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background

Government policy or guidance:

• National Planning Policy Framework – Chapter 16 - Conserving and enhancing the historic environment 
• National Planning Practice Guidance – Historic environment section 
• Historic England Good Practice Advice (GPAs) 1 – 4 https://historicengland.org.uk/advice/planning/planning-system/#Good%20Practice%20Advice
• Historic England's HEAN 17 Planning and Archaeology https://historicengland.org.uk/images-books/publications/planning-archa…
• Chartered Institute for Archaeologists Standard and Guidance: https://www.archaeologists.net/codes/cifa 

Development Plan:

Newcastle and Gateshead 

Core Strategy Policy CS15

Newcastle

Core Strategy Policy UC14

Development and Allocations Plan Policies DM17, DM18 and DM19 
Archaeology and Development SPD

Gateshead

Making Spaces for Growing Places Policies MSGP25, MSGP26 and MSGP27

South Tyneside 

Core Strategy Policies EA1 and EA4 

Development Management Policy DM6 

Area Action Plan Policies SS12, J10 and H9 

North Tyneside 

Local Plan (2017) DM6.7 

Area specific requirements and further information: 

• Tyne and Wear Archaeology Officer - (0191) 277 4759 archaeology@newcastle.gov.uk
• https://historicengland.org.uk/listing/selection-criteria/ihas/
• https://historicengland.org.uk/listing/selection-criteria/scheduling-selection/

15.      Coal Mining Risk Assessment

Coal Mining Risk Assessment

When is this required?

A coal mining risk assessment is normally only required for development in Coal Mining Development High Risk Areas with the exception of householder extensions or alterations, changes of use and shop front alterations. A link is attached below to the map showing these areas. 

What information is required for validation?

• Title that confirms the document is/includes a Coal Mining Risk Assessment;
• Confirmation that the desk-based report has been produced within the last 4 years.
• An up-to-date addendum can be accepted if the main report was produced over 4 years ago or for example if the proposed development has changed since a previous application. A site investigation report, however, can be older than 4 years because it is based on intrusive investigation of the ground and therefore the results will provide factual confirmation of existing coal mining features which will not change.

Guidance

There is a legacy of past coal mining activity in the region. In order to ensure coal mining related land stability issues are assessed in planning applications, a Coal Mining Risk Assessment is required. The Coal Mining Risk Assessment should be prepared by a competent person and should address the following issues: 

1. Site specific coal mining information including past/present/future underground mining, shallow coal workings (recorded or probable), mine entries (shafts and adits), mine gas, current licensed areas for coal extraction, any geological features, any recorded surface hazards, past/present surface mining sites (past sites may have used the old style opencast extraction methods);

1. Identify and assess what risks these coal mining features including cumulative effects pose to new development; 

1. Identify how coal mining issues have influenced the proposed development scheme (e.g., layout) and what mitigation measures will be required to manage those issues, including any necessary remedial works, and/or whether any changes have been incorporated into the development proposals;

1. Demonstrate that the application site is, or can be made safe and stable, in order to meet the requirements of national planning policy with regard to development on unstable land, so ensuring a safe and stable development; and 

1. Confirm whether the prior written permission of the Coal Authority will be required for the site investigation and/or mitigation works and indicate when this permission will be sought. 

Where an application site exceeds 1 hectare in area and the proposals are for non-mineral development a report will be required to deal with the potential sterilisation of mineral resources.

•   The Coal Authority will object to any application containing the following reports instead of a Coal Mining Risk Assessment (CMRA). These reports provide no assessment of the potential risks that the recorded coal mining features on site pose to the development proposed and do not show how the proposed development has been designed and laid out in consideration of those risks, should this be necessary. As such we will not accept these at validation in place of a CMRA: 

Enviro-All-in-One Reports, CON29M Reports, Consultants Coal Mining Report, Commercial Enviro-All-in-One, Residential COND29M.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background

Government policy or guidance: 

• National Planning Policy Framework – Chapter 15 - Conserving and enhancing the natural environment
• National Planning Practice Guidance – Land stability section
• Coal Authority Guidance for Local Planning Authorities - England version 6 January 2021

Development Plan

Newcastle and Gateshead 

Core Strategy Policy CS14

Newcastle

Development and Allocations Plan DM24

Gateshead

Making Spaces for Growing Places Policy MSGP20

South Tyneside 

Development Management Policies DM1, DM8 and DM9 

North Tyneside 

Local Plan (2017) DM5.18 

Area specific requirements and further information: 

• Coal Authority planning service can be found at: https://www.gov.uk/guidance/planning-applications-coal-mining-risk-assessments
• Maps of Coal Mining Development High Risk Areas: https://www.gov.uk/government/collections/coalfield-plans-for-local-planning-authority-areas

16.      Biodiversity Surveys and Reports

A – Protected Species Survey and Report

When is it required?

All applications (including householders) which include conversion, demolition, removal, or modification of existing buildings or removal or pruning of trees as follows: 

• Where protected species are known or considered likely to be present (confirmed by a data search or local knowledge).

Bat Surveys 

• Permanent agricultural buildings;
• Buildings with weather boarding, wooden cladding and/or hanging tiles within 200 metres of woodland or water;
• Buildings within 200 metres of woodland or water and pre-1919 buildings within 400 metres of woodland or water; buildings/structures of any age within or immediately adjacent to woodland and/or water;
• Tunnels, mines, kilns, ice houses, adits, military fortifications, air raid shelters, cellars and similar underground ducts and structures;
• Bridges, aqueducts and viaducts;
• Proposals that involve significant new lighting / floodlighting within 50 metres of woodland, water, hedgerows / lines of trees or a known roost;
• Proposals for wind turbines.

In the case of householder applications, a bat survey will not be required to validate the application if: 

• The proposal is for extensions or modifications at ground floor level only of a building of two or more storeys; and 
• There will not be any disturbance to the roof structure (including the eaves) of the dwelling and/or any domestic outbuildings (e.g. garages).

Barn Owl Survey (structures) 

• Agricultural buildings including barns and outbuildings.

Bat and Barn Owl Survey (Trees)

• A risk assessment will be required for works to fell or lop veteran trees or trees that exhibit potential to support bats and/or barn owl such as obvious cracks, holes and cavities, or trees with a diameter greater than a metre at chest height.

Great Crested Newts

• Major proposals within 500 metres of the perimeter of a pond, or 200 metres of rivers, streams, canals, lakes or other aquatic habitats such as wetlands;
• Minor proposals within 100 metres of a pond or adjacent to rivers, streams, canals, lakes or other aquatic habitats such as wetlands.

What is required for Validation?

• Title confirming that the document is/includes a protected species survey and report
• List of surveys that have been carried out and confirmation that they have been carried out within the last 12 months.

Further Information/Guidance

A Protected Species Survey Report shall contain the following information: 

• Up-to-date information of habitats on site and links to habitats off site;
• Species present or likely to be present;
• Records search from the Environmental Records Information Centre North East; 
• Likely impacts, mitigation, and opportunities for enhancement.

The survey must be undertaken and prepared by a professional ecologist with suitable qualifications and experience and must be carried out at an appropriate time and month of year, in suitable weather conditions and using nationally recognised survey guidelines / methods where available. 

Further information on appropriate survey methods can be found in ‘Guidance on Survey Methodology’ published by the Chartered Institute of Ecology and Environmental Management (CIEEM). 

Guidance for bat surveys can be found within the ‘Bat Surveys for Professional Ecologists – Good Practice Guidelines’ – Bat Conservation Trust. 

Where initial reports recommend further survey, these must be completed and submitted with any application.

Failure to provide information on protected species at the outset can significantly delay the processing of your planning application whilst a survey is carried out and could result in a need for design and layout changes that should have been taken into account in the original proposal.

B – Ecological Impact Assessment (EcIA)

When is it required?

An EcIA will be required for applications (excluding householder) which could impact upon semi-natural habitats, both within and external to the development site.

An Ecological Impact Assessment will not be required  if: 

• Following consultation, it is confirmed in writing by the council ecologist that it  is not required;
• A preliminary ecological assessment (PEA), undertaken by a suitably qualified ecologist, is submitted and approved by the council which concludes that ecological issues will not be significant in determining the application and no further survey work is required.

What is required for validation?

• Title that confirms the document is/includes an Ecological Impact Assessment
• Confirmation in writing from the council ecologist that the need for an Ecological Impact Assessment is not required  at the pre-application stage or Primary Ecological Assessment has been submitted confirming that no further work is required.

Further information/Guidance

The EcIA must be undertaken and prepared by a professional ecologist with suitable qualifications and experience and be in accordance with the ‘Guidelines for Ecological Impact Assessment in the UK and Ireland’ published by CIEEM and the British Standard BS42020 ‘Biodiversity - Code of practice for planning and development’.

The habitats and species on the development site and within the zone of influence should be ascertained through appropriate survey work. The results of the ecological survey should inform the design, layout and construction of the development in accordance with the mitigation hierarchy to avoid impacts where possible, minimise unavoidable impacts through mitigation measures and compensate for any residual direct and indirect, permanent and temporary impacts. The assessment must apply to any additional land affected by the development e.g. access routes, compounds and drainage connections. 

C – Biodiversity Net Gain Assessment and Report

When is it required? 

All applications will be required to meet requirements for measurable biodiversity net gain as set out in Schedule 7A of the Town and Country Planning Act 1990 (inserted by the Environment Act 2021).

Categories of development which are exempt from the requirement for biodiversity net gain are outlined in the Biodiversity Gain Requirements (Exemptions) Regulations 2024 and the Biodiversity Net Gain Planning Practice Guidance.

Exemptions include:

• Householder development
• Development subject to the de minimis exemption: 
• Development that does not impact a priority habitat and impacts less than 25 square metres (e.g. 5m by 5m) of onsite habitat, or 5 metres of linear habitats such as hedgerows.
• Self-build and custom build development: 
• Development which:
• • consists of no more than 9 dwellings, and
  • is carried out on a site which has an area no larger than 0.5 hectares, and
  • consists exclusively of dwellings which are self-build or custom housebuilding as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015.
• Development of a biodiversity gain site:
  • Development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the biodiversity gain condition which applies in relation to another development.

• Any other exemption:

  • As set out in the Biodiversity Gain Requirements (Exemptions) Regulations 2024 and the Biodiversity Net Gain Planning Practice Guidance.

   

What is required for validation?

• Title includes that the document is/includes a Biodiversity Net Gain Assessment and Report.
• Must include a fully completed DEFRA Biodiversity Metric Calculation Tool (in Excel format). The statutory version of the tool must be used for the assessment.

Or

• Other than for household development or changes of use where no groundworks are proposed, a statement setting out why the proposed development is exempt.

Further Information/Guidance

A Biodiversity Net Gain Assessment must be provided outlining how the Biodiversity Gain Objective will be met. This must be prepared by a professional ecologist with suitable qualifications and experience and be in accordance with the British Standard BS8683: ‘Process for designing and implementing biodiversity net gain – specification’. Biodiversity net gain must always follow the principles outlined in ‘Biodiversity Net Gain – Good Practice Principles for Development’. 

The assessment should include details of:

• Information required as set out in  Biodiversity Net Gain Planning Practice Guidance;
• The proposed methods of delivery of the biodiversity gain objective including onsite gains, off-site gains and the use of statutory biodiversity credits; 
• Details of how the biodiversity gain hierarchy has been considered and adhered to;
• Information about any potential planning obligations required to deliver the biodiversity gain objective connected to the planning application (e.g. should a S106 agreement be required to secure significant areas of onsite habitat).

A draft version of the Statutory Biodiversity Metric Calculation Tool (in Excel format) must be submitted. This should be completed in accordance with the Biodiversity Metric Principles from   ‘The Statutory Biodiversity Metric User Guide’ published by DEFRA. As a minimum this should include completed sections for onsite pre-and post-development habitat delivery.

The following supporting information must be submitted alongside the metric:

• Completed statutory biodiversity metric condition assessments for baseline habitats, including supporting information i.e. species lists and quadrat locations;

• Predicted habitat condition assessments of created/enhanced post-development habitats and details of the realistic and appropriate interventions/management regimes which are being suggested to achieve the stated condition/s and secure the biodiversity enhancements for a minimum 30 years post enhancement/creation;

• Pre- and post- development site plans clearly showing polygons and areas for each habitat used to populate the statutory metric calculation tool using UK Habitat Classification symbology (shapefiles in GIS or AutoCAD may be requested). The plans must be drawn to an identified scale and show the direction of north. Plans using Phase 1 symbology are not acceptable;

• Polygons within pre and post-development plans should be labelled with a Habitat Reference Number, and also noted in the associated column within the Statutory Metric Tool.

Where it is suspected that the baseline value of a site has been affected negatively prior to assessment, the council may require an assessment based on its condition before such an occurrence. This may need to be based on aerial photos and/or historic information held by the council and if there is any doubt regarding the distinctiveness or condition of habitats/features, it will be assumed that the highest likely value will apply.

D – Habitat Regulations Assessment

When is it required?

Where a development impacts upon a designated or candidate Special Area of Conservation (SAC) and/or Special Protection Area (SPA), a Habitat Regulation Assessment (HRA) will be required. 

This is most likely for developments:

• within 500m of the coast;
• which are hydrologically connected to the coast;
• which bring new residential development within a defined zone. 

Applicants are advised to agree the level of information required to support this process during pre-application discussions.

A habitats regulation assessment may be waived if: 

• Following consultation, it is confirmed in writing by the Council that a survey /report is not required;
• A preliminary ecological assessment (PEA), undertaken by a suitably qualified ecologist, is submitted concluding that ecological issues will not be significant in determining the application and no further survey work is required.

What is required for validation?

• Title that confirms the document is/includes a habitats regulations assessment. 
• Alternatively confirmation that the need for a habitats regulation assessment has been waived at the pre-application stage.

Further Information/Guidance

Whilst it is the responsibility of the council, as the competent authority, to undertake the HRA, those proposing or submitting planning applications will need to provide the council with sufficient information and evidence to enable the assessment to be undertaken.

For new residential development, the option to contribute to a mitigation strategy rather than provide a bespoke HRA and mitigation may be appropriate.

Further details for South Tyneside can be found in Interim Supplementary Planning Document 23 (or any successor document) and the supporting studies available here:

https://www.southtyneside.gov.uk/article/36021/Supplementary-Planning-Documents  

Further details for North Tyneside can be found in North Tyneside Coastal Mitigation Supplementary Planning Document and the supporting studies available here: 

https://my.northtyneside.gov.uk/category/1150/supplementary-planning-do…

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. Where it is not feasible to redact information please ensure documents are clearly marked “Confidential- Not for Public Use”

Policy Background 

Government policy or guidance: 

• National Planning Policy Framework – Chapter 15 Conserving and enhancing the natural environment
• National Planning Practice Guidance – Natural environment section 
• Environment Act 2021
• Town and Country Planning Act Section 1990 – Section 7A

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS18 

Newcastle 

Development and Allocations Plan Policies DM24 and DM29

Gateshead 

Making Spaces for Growing Places Policies MSGP32, MSGP36 and MSGP37 

South Tyneside 

Core Strategy Policies ST1, EA1 and EA3 

Development Management Policies DM1 and DM7 

Area Action Plan Policies SS13 and J11 

Interim Supplementary Planning Document 23 – Mitigation Strategy for European Sites 

https://www.southtyneside.gov.uk/article/36021/Supplementary-Planning-D…

North Tyneside 

Local Plan (2017) S5.4, DM5.5, DM5.6, DM5.7 

Area specific requirements and further information:

• Bat Conservation Trust http://www.bats.org.uk/
• Chartered Institute of Ecology and Environmental Management http://www.cieem.net/
• Natural England website https://www.gov.uk/government/organisations/natural-england
• Newcastle and North Tyneside Biodiversity Action Plan https://www.newcastle.gov.uk/services/planning-building-and-development/trees-wildlife-and-green-environment/newcastle-and-north

17.      Flood Risk Assessment, Surface Water Drainage Strategy and Foul Water Strategy

1. Flood Risk Assessment 

When is this required?

A Flood Risk Assessment (FRA) will be required for all planning applications for: 

• Development on sites of more than 0.5 hectare within a local authority’s own identified critical drainage area (as identified within the strategic flood risk assessment)
• Development in Flood Zones 2 and/or 3 including householder and other minor development and change of use; http://www.environment-agency.gov.uk/research/planning/93498.aspx
• Development on sites of more than 1 hectare in Flood Zone 1;
• Development in Flood Zone 1 which has critical drainage problems as notified by the Environment Agency;
• Development on sites less than 1 hectare in Flood Zone 1, including a change of use in development type to a more vulnerable class (for example from commercial to residential), where they could be affected by sources of flooding other than rivers and the sea (for example surface water drains, reservoirs) (see relevant section of National Planning Practice Guidance on Flood Risk and Coastal Change - http://planningguidance.planningportal.gov.uk/blog/guidance/flood-risk-and-coastal-change/)

A flood risk assessment will not  be required for:

• Listed Building Consent
• Lawful Development Certificates
• Consent to Display an Advertisement
• Tree works and Hedgerow Removal Notice
• Certain prior approval applications (see Checklist 8)

What information is required for validation?

For both householder  extensions in Flood Zones 2 and 3 and for non-residential extensions where  less than 250 square metres  additional floor area is proposed in a local authority identified critical drainage area or Flood Risk Zones 2 or 3, a simple flood risk assessment is required using the form in the link below: 

https://www.gov.uk/guidance/flood-risk-assessment-standing-advice#minor-extensions-standing-advice

For all other developments meeting the above criteria, a Flood Risk Assessment will be required to:

• State in the title the document is/includes a Flood Risk Assessment
• Provide clear evidence that the report has been provided within the last 3 years and is up to date

Guidance

You can find out what flood zone you are in here: What flood zone is the development in?

Contact your Council to establish whether the site is located within an area with critical drainage problems.

The FRA should identify and assess the risks of all forms of flooding to and from the development and demonstrate how these flood risks will be managed over the development’s lifetime, taking the most current estimate of climate change into account. The FRA should also make recommendations in relation to the future management and maintenance of the drainage features.

A flood risk Assessment should also include the following information:

Flood Zone 1 and Critical Drainage Areas

• Location plan showing: street names; any rivers, streams, ponds, wetlands or other bodies of water; other geographical features, for example railway lines or local landmarks such as schools or churches;
• Site plan showing: the existing site; your development proposal; any structures that could affect water flow, for example bridges, embankments;
• Survey showing: existing site levels, the levels of your proposed development; site in relation to surroundings
• Details of historical flooding where information is available;
• Assessments: Assess what the risk would be to your development if there was a flood.  Consider flooding from all sources i.e. rivers, ordinary watercourses, surface water, sewers, groundwater, reservoirs and other water bodies including an allowance for climate change;
• Assess surface water runoff on the site and provide an estimate of how much surface water runoff your development will generate; details of existing methods for managing surface water runoff, for example drainage to a sewer; your plans for managing surface water and for making sure there is no increase in the volume of surface water and rate of surface water runoff;
• Ensure your plans for managing surface water are in line with guidance on managing surface water runoff in the Local Planning Authority’s Strategic Flood Risk Assessment
• For developments on or near main rivers state in your assessment if you need an environmental permit and if you’ve applied for it.

Flood Zones 2 and 3

As for Flood Zone 1 and Critical Drainage Area requirements, plus:

• State in your assessment the estimated flood levels for your site i.e. the 1 in 100 year river flood level; you need to include an estimate of the duration of a flood, area of surface water runoff, order in which areas of the site would be flooded, consequences for people living on or using the site;
• You need to state in your assessment details of existing flood resistance and resilience measures on your site; the capacity of drains or sewers (existing and proposed); state how your proposed design will reduce flood risk include details of floor levels, ground levels, SuDS (Sustainable Drainage Systems), how people will leave buildings during a flood and an explanation of how raised flood embankments or changes to ground levels could affect water flow, and how your development could affect rivers and their floodplain;
• Explain what the residual risks will be to your site after any necessary flood defences have been built and how you plan to manage these risks

The North East Lead Local Flood Authorities have produced guidance which aims to improve the submission of flood risk assessments, drainage strategies and SuDS design and promote consistency and best practice within the NE LLFA area. The North East Regional SuDS Standards and Local Standards Proforma can be found at: https://www.newcastle.gov.uk/services/environment-and-waste/flood-management/flood-management-surface-water-drainage-pre. All Flood Risk Assessments should be set out in accordance with this standard. 

Water Framework Directive

Applicants should be made aware that a Water Framework Directive (WFD) assessment is a requirement for any development which may impact on the WFD status of a waterbody or may impede the implementation of River Basin Management Plan (RBMP) mitigation measures for that waterbody. There is no definitive list of activities that will require a WFD assessment as it depends on the exact nature of what is proposed and the WFD mitigation measures for the given waterbody. 

For more information see Northumbria RBMP(s). 

Further information on how to complete a WFD risk assessment is provided by the Environment Agency. 

Further guidance is also available as follows:

• Advice from the Environment Agency to check whether this applies to the proposed development: https://assets.publishing.service.gov.uk/media/5a819cd7ed915d74e33ff25a/LIT_10445.pdf
• Guidance on the assessment of impact to WFD is available at: GOV.UK: Water Framework Directive assessment: estuarine and coastal waters. Please note this guidance refers to estuarine and coastal waters but the principles can be applied to all developments. 
• Water supply, wastewater and water quality - GOV.UK (www.gov.uk).
• Developers can obtain WFD data on Catchment Data Explorer. 

B. Sequential Test

When is this required?

• Applications for new development in flood zones 2 and 3 (except for householder extensions, non-residential extensions of less than 250 square metres or renewable energy proposals)   
• Change of use to a caravan, camping or chalet site, or to a mobile home or park home site in flood zones 2 and 3.
• Applications for new development affected by any source of flooding now or in the future as informed by a flood risk screening study and the local authority’s strategic flood risk assessment

Not required for:

• Change of use (unless to a caravan, camping or chalet site or to a mobile home or park home site)
• Changes to an existing building 
• Householder planning application
• Lawful Development Certificate
• Listed Building Consent
• Non-Material Amendment
• Consent to Display an Advertisement
• Tree Works and Hedgerow Removal Notice

What information is required for validation?

• The title must state the document is/includes a Sequential Test; and 
• Clear evidence to show that the report has been produced within the last 3 years and is up to date.

Guidance

Applications for new development in Flood Zones 2 and 3 and where there is a medium to high risk of flooding from any source over the lifetime of the development should contain a sequential testing statement (except for householder extensions, non-residential extensions of less than 250 square metres or renewable energy proposals) which should demonstrate to the local authority that there are no reasonably available alternative sites where the proposed development could be sited within an area of lower flood risk. It is recommended that applicants consider and apply the sequential approach prior to the submission of a full application to avoid unnecessary costs due to planning permission being refused. 

The applicant needs to submit the following evidence to allow the local authority to consider the sequential test: 

• A written statement explaining the area of search;
• A map identifying all other sites considered within lower areas of flood risk;
• A written statement explaining why the alternative sites listed within lower areas of flood risk are not reasonably available. 

• However, if the sequential test is passed there are still some vulnerable types of development that should not normally be allowed in Flood Zones 2 and 3 or where there is a medium to high risk of flooding from other sources unless there are exceptional circumstances. These circumstances are established by using the Exception Test. More information on this can be found at the relevant section of National Planning Practice Guidance on Flood Risk and Coastal Change - https://www.planningportal.co.uk/permission/commercial-developments/und…; It must be demonstrated that the proposed development provides significant wider sustainability benefits to the community that outweighs flood risk;
• The development must be on previously developed land;
• A Flood Risk Assessment submitted with the application must demonstrate that the development will be safe without increasing flood risk elsewhere and where possible reduce flood risk overall. 
•  

C. Surface Water Drainage Strategy

When is this required? 

All major development as defined by the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended). 

What information is required for validation?

• The title must state the document is/includes a surface water drainage strategy; and must also include a list of plans provided:
• Clear evidence to show that the report has been produced within the last 3 years and is up to date.

Guidance

Drainage strategies should be in accordance with the following documents: 

The North East Lead Local Flood Authorities have produced guidance which aims to improve the submission of flood risk assessments, drainage strategies and SuDS design and promote consistency and best practice within the NE LLFA area. The North East Regional SuDS Standards and Local Standards Proforma can be found at: https://www.newcastle.gov.uk/services/environment-and-waste/flood-management/flood-management-surface-water-drainage-pre. All Flood Risk Assessments should be set out in accordance with this standard.

Non Statutory Technical Standards for Sustainable Drainage Systems (March 2015) 

Link: https://www.gov.uk/government/publications/sustainable-drainage-systems…

The SuDS Manual (C753) – CIRIA

Information needs to be submitted to evidence all surface water shall be managed for the development in line with the drainage hierarchy for discharge i.e.:

1. Infiltration 

2. Watercourse 

3. Surface water sewer 

4. Combined sewer 

It requires infiltration systems to be investigated before controlled attenuation discharge to watercourse is considered. Only then if these forms of flood attenuation are not possible should developments consider surface water and eventually combined sewer means of surface water drainage. 

For greenfield developments, the peak runoff rate and volume of runoff from the development to any highway drain, sewer or surface water body for the 1 in 1 year rainfall event and the 1 in 100 year rainfall event should never exceed the peak greenfield runoff rate and volume of runoff for the same event. 

For developments which were previously developed, the peak runoff rate from the development to any drain, sewer or surface water body for the 1 in 1 year rainfall event and the 1 in 100 year rainfall event must be as close as reasonably practicable to the greenfield runoff rate and volume from the development for the same rainfall event, but should never exceed the rate or volume of discharge from the development prior to redevelopment for that event. 

1. Infiltration 

If the development discharges to an existing soakaway, evidence that it has sufficient capacity to cater for any additional flow must be submitted. Evidence which verifies the condition of the soakaway may also be requested. 

Where new infiltration assets are proposed, percolation tests should be undertaken in accordance with the testing method set down in BRE 365. The results of such tests should be included in the Drainage Strategy. Infiltration systems must be designed with sufficient capacity to accommodate a critical rainfall event of 1 in 100 years plus allowance for climate change. Supporting calculations should be included in the Drainage Strategy and form part of the planning application. 

2. Discharge to watercourse 

The existing greenfield run off rate for the site and volume of runoff for the 6 hour event should be calculated. Attenuation systems should be designed to accommodate a critical rainfall event of 1 in 100 years plus allowance for climate change on site and either prevent an increase in the volume of runoff caused by the proposed development for the 6 hour event from being discharged offsite or otherwise ensure any increase in volume is discharged at a rate that does not increase flood risk elsewhere. 

Written consent in principle, must be obtained from either the EA or LLFA if the point of discharge is to an ordinary watercourse or main river. Where applicable, evidence of agreement in principle from the owner(s) of third-party land where it is necessary to cross their land to reach an outfall must also be provided.

3. Discharge to surface water sewer or 4. Combined sewer

It should be noted that in most circumstances surface water is not permitted to be connected to the public combined or foul sewers. Only where there is no other feasible option will this be considered and where it can be proved that all other options have been explored. Evidence should be submitted to confirm the outcome of investigations undertaken and reasons why discharge to the sewer is the only feasible option. 

Written evidence from Northumbrian Water Ltd or the owner of the sewer will also be required that confirms the proposed development can be connected to the sewer network. Confirmation of the agreed discharge rate must be supplied, although the LLFA may subsequently set their own allowable rate.  Where applicable, evidence of agreement in principle from the owner(s) of third-party land where it is necessary to cross their land to reach the point of connection to sewer must also be provided.

SuDS Design

The design of SuDS should adopt the management train approach. “Green” SuDS such as ponds and swales are preferred as they mimic natural drainage while providing environmental benefits in accordance with four pillars of SuDS design (water quantity, water quality, amenity and biodiversity). The satisfactory performance of SuDS depends not only on good design but also adequate maintenance. The lifetime maintenance and management of a SuDS will therefore be secured through a maintenance and management plan. Where a development is required to provide SuDS on site, developers will be required to maintain the SuDS over the lifetime of the development.

For all drainage strategies the following will be required: 

• A topographical survey of the existing site.
• A drainage strategy document including justification of the selected SuDS features and a water quality assessment in line with SuDS Manual guidance.
• An infiltration assessment including test results and evaluations
• Detailed infiltration assessment of SuDS infiltration components (if applicable)
• An acceptable drainage model using industry-standard software with hydraulic calculations and outputs that demonstrate compliance with design criteria.  
• A plan showing proposed impermeable areas used in modelling and hydraulic calculations and drainage catchment plans where necessary.
• A proposed drainage layout showing all SuDS and drainage features, including: manholes and pipes (with cover and invert levels, lengths, gradients), type of materials or engineered soils, flow controls.
• Existing and proposed site sections and levels showing proposed finished floor levels (FFLs) including a technical note providing an assessment of the proposed FFLs against the maximum water level in the network for the 1 in 100 year event plus climate change.
• Plans showing SuDS and drainage construction details including all pipes, manholes, connections, inlets, outlets, flow controls, long sections and cross sections. - 
• Exceedance plan to show flood flow paths and receptors when the standard of design of the proposed drainage network (taking into account the drainage capacity of “standard” drainage features such as road gullies) is overwhelmed.
• Landscaping plans for SuDS features.
• All necessary consents required for off-site works
• Appropriate consideration and management of any health and safety issues relating to SuDS.
• Construction phasing of development

It is also recommended that the following information be included:

• A Construction Method Statement for the proposed SuDS including construction processes to protect the SuDS functionality including the provision of any required temporary drainage systems (see CIRIA guidance – Construction Method Statements RP992/22 or update and The SuDS Manual (C753)).
• A Construction Management Plan.
• A SuDS Maintenance Plan including a description of the system and how each part of the system is expected to work, management objectives for the site, inspection and maintenance schedules, material, tools and initial cost estimates, maintenance access points, easements and outfalls.
• A SuDS Management Plan including details of ownership and management of SuDS components and maintenance requirements over the lifetime of the development. This should include minimum standards of maintenance over the lifetime, integration with other green infrastructure and a long term funding plan including annual charges and periodic replacement of SuDS. (see SuDS Manual (C753)).
• An information and communication plan for the proposed SuDS scheme including (where appropriate) communication and education of existing and/or new residents, site and SuDS component specific information boards, local community education and education strategies.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Government policy or guidance:

• National Planning Policy Framework – Chapter 14 - Meeting the challenge of climate change, flooding and coastal change
• National Planning Practice Guidance – Flood Risk and Coastal Change section 
• SUDS technical standards https://www.gov.uk/government/publications/sustainable-drainage-systems-non-statutory-technical-standards
• SUDS Manual https://www.gov.uk/flood-and-coastal-erosion-risk-management-research-r…

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS17 Flood Risk and Water Management

Newcastle

Development and Allocations Plan Policy DM26

Gateshead 

Making Spaces for Growing Places Policies MSGP30 and MSGP44

South Tyneside 

Core Strategy Policies ST2, EA2 and EA5 

Area Action Plan Policies SS13 and J11 

Development Management Policy DM1 

North Tyneside 

Local Plan (2017) S5.10, S5.11, DM5.12, DM5.13, DM5.14, DM5.15 

Area specific requirements and further information: 

CIRIA: Sustainable Urban Drainage Systems - http://www.ciria.org.uk

North East Regional SuDS standards and Local Standards Proforma, https://www.newcastle.gov.uk/services/environment-and-waste/flood-management/flood-management-surface-water-drainage-pre

D. Foul Water Strategy

When is this required? 

All major development as defined by the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended). 

What information is required for validation?

• The title must state the document is/includes a foul water strategy
• Clear evidence to show that the report has been produced within the last 3 years and is up to date.

Guidance

Confirmation that capacity exists both on and off site in the sewerage network to serve the proposed development. Where capacity doesn't exist, the assessment should include information on what infrastructure needs to be upgraded and how this upgrade will be delivered. 

If an application proposes to connect a development to the existing drainage system, then details of the existing system should be shown on the application drawing(s). 

Where the development involves the disposal of trade waste or the disposal of foul sewage effluent other than to the public sewer, then a fuller foul drainage assessment will be required including details of the method of storage, treatment and disposal. A foul drainage assessment should include a full assessment of the site, its location and suitability for storing, transporting and treating sewage. Where connection to the mains sewer is not practical, then the foul/non-mains drainage assessment (FDA1) will be required to be completed in full to demonstrate why the development cannot connect to the public mains sewer system and show that the alternative means of disposal are satisfactory. 

If the proposed development results in any changes/replacement to the existing system or the creation of a new system, scale plans of the new foul drainage arrangements will also need to be provided. This will include a location plan, cross sections/elevations and specification. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background

Government policy or guidance: 

• National Planning Policy Framework – Chapter 14 - Meeting the challenge of climate change, flooding and coastal change
• National Planning Practice Guidance – Flood risk and coastal change section
• https://www.gov.uk/government/publications/foul-drainage-assessment-for…

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS17 Flood Risk and Water Management 

Newcastle

Development and Allocations Plan Policy DM26

Gateshead 

Making Spaces for Growing Places Policies MSGP30 and MSGP44

South Tyneside 

Core Strategy Policies ST2, EA2 and EA5 

Area Action Plan Policies SS13 and J11 

Development Management Policy DM1 

North Tyneside 

Local Plan (2017) S5.10, S5.11, DM5.12, DM5.13, DM5.14, DM5.15

Area Specific requirements and further information: 

Northumbrian Water Limited Water Developer Services on telephone number 0345 733 5566 or visit www.nwl.co.uk/buisness/dev-water-mains-and services.aspx 

18.      Health Impact Assessment

When is this required? 

In Newcastle, North Tyneside and South Tyneside, Health Impact Assessments (HIA) are likely to be required for (but not limited to):

• Major residential applications of more than 100 units.
• Employment sites of 10 hectares or more

In Gateshead, Health Impact Assessments (HIA) will  be required for (but not limited to):

• Major residential applications of more than 100 units.
• Employment sites of 10 hectares or more

In all areas, variations to these thresholds, including covering other major planning applications which may require submission of a HIA, will be dependent upon the potential impact of the development on local health indicators where there are expected to be significant impacts. 

You should discuss the need for a HIA as part of a pre-application process.

What information is required for validation?

• The title must state the document is/includes a Health Impact Assessment
• This document can also be included within the Design and Access Statement or Planning Statement 

Guidance

A Health Impact Assessment is required on large developments and should demonstrate the health credentials of the development. This should include details of how it contributes towards healthy neighbourhoods, the health impacts of development and the needs of existing and future users. 

The assessment should outline how the wellbeing and health of communities will contribute to creating an age friendly, healthy and equitable living environment. This will include creating an inclusive built and natural environment, promoting and facilitating active and healthy lifestyles through urban design and active travel principles, preventing negative impacts on residential amenity, providing good access to health and social care facilities, and promoting access to green spaces, sports facilities, play and recreation opportunities. 

The assessment should identify the potential health consequences, both positive and negative, of a proposal on a specific population and/or community.

This assessment could be included within the application’s supporting Design and Access Statement. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background

Government policy or guidance: 

• National Planning Policy Framework – Chapter 8 - Promoting healthy and safe communities
• National Planning Practice Guidance – Healthy and safe communities 

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS14

Newcastle

Development and Allocations Plan Policy DM20, DM24

Gateshead 

Making Spaces for Growing Places Policy MSGP20

South Tyneside 

Core Strategy Policies SC6

Development Management DM1 

North Tyneside 

Local Plan (2017) S1.2

19.      Heritage Statement

When is this required?

A Heritage Statement is required for: 

• Listed Building Consent applications; 
• Major planning applications within or otherwise affecting conservation areas; 
• Planning applications for developments within conservation areas, including demolition, (except changes of use) where the proposal would materially affect character and appearance; 
• Planning applications that may affect the heritage significance of any heritage asset and its setting, including non-designated heritage assets.

What information is required for validation?

• The title must state the document is/includes a Heritage Statement; and
• Photographs of the heritage asset illustrating it in context, its exterior and interior must be included (within the document itself)
• This document can also be included within the Design and Access Statement or Planning Statement 

Guidance

A Heritage Statement will describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise, where necessary. 

Works to a Listed Building 

Applications for Listed Building Consent may need to, as appropriate, include some or all of the following elements within the Heritage Statement:

• A schedule of works to the listed building, and an analysis of the impact of these works on the significance of the archaeology, history, architecture and character of the building/structure along with a statement explaining the justification for the proposed works and principles which inform the methodology proposed for their implementation;
• Contextual and detailed photographs of the buildings/structure as existing to illustrate any features which are proposed to be altered or removed;
• Where reinstatement of lost or damaged features is proposed historic evidence to support the detail of reinstatement should be provided where possible i.e. historic plans or photographs;
• For any alterations, replacement, or installation of features such as windows, doors and shopfronts, elevation plans and sectional drawings to a scale of 1:20 or less. Further details of features such as architrave, cills, horns, glazing bars, lintels, transom, mullions, panelling, mouldings, meeting rails etc. may need to be at a scale of 1:5 or less;
• A detailed specification for all proposed materials including, where appropriate samples;
• Photomontages illustrating the proposed works in context. 

Applications which affect heritage assets included on the Heritage at Risk Register will be required to demonstrate how they will bring that heritage asset into repair, and where possible, reuse.

Planning Applications for development within Conservation Areas

For developments including or solely for demolition, the statement should assess the contribution that the building in question makes to the character and appearance of the conservation area and provide justification for demolition. 

For planning applications within Conservation Areas the statement should address how the proposal has been designed to have regard to the character and/or appearance of the conservation area and to explain how the proposal enhances or preserves the character or appearance of the conservation area. Appropriate photographs should accompany the appraisal. 

Applications affecting the setting of heritage assets 

For applications impacting on the setting of heritage assets a written statement that includes plans showing historic features that may exist on or adjacent to the application site including listed buildings and structures, locally listed buildings and structures, historic parks and gardens, historic battlefields and scheduled monuments and an analysis of the significance of archaeology, history and character of the building/structure, the principles of and justification for the proposed works and their impact on the special character of the listed building or structure, its setting and the setting of adjacent listed buildings may be required. 

The scope and degree of detail necessary in the appraisal will vary according to the particular circumstances of each application. Applicants are advised to discuss proposals with a planning officer and/or a conservation officer before any application is made.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background 

Government policy or guidance: 

• National Planning Policy Framework – Chapter 16 - Conserving and enhancing the historic environment 
• National Planning Practice Guidance – Historic environment section 
• Historic England Good Practice Advice in Planning – Notes 1-4 https://historicengland.org.uk/images-books/publications/pps-practice-guide/
• Historic England Advice notes (HEANs) and Good Practice Advice notes:
  https://historicengland.org.uk/advice/planning/planning-system/
• Historic England Advice Note 12 - Statements of Heritage Significance: Analysing Significance in Heritage Assets

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policies CS15, UC13 and UC14 

Newcastle 

Development and Allocations Plan Policies DM15 and DM16

Gateshead

Making Spaces for Growing Places Policies MSGP25 and MSGP26

South Tyneside 

Core Strategy Policies EA1 and EA4 

Development Management Policy DM6 

Area Action Plan Policies SS12, J10 and H9 

Supplementary Planning Documents 10-21 32 

North Tyneside 

Local Plan (2017) DM6.1, DM6.2, S6.5, DM6.6 

20.      Housing Spacing Standards Statement 

When is this required?

• Newcastle, Gateshead and North Tyneside: All applications for new homes 
• South Tyneside only: A housing spacing standards statement is not required

What information is required for validation?

• The title must state the document is/includes a housing space standards statement
• This document can also form part of the Design and Access Statement or Planning Statement

Guidance

In Newcastle, Gateshead and North Tyneside all planning applications for new homes should be designed to achieve the Government’s Nationally Described Space Standards (NDSS). 

In addition, in Newcastle and North Tyneside, a proportion of new homes will need to be built to meet Building Regulation standards M4(2) Accessible and Adaptable Dwellings and M4(3) wheelchair users. These standards apply only to new homes and not to an extension of an existing building, or to the material change of use affecting an existing building.

A statement of compliance with Nationally Described Space Standards and M4(2) and/or M4(3) will be required to support relevant residential applications in Newcastle, Gateshead and North Tyneside. 

Those dwellings which are designed to comply with Building Regulation standards M4(2) and/or M4(3) should be  clearly marked on the relevant house type plans and site plan.

The requirements for each authority are outlined below:

¹ For new housing developments in North Tyneside, excluding low-rise non-lift serviced flats, the following is required:

The following information should be within the Housing Spacing standards statement:

• Statement of compliance with Nationally Described Space Standards. The statement should contain floor plans with furniture layouts (annotated in square metres) to demonstrate that the built-in storage requirements are met for each house type, and that all rooms within the property can; (a) comfortably accommodate the required basic items of furniture, and (b) provide enough circulation space for the intended occupants to safely navigate rooms and perform basic tasks.
• Bedroom dimensions, including floor to ceiling heights, should be provided to demonstrate compliance with the technical requirements of the NDSS. The gross internal area of the property should be provided to include all habitable rooms and all built-in spaces designed specifically for storage.
• Statement of compliance with Building Regulations Approved Document M4(2) and where applicable  M4(3) to enable wheelchair users to access dwellings, requiring wider corridors and doors, turning spaces and step-free access to all entrances.

• Within the curtilage of the dwelling, or of the building containing the dwelling, it is possible to approach and gain step-free access to the dwelling and to any associated parking space and communal facilities intended for the occupants to use. 
• There is step-free access to the WC and other accommodation within the entrance storey, and to any associated private outdoor space directly connected to the entrance storey.
• Features are provided to enable common adaptations to be carried out in future to increase the accessibility and functionality of the dwelling.
• Wall-mounted switches, socket outlets and other controls are reasonably accessible to people who have reduced reach.”

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background

Government policy or guidance: 

• National Planning Policy Framework – Chapter 12 - Achieving well-designed and beautiful places

• National Planning Practice Guidance - Housing optional technical standards

Development Plan: 

Newcastle and Gateshead

Core Strategy Policy CS11 Providing a Range and Choice of Housing

Newcastle

Development and Allocations Plan Policies DM6, DM7 and DM8 

Gateshead

Making Spaces for Growing Places Policies MSGP10, MSGP11 and MSGP12

North Tyneside

Policy DM 4.9 of the North Tyneside Local Plan 2018

Further information:

Technical housing standards - nationally described space standards

https://www.gov.uk/government/publications/technical-housing-standards-nationally-described-space-standard 

21.      Land Contamination Assessment

When is this required?

All new development with a sensitive end use (including dwellings, allotments, schools, nurseries, playgrounds, hospitals and care homes) require a minimum of a Phase 1 Land Contamination Assessment (often referred to as a Preliminary Risk Assessment) to be submitted. Also new development on land that has been identified on the public register as being contaminated or land that is adjacent requires a Phase 1 Assessment will be required as a minimum. 

Not required for:

• Householder Planning Applications
• Lawful Development Certificates.
• Listed Building Consent.
• Demolition in a Conservation Area. 
• Removal/Variation of a Condition (unless the condition(s) to which the application relates concerns ground contamination).
• Non-Material Amendment.
• Proposals where no groundworks are proposed.

What information is required for validation?

The following is required:

• The title must state the document is/includes a Phase 1 Desktop Investigation and whether a Phase 2 Site Investigation and Ground Gas Risk Assessment Report is included
• An executive summary setting out the findings of the Investigations

Within Gateshead, Newcastle and South Tyneside, in applications for single dwellings on land identified as previously undeveloped land, a simple screening assessment is required. See Council websites to download simplified screening assessment form.

Guidance

The Phase 1 Land Contamination Assessment should include a desktop study, site walkover and a conceptual site model. For single home development a screening assessment form can be used as a basic contamination assessment. 

The purpose of a Phase 1 Land Contamination Assessment is to establish the previous uses of the land under consideration or land adjacent to it, and to initially identify potential sources of contamination, receptors and pathways that could be risks to human health, surface or ground waters, buildings or protected species (the receptors). 

As part of the desktop study and site walkover it is important to identify all past uses of the site, and adjacent or nearby sites, since pollutants have the potential to travel away from the source, depending on the geology, groundwater and surface water of the area. 

The desktop study and the site walkover should be the first stages of any site assessment and should enable a 'conceptual site model' of the site to be produced that provides a clear interpretation of all plausible pollutant linkages at the site. Off-site sources and receptors should also be considered. 

The Phase 1 Land Contamination Assessment compiled following the completion of the conceptual site model will determine whether a Phase 2 Intrusive Site Investigation is required. 

Where significant contamination is known or is likely to be present, it may be necessary to carry out some site investigations before the submission of an application, as significant contamination may limit the allowable land uses. 

Some sites which are potentially contaminated may also be of archaeological interest and therefore co-ordination is desirable to prevent site investigation in relation to the former adversely affecting the latter. 

Please seek pre-application advice from the Local Planning Authority to address potential pollution matters early in the planning process. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background

Government policy or guidance:

• National Planning Policy Framework – Chapter 15 - Conserving and enhancing the natural environment
• National Planning Practice Guidance – Land affected by contamination section 

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS14

Newcastle 

Development and Allocations Plan Policy DM24

Gateshead 

Making Spaces for Growing Places Policies MSGP17 and MSGP20

South Tyneside 

Core Strategy Policies EA5 and EA6 

Development Management Policies DM1 and DM8-DM9 

Area Action Plan Policies SA11-SA12 

North Tyneside 

Local Plan (2017) DM5.18 

Area specific requirements and further information: 

• Statutory Guidance: https://www.gov.uk/government/collections/land-contamination-technical-guidance
• https://www.gov.uk/government/publications/contaminated-land-statutory-…
• BS 10175:2011+A2:2017: Investigation of Potentially Contaminated Sites: Code of Practice
• Gateshead guidance on contamination land http://www.gateshead.gov.uk/Building%20and%20Development/Planning/LandContamination.aspx
• YALPAG Planning Guidance (version 11.2) 
  

22.  Landscape Strategy and Masterplan

When is this required? 

All major planning applications (as defined by the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) should include a landscape strategy and site wide landscape masterplan other than wholly change of use/conversion applications.  

It is recommended that the scope and need for the strategy and masterplan be agreed as part of pre-application discussions.

What information is required for validation? 

• The title must state the document is/includes a landscape strategy and masterplan
• The document could also be included in the Design and Access Statement

Guidance

The landscape strategy will need to demonstrate how green infrastructure will be used to provide multifunctional benefit for the occupants of the development and connect to the wider GI network and surrounding area, as well as contributing to biodiversity net gain. The level of detail contained in the landscape strategy should reflect the nature of the development and sensitivity of the site.  

Outline planning applications should identify key development parameters which future reserved matters submissions would need to address. This information can also be included in a Design and Access Statement to accompany the application. 

A landscape masterplan will need to demonstrate an understanding of the landscape character, constraints and opportunities and how the proposed development responds to this taking into consideration visual amenity particularly from major movement corridors, public rights of way, key views into and out from the site, the visual amenity and setting of heritage assets and the amenity of the use of surrounding public spaces and buildings. 

Development may present opportunities to protect and enhance locally valued landscapes (including any local landscape designations) and opportunities for biodiversity net gain. Landscape design should consider local landscape features or characteristics which could be incorporated into the development in order to respect and enhance local landscape character and distinctiveness, in line with any local landscape character assessments.

The site-wide landscape masterplan will set out how the principles identified in the landscape strategy are formed on the proposed design at an appropriate scale. 

The plan should show where appropriate: 

• annotations, north point, scale and key/legend
• site levels (existing and proposed) with datum points and sectional drawings; 
• boundary treatment marked and type identified both within the site and surrounding the site; 
• existing landscape features and tree protection plan to BS:5837; 
• an outline specification of planting (species mix and density/tree type and size, hard surfacing treatment, and landscape features (e.g. street furniture/structures and ancillary objects (refuse bins, lighting columns etc);) with tree canopy cover indicated (existing and proposed canopy upon maturity); 
• drainage and utility service routes and easement areas (existing and proposed); 
• rights of way and access routes to and from the site; 

• how the layout is safe and accessible for all, taking account of the diverse needs of all its potential users and promotes activity and social interaction, contributing to health, well-being, accessibility and inclusion, securing accessibility to and through the site is achieved; 

• arboricultural protection measures where trees are present on/ adjacent to the site; 

• an assessment of the overall gain or loss of canopy cover across a site, taking into account tree removals and the ultimate size of new tree planting using the tree survey as a baseline before taking into account the mature size of new tree planting and any tree removals
• Land use plan identifying areas of open space accessible to the public and private open space outside the curtilage of private property that will need to be subject to long-term management and maintenance agreement (see stage 4)

a maintenance schedule and methodology for all individual components and its inspection regime

• The integration of sustainable drainage systems and landscaping e.g. SUDs tree pits or surface water to irrigate new landscaping. 

The landscape masterplan can also assist with demonstrating how the development can deliver biodiversity net gain on the site.

Landscape Visual Appraisal / Landscape Visual Impact Assessment

For developments which would significantly change the appearance of the site and are of a scale that would impact upon the landscape or townscape character of the surrounding area a Landscape and Visual Appraisal (LVA) or a Landscape and Visual Impact Assessment (LVIA) should be provided with the proposal to inform decision making. 

The Landscape Institute Guidelines for Landscape and Visual Impact Assessment provide further guidance: 

https://www.landscapeinstitute.org/technical/glvia3-panel

It is recommended that the type of assessment (LVA or LVIA) and a proportionate approach be agreed as part of pre-application discussions.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Government policy or guidance:

National Planning Policy Framework – Chapter 12 - Achieving well-designed and beautiful places

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policies CS15, CS18 and CS20 

Newcastle 

Development and Allocations Plan Policy DM28 Trees and Landscaping

The Tree Strategy for Newcastle upon Tyne

Draft Nature, Trees, Landscaping and Ecology SPD

Gateshead 

Making Spaces for Growing Places Policies MSGP17, MSGP24, MSGP32, MSGP33, MSGP36 

South Tyneside 

Core Strategy Policy SC6 

Development Management Policy DM1 

Area Action Plan Policies SS10, J8 and H7 

Site Specific Allocations Development Plan Document Policy SA7 

Supplementary Planning Document 3 

North Tyneside 

Local Plan (2017) DM5.9 

23.       Landscaping Details 

When is this required? 

Planning applications (except those for the change of use or alteration to an existing building), where landscaping would be a consideration in the assessment of the application. 

What information is required for validation?

• Title must state whether the documents is/includes landscape details and list accompanying plans.

Guidance 

The landscape details shall, as applicable, include: existing trees, shrubs and other landscape features (indicating which are to be retained and which removed); planting plans, specifications and schedules; existing and proposed levels and contours; means of enclosure, walls, retaining walls and boundary treatment; paving and other surface treatment including car parking and circulation layouts; items of landscape furniture, equipment, storage, signage, and lighting; services and drainage; location of site cabins and compounds. The location of any watercourse and associated landscaping as existing and proposed should also be shown. These details should be cross-referenced with the Design and Access Statement where submitted. In the case of new housing sites this would normally be required at a scale of 1:200. For larger sites it may be acceptable at 1:500/1000 with supporting tiled plans at a smaller scale.  Zoomed in sections or inserts on larger plans should be no smaller that 1:200. 

Existing trees and other vegetation of amenity value should, wherever possible, be retained in new developments and will need to be protected during the construction of the development to BS:5837. Where trees and other important landscape features may be affected by development an Arboricultural Impact Assessment will be required (see section 35). 

All soft landscape works should be maintained in accordance with the current versions of British Standards BS8545:2014 and BS4428 and any trees or plants which die or become diseased, to be replaced in the first available planting season with others of similar size and species, and any grass that fails to establish being re-established.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Government policy or guidance:

• National Planning Policy Framework – Chapter 12 - Achieving well-designed and beautiful places

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policies CS15, CS18 and CS20 

Newcastle 

Development and Allocations Plan Policy DM28 Trees and Landscaping

The Tree Strategy for Newcastle upon Tyne

Draft Nature, Trees, Landscaping and Ecology SPD

Gateshead 

Making Spaces for Growing Places Policies MSGP17, MSGP24, MSGP32, MSGP33, MSGP36 

South Tyneside 

Core Strategy Policy SC6 

Development Management Policy DM1 

Area Action Plan Policies SS10, J8 and H7 

Site Specific Allocations Development Plan Document Policy SA7 

Supplementary Planning Document 3 

North Tyneside 

Local Plan (2017) DM5.9 

Area specific requirements and further information: 

• BS 4428:1989: Code of practice for general landscape operations (excluding hard surfaces) 
• BS8545:2014 Trees: from nursery to independence in the landscape 
• BS 7370-1 to BS 7370-5: Grounds maintenance.

24.      Marketing Information 

When is this required? 

Planning applications for: 

• Change of use from retail to other uses in town centre primary shopping frontages;
• Changes of use within employment land for uses outside that which the land is allocated for;

Demolition of listed and locally listed buildings, and buildings in conservation areas

Marketing information will not always be required. The need for such evidence should be clarified with the Local Planning Authority at pre-application stage including the scope of the marketing exercise and timescales. 

What information is required for validation?

• Title that states whether the documents is/includes marketing information

Guidance

It should be demonstrated that the property/land has been subject to sustained and active marketing at a price commensurate with the current market price for similar premises/land for uses appropriate to the use allocated in the development plan for a continuous period of at least 2 years.  Details of the marketing and all offers received, if applicable, should be submitted along with an independent written assessment. 

For demolition of heritage assets, marketing information is required to demonstrate that the asset has no viable use.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background

Government policy or guidance:

• National Planning Policy Framework – Chapters 6 - Building a strong, competitive economy, 7 - Ensuring the vitality of town centres and 16 - Conserving and enhancing the historic environment
• National Planning Practice Guidance – Enhancing and conserving the historic environment section

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS7

Newcastle 

Development and Allocations Plan Policy DM2 and Appendix 8

Gateshead 

Making Spaces for Growing Places Policies MSGP2, MSGP3, MSGP4, MSGP6, MSGP7 and MSGP25

South Tyneside 

Core Strategy Policy E1 

Development Management Policy DM2 

North Tyneside 

Local Plan (2017) S1.5, DM1.6, S2.1, S2.2, DM2.3, DM2.4, S3.1, DM3.4

25.      Open Space Assessment (including playing fields and recreational buildings)

When is this required?

All planning applications for development on existing open space, sports and recreational buildings and land, including playing fields.

What information is required for validation?

• Title that states whether the documents is/includes an open space and/or playing pitch assessment.
• Should be accompanied by plans (to scale and also including area measurements), showing any areas of existing or proposed open space within or adjoining the application site. 
• This document can also be included in the Design and Access Statement or Planning Statement

Guidance 

Proposals should be accompanied by plans (to scale and also including area measurements), showing any areas of existing or proposed open space within or adjoining the application site. 

The open space assessment will need to demonstrate that that the loss of open spaces, sports and recreational buildings and land, including playing field, would be either surplus to requirements or would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use; or that land and buildings are surplus to local requirements. Any such evidence should accompany the planning application. 

The assessment should make reference to Sport England’s Playing Fields Policy and Guidance Document (2018) which includes Appendix A ‘Information Requirements’ for applications affecting playing fields. Sport England welcomes pre-application consultations especially on proposals affecting or prejudicing the use of existing playing fields, and for new large-scale housing led development or major sports facilities. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background 

Government policy or guidance:

• National Planning Policy Framework – Chapter 8 - Promoting healthy and safe communities and Annex 2 Glossary. 
• National Planning Practice Guidance - Open space, sports and recreation facilities, public rights of way and local green space section 

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS18 

Newcastle 

Development and Allocations Plan Policy DM30 – Protecting and Providing for Open Space, Sports and Recreational Buildings and Land

Newcastle Open Space Assessment

Plan for Playing Pitches

Plan for Built Facilities

Gateshead

Making Spaces for Growing Places Policies MSGP32, MSGP39 and MSGP40

South Tyneside 

Core Strategy Policy SC6 

Area Action Plan Policies SS10, J8 and H7 

Site Specific Allocations Development Plan Document Policy SA7 

Supplementary Planning Document 3 Green Infrastructure Strategy (Feb 2013) 

Supplementary Planning Document 3 Green Infrastructure Strategy Technical Appendices (Feb 2013) 

North Tyneside 

Local Plan (2017) S5.1, DM5.2, DM5.3

26.  Overheating Assessment and Mitigation Requirements

When is this required?

• Applications for residential dwellings, residential institutions, colleges, halls of residence, student accommodation and living accommodation for children 5 years and older where due to the proposed building’s orientation and design overheating  has been identified as a potential significant issue.

What information is required for validation?

• Title that states whether the documents is/includes an overheating assessment and mitigation requirements
• This document can be submitted as part of a Sustainability Statement

Guidance

An Overheating assessment should be based upon CIBSE TM52 and CIBSE TM59 methodology and include details of:

• how the scheme has addressed the risk of overheating through appropriate design measures
• sign off by a suitably competent individual that what is proposed will comply with Overheating: Approved Document O

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Government policy or guidance:

• National Planning Policy Framework – Chapter 8 - Promoting healthy and safe communities and Annex 2 Glossary. 
• Institute of Acoustics- Acoustics Ventilation and Overheating (2020)  15126 ANC AVO Residential Design Guide_PRINT4.indd (association-of-noise-consultants.co.uk)
• The Chartered Institution of Building Services Engineers- - Design methodology for the assessment of overheating risk in homes CIBSE TM59:2017
• The Chartered Institution of Building Services Engineers- - The limits of thermal comfort:avoiding overheating (2013)  

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS16 

Newcastle 

Development and Allocations Plan Policy DM24 - Environment Protection

Gateshead

Making Spaces for Growing Places Policies MSGP18 and MSGP19

North Tyneside 

Local Plan Policy DM5.19

27.      Planning Statement 

When is this required?

All planning applications for 100 dwellings or more or where a minimum of 10,000 sq. metres of commercial/retail development would be created, or major planning applications that would constitute a departure from the development plan. 

What information is required for validation?

• Title that states whether the documents is/includes a planning statement
• This document can be included in the Design and Access Statement

Guidance

A planning statement identifies the context and need for a proposed development and includes an assessment of how the proposed development relates to relevant national and local planning policies. It may also include details of consultations with the Local Planning Authority and wider community/statutory consultees undertaken prior to submission. This can be in the form of a Statement of Community Involvement (SCI;). 

The Planning Statement can also include information on subjects such as community engagement, sustainability appraisal, health impacts, open space assessment, heritage impacts, viability appraisals, structural information, suggested heads of terms for a section 106 planning obligation, a waste management plan for the development proposed and employment creation as well as other economic and regeneration benefits. Applicants can also submit an Economic Statement to highlight the economic benefits of a scheme if they so wish but this would not be required for validation purposes. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Government policy or guidance:

• National Planning Practice Guidance – Consultation and pre-decision matters section 

Development Plan: 

Newcastle and Gateshead

Core Strategy Policy CS1

South Tyneside 

Development Management Policy DM1

North Tyneside

Local Plan Policy S1.4

28.      Statement of Community Involvement

When is this required? 

A Statement of Community Involvement (SCI) would be required for all major applications.

What information is required for validation? 

• Title that states whether the document is/includes a Statement of Community Involvement.
• This document can be included in the Design and Access Statement or Planning Statement

Guidance

A SCI will explain how the applicant has complied with the requirements for pre-application consultation set out in the Local Planning Authority’s adopted Statement of Community Involvement and seek to demonstrate that the views of the local community have been sought and taken into account in the formulation of development proposals. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background 

Government policy or guidance:

• National Planning Practice Guidance – Consultation and pre-decision matters section 

Area specific requirements and further information: 

Newcastle Statement of Community Involvement (September 2018)- 

http://www.newcastle.gov.uk/planning-and-buildings/planning-policy/stat…

Gateshead's Statement of Community Involvement (Updated July 2020) Item04-Appendix3-SCIUpdateMarch2013LG (gateshead.gov.uk) South Tyneside Statement of Community Involvement (January 2013) - http://www.southtyneside.gov.uk/article/26423/Public-consultation

North Tyneside: Statement of Community Involvement:

https://my.northtyneside.gov.uk/category/1149/planning-policy-timetable-and-consultation-guidance 

29.       Structural Survey 

When is this required? 

All applications that involve: 

• The change of use or conversion of rural buildings (e.g. barn conversions), including those in the Green Belt and on safeguarded land;
• The demolition, or proposals that may affect the structural integrity, of a building or structure in a Conservation Area;
• Any listed or locally listed building or structure, where works are proposed that involve demolition or would affect the structural integrity of the building or structure. 
• The creation of subterranean development in the extension of  residential dwellings.

Please seek pre-application advice from the Local Planning Authority for further details on when this would be required. 

What information is required for validation?

• Title that states whether the documents is/includes a structural survey
• List of associated plans
• This document can be included in the Design and Access Statement 

Guidance

A full structural engineers survey carried out by a suitably qualified professional is required.

This should include the following where appropriate: 

• General description and age of building; 
• Condition - structural integrity, foundations, damp proofing, walls, joinery, timbers, roof structure and roof covering; 
• Assessment of repairs necessary to ensure retention of the building; 
• Assessment of structural and other alterations necessary to implement the proposed development;
• Assessment of percentage of building that needs to be rebuilt - including walls and timbers; 
• Opinion as to the suitability of building for proposed development; 
• Photographs are often helpful but not essential;
• A schedule of works necessary to preserve the building;
• A schedule of works necessary to carry out the applicant’s proposals (including those necessary to meet building regulation approval). 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Government policy or guidance: 

• National Planning Policy Framework – Chapter 13 - Protecting Green Belt land and 16 - Conserving and enhancing the historic environment

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policy CS15 

Newcastle

Development and Allocations Plan Policy DM24

Gateshead 

Making Spaces for Growing Places Policies MSGP25 and MSGP33

South Tyneside 

Development Management Policy DM6 

Supplementary Planning Document 1

North Tyneside 

Local Plan (2017) DM6.6

30.      Sunlight/Daylight/Wind Study/Microclimate/Lighting Assessment 

When is this required?

• When a proposed development is in close proximity to the windows of habitable rooms of an existing residential development and is likely to significantly affect the sunlight and/or daylight levels to those windows; 
• When a proposed residential development, because of its proximity to either existing buildings or other proposed buildings within the development, is likely to receive low levels of sunlight and/or daylight to habitable rooms; 
• When the scale and form of a development is likely to result in significant shadowing impacts upon neighbouring properties or land; 
• When the scale of the development proposed is likely to  result in micro-climatic conditions that could result in wind levels affecting pedestrian and vehicle movement outside of the building. 
• When developments is likely to  involve the provision of significant external lighting (e.g. floodlights or security lights) that may have an impact on residential amenity, the character of the surrounding area, heritage asset or the biodiversity value of the area 

Please note: This section is not a validation requirement in South Tyneside

What information is required for validation?

• Title that states whether the documents is/includes sunlight/daylight/wind study/microclimate assessment
  1. Test on neighbours for:

Guidance

Sunlight, Daylight and Overshadowing

The assessment should be carried out in accordance with the British Research Establishment – ‘Site Layout Planning for Daylight and Sunlight – A guide to Good Practice 3rd edition (2022)’. 

The assessment should include:

• Daylight should be assessed against vertical sky component, no skyline/Daylight Distribution (DD) 
• Sunlight-should be assessed against annual probable sunlight hours (APSH)
• Overshadowing- 21 March assessment unlight availability, average daylight factor and shadow studies should be undertaken and assessed against the criteria set out in the BRE document. 
  1. Tests on proposed developments for:

• Spatial daylight autonomy and/or daylight factor Sunlight exposure
• Overshadowing
• Solar glare

Wind impacts 

Wind tunnel modelling will be required to assess the impact of new development will have on a local wind environment and any consequential effects on pedestrian comfort and safety using the Lawson criteria for comfort and safety. This is detailed within the British Research Establishment document ‘Wind Microclimate Around Buildings DG520’. All wind studies should be carried out for a minimum of 18 equally spaces wind directions, with the variation of mean and gust wind speed with height modelled based upon local wind profiles. CFD modelling must represent all surrounding buildings within 300 metres from the centre of the site and contain at least 3 prism layers below 1.5 metres in height. 

As a guide to when a wind study is required -; 

• Building of up to 25 metres in overall height above ground level (AGL) - wind studies are not normally required unless sensitive pedestrian activities are intended (e.g around hospitals, transport hubs) or the project is located in an exposed location or near other tall buildings.

• Buildings between 25 metres and 50 metres in overall height (AGL) - computational (CFD) simulation or wind tunnel testing normally required.

• Buildings over 50 metres in height (AGL) - Computational (CFD) simulations and wind tunnel testing normally required

You should seek advice from your Local Planning Authority in advance, normally through the pre-application process, as to when these studies will be a validation requirement. 

Lighting Assessment

Developments which include floodlighting will need to provide as assessment covering light spillage, hours of illumination, light levels, column design, specification and colour, and the need for horizontal cut-off in accordance with Institute of Lighting Engineers guidance 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.

Policy Background 

Light Pollution- https://www.gov.uk/guidance/light-pollution

British Research Establishment DG520 - Wind Microclimate around buildings

British Research Establishment BRE209 (2022) - Site layout planning for daylight and sunlight- A guide to good practice (3^rd edition) 

Institute of Lighting Engineer - Guidance Note for the Reduction of Obtrusive Light (2021)

The Chartered Institution of Building Services Engineers (CIBSE) – Society of Light and Lighting (SLL) Code for Lighting

The Chartered Institution of Building Services Engineers (CIBSE) – Society of Light and Lighting (SLL) Lighting Guide 6: The Exterior Environment

The Chartered Institution of Building Services Engineers (CIBSE) – Society of Light and Lighting (SLL) Lighting Guide 15: Transport Buildings

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policies CS14 and CS15

Newcastle 

Development and Allocations Plan Policy DM23

Gateshead 

Making Spaces for Growing Places Policies MSGP17 and MSGP24

31.       Sustainability Statement 

When is this required?

Major full planning applications and major reserved matter applications. 

What information is required for validation?

• Title that states whether the documents is/includes a sustainability statement
• This document can also be included in the Design and Access Statement or Planning Statement

Guidance

The statement should demonstrate how sustainability has been addressed and/or how it will be addressed at future design stage. This can include topics such as water use, materials waste, pollution, health and wellbeing, management, ecology, building fabric, resilience to climate change, local renewable and low carbon energy and transport. 

The statement should include a strategy to reduce CO2 emissions to include building design and materials, energy demand reduction, and renewable energy supply and generation 

The statement should indicate whether the Code for Sustainable Homes and/or BREEAM assessment methods and rating systems are being used or considered. 

Newcastle only: The Council’s Sustainability Statement Planning Process Note identifies the information required to support an application in a Sustainability Statement.

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background 

Government policy or guidance: 

• National Planning Policy Framework – Chapter 14 - Meeting the challenge of climate change, flooding and coastal change
• National Planning Practice Guidance – Climate change section 

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policies CS1, CS13, CS15 and CS16 

Newcastle 

Sustainably Statement Developer Guidance and Assessment Grid 

https://www.newcastle.gov.uk/sites/default/files/planning/policy/Newcastle City Council - Sustainability Statements Planning Process Note (June 2022 Update v4 FINAL).pdf

South Tyneside 

Core Strategy Policy ST2 

Development Management Policy DM1 

Site Specific Allocations Policies SA1, SS2, J2 and H2 

Supplementary Planning Documents 1 and 9

32.       Telecommunications Development

When is this required? 

Planning applications for mast and antenna development by mobile phone network operators. 

What information is required for validation? 

Telecommunications applications will need to be accompanied by: 

• Area of search;
• Details of the proposed structure;
• Technical justification;
• Evidence of alternative sites selection including opportunities for mast sharing on any near-by existing building, mast or other structure;
• Details of any outcome of consultations undertaken, including with organisations with an interest in the proposed development, in particular with the relevant body where a mast is to be installed near a school or college;
• Evidence to demonstrate that electronic communications infrastructure is not expected to cause significant and irremediable interference with other electrical equipment, air traffic services or instrumentation operated in the national interest;
• Evidence that the site is the most sustainable option, with all alternatives explored, and that the infrastructure would not result in detriment to local character, visual amenity or heritage assets, in line with current government and industry guidance;
• A signed declaration that the equipment and installation has been designed to comply with the requirements of the radio frequency (RF) public exposure guidance of the International Commission on Non-Ionizing Radiation Protection (ICNIRP).

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures. 

Policy Background 

Government policy or guidance: 

National Planning Policy Framework – Chapter 10 - Supporting high quality communications

Development Plan: 

Newcastle 

Development and Allocations Plan Policy DM35

Gateshead

Making Spaces for Growing Places Policy MSGP8

South Tyneside 

Core Strategy Policy ST2 and Development Management Policy DM1 

North Tyneside 

Local Plan (2017) DM7.11 

Area specific requirements and further information: 

Code of Best Practice on Mobile Network Development in England (Mobile Operators Association) (2013) 

http://www.mobilemastinfo.com/2013/new-code-of-best-practice-on-mobile-…

33.       Town Centre Use Assessment

When is this required? 

Main town centre uses that are not in an existing centre and not in accordance with an up-to-date Local Plan. 

Main Town Centre uses are: 

• Retail development (including warehouse clubs and factory outlet centres);
• Leisure, entertainment facilities, and the more intensive sport and recreation uses (including cinema, restaurants, drive through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres and bingo halls);
• Offices;
• Arts, culture and tourism development (including theatres, museums, galleries and concert halls, hotel and conference facilities. 

What is required for validation?

• Title that states whether the documents is/includes a town centre use assessment and whether the assessment include an impact assessment and a sequential test.

Guidance

The government’s Policy Framework states that when assessing applications for retail, leisure and office development outside of town centres, which are not in accordance with an up-to-date Local Plan, local planning authorities should require an impact assessment if the development is over a proportionate locally set threshold (if there is no locally set threshold, the default threshold is 2,500sqm in line with the NPPF).

Proposed Mezzanine floorspace up to 200sqm net – Planning Permission not required

In accordance with the NPPF an Impact Assessment needs to assess:

• the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment of the proposal and;

• the impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and the wider retail catchment (as applicable to the scale and nature of the scheme).

The Impact Assessment should be undertaken in accordance with Planning Practice Guidance. 

A sequential assessment will be required for any main town centre uses which are proposed outside of an allocated centre.  A sequential assessment and impact assessment are not required for planning applications that are in accordance with an up-to-date development plan.

In Newcastle and Gateshead only, a sequential test is required for office use outside of an allocated centre where the floor space proposed exceeds 200sqm (net). 

The sequential approach should not be applied to applications for small scale rural offices or other small scale rural development. 

Data Protection: For any supporting documents, we prefer these with signatures already redacted or provided in a typed form i.e. without any signatures.  

Policy Background 

Government policy or guidance: 

• National Planning Policy Framework – Chapter 7 - Ensuring the vitality of town centres 

• National Planning Practice Guidance – Ensuring the vitality of town centres section 

Development Plan: 

Newcastle and Gateshead 

Core Strategy Policies CS6, CS7, CS8, UC1 and UC2

Newcastle 

Development and Allocations Plan Policies DM3 and DM4

Gateshead 

Making Spaces for Growing Places Policies MSGP4, MSGP6 and MSGP7

South Tyneside 

Core Strategy Policies SC1 and SC2 

Development Management Policies DM2 and DM3 

Area Action Plan Policies SS7-SS9, J4, J6 and J7, H4, H5 and H6 

Site Specific Allocations Policies SA5 and SA6 

North Tyneside 

Local Plan (2017) S3.1, S3.2, S3.3, DM3.4, DM3.5, DM3.6

34.      Transport Assessments / Statements, and Travel Plans 

When is this required?

The following table outlines the general thresholds for when a Transport Assessment/Statement and Travel Plan are required to be submitted with a planning application: