Planning validation checklist

Applications for residential schemes resulting in a net increase in residential units.

Guidance and further information

Policy CS21 of the Core Strategy 2011 sets out the latest requirements for the provision of affordable housing for developments.

Policy CS21 requires that development resulting in the gross provision of:

• 1-4 residential units should provide a financial contribution equivalent to the cost of 20% of the gross number of dwellings on site as Affordable Housing
• 5 residential units should provide 20% of the gross number of dwellings on site as Affordable Housing
• 6-14 residential units should provide 30% of the gross number of dwellings on site as Affordable Housing
• 15 residential units should provide 40% of the gross number of dwellings on site as Affordable Housing

Where in-site units are to be provided as part of a Unilateral Undertaking, details of the Registered Provider must be provided prior to approval being granted. This is to avoid a situation where Registered Social Landlords are not interested in a single unit and it is sold on the open market.

Where exceptional development is proposed on a greenfield site, at least 50% of the gross number of dwellings should be affordable on any site of 15 dwellings or more.

A target of at least 50% will apply to public land, regardless of the number of dwellings proposed.

If an application is to be subject to a legal agreement, it is advisable for applicants to provide up-to-date Land Registry documents (Register & Title Plan) at the onset to identify any potential issues early in the process.

What to include in the Affordable Housing Statement

Where affordable housing is triggered, information is required concerning both the affordable housing and any market housing:

• Confirmation of the financial contribution to be made
• The total number of residential units
• The total number of affordable units
• The proposed tenure mix of the affordable units
• The size of units by number of habitable rooms and/or bedrooms, or the floor space of habitable areas of residential units
• Plans showing the location of units and their number of habitable rooms and/or bedrooms, and/or the floor space of the units
• The affordable housing statement should also include details of any Registered Providers acting as partners in the development

Details of the validation information required to be submitted with all relevant application can be found in Appendix 4 of the Developer Contributions SPD.

The Council's approach to the provision of Affordable Housing is set out in Policy CS21 of the Core Strategy (July 2011) and the Developer Contributions Supplementary Planning Document (SPD) (April 2012). All planning applications for new residential development within the Borough determined from 31 July 2015 will be required to comply with this policy.

The Community Infrastructure Levy applies to all planning decisions made in the Council. If your development proposal includes the delivery of on-site affordable units and you intend to claim relief for these units, you must submit a “Claiming Exemption or Relief” form. Please see information relating to the Community Infrastructure Levy.

Please note that once an application has been registered there will be no further opportunity to contend the viability of the development. If, following the registration of the application, you wish to dispute the viability the application will need to be withdrawn and resubmitted.

Air Quality Assessment

Local requirement

Types of application and criteria

Where the development (except Householders):

• Is in or adjacent to an Air Quality Management Area (AQMA)
• Could result in the designation of an AQMA
• Will generate emissions, for example odours and/or dust
• Is likely to lead to an increase in traffic, congestion or HGV movements
• Involves proposals for industrial processes where there are direct emissions to the air
• Involves proposals for new mineral sites or extensions to existing sites

To determine whether the site is within an Air Quality Management Area please visit the DEFRA website.

Guidance and further information

The Council expects a holistic approach to the design, which takes into account air quality; including other relevant matters for example noise, vibration and ventilation, to ensure a design led solution.

The purpose of an air quality assessment is to demonstrate the likely changes in air quality or exposure to air pollutants as a result of a proposed development. There are three basic steps to an assessment:

• 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)

The report should include details such as a description of the relevant air quality standards and objectives, details of the assessment methodology and input data including traffic, emissions, meteorological data’s as well as other relevant parameters. Additionally, all results of the modelling assessment and an assessment of the significance of the result should be provided. A summary of the assessment results should take into account impacts of construction, any impacts that change in emissions will have on air quality, any exceedance of air quality objectives or worsening of air quality, a verification model of outputs, any impacts upon sensitive ecological habitats vulnerable to deposition from increased emissions.

Consideration of all appropriate measures to minimise emissions of air pollution at the design stage should be made. Best practice should be incorporated in the design, construction and operation of the development. Where a development has a negative impact on air quality, mitigation measures that will minimise or offset the emissions from the development should be detailed.

See also Noise and Vibration Impact Assessment and Ventilation/Extraction Assessment.

Application Form and Ownership Certificates

National requirement

Information required:

• 1 copy submitted electronically or by post

The simplest way to submit an application is online via the Planning Portal. Your application form can be completed online and supporting documents can be uploaded.

The benefits of applying online include:

• You can work on your application in draft before submission
• Immediate delivery and acknowledgment
• Savings on postage and printing costs
• Online help function when completing your application

Guidance and further information

If you need a paper form you can find and download paper forms online. The Planning Portal has a step by step guide to help you pick the right form.

All sections and questions must be answered.

The declaration must be signed and dated.

You must provide full contact details of the applicant and/or agent (where appropriate).

Ownership certificate

Information required:

• 1 copy if submitted electronically or by post

Types of application and criteria

All applications except:

• Applications for Lawful Development Certificates (existing or proposed)
• Applications for Reserved Matters
• Applications for Advertisement Consent
• Applications for works to trees
• Prior Notifications
• Confirmation of Compliance with Conditions

You must complete:

• Certificate A if the applicant is the sole owner of the site or you have a leasehold interest which has at least 7 years to run and the site is not part of an agricultural holding
• Certificate B if the applicant is not the owner of the site (or only owns part) and the applicant knows who owns the site (or the other parts) or there is an agricultural tenant on any part of the land/building
• Certificate C if there is more than one owner and the applicant knows some but not all of the owners of the site
• Certificate D if the applicant does not know any owners of the site

Note: By law you must notify all people who have an interest in the site. This is necessary even when only a small part of your building such as guttering or foundations goes over the boundary of the application land.

The certificate should be signed and dated as applicable and this date must not be more than 21 days before the submission and receipt of the application by the local planning authority.

Where you are applying for planning permission for a new vehicular access and the road is a public road and therefore owned by Surrey County Council, you must complete Certificate B and serve notice to the County Council. Where the road is privately owned you must complete Certificate B and serve notice to the owner/s of the road.

Guidance and further information

Please use the owner notification form if Certificate B or C applies.

Arboricultural Information

Types of application and criteria

Applications must be supplied with supporting arboricultural information where trees could influence or be affected by the proposed development and related operations. Especially sites and neighbouring properties containing trees protected by Tree Preservation Orders and/or Conservation Areas.

National requirement

Site plans need to accurately show the positions of all trees on the site and those on adjacent land (including street trees) that may influence or be affected by the proposed development and development related operations.

Local requirements

Supporting arboricultural information which consists of:

• Tree Survey
• Arboricultural Impact Assessment
• Tree Protection Information
• Tree Protection Plan
• Arboricultural Method Statement

The arboricultural information supplied must be to British Standard 5837:2012 - Trees in relation to design, demolition and construction - Recommendations, and produced by a suitably qualified and experienced professional.

Failure to plot trees on site plans or supply supporting arboricultural information where necessary may result in applications being made invalid or refused at determination.

Biodiversity/Ecological Assessment

Local requirement

Types of application and criteria:

• Full applications, which are not domestic
• Domestic works which involve the removal or disturbance to the roof or roof structure including loft conversions
• Works within the curtilage of a church
• Conservation area applications
• Listed building applications
• Lawful development certificates for proposed use
• Outline applications
• Reserved matters applications
• Applications to vary or remove a condition
• Application sites where ‘Priority Habitat’ is a constraint

Biodiversity and net gain (BNG)

BNG is a strategy to contribute to the recovery of nature while developing land. The requirement to demonstrate and deliver at least 10% BNG is mandatory from 12 February 2024 for major development sites, and from 2 April 2024 for minor development sites. See our biodiversity net gain page for details of what to submit with a planning application.

Other guidance and further information

You may also be required to submit an Ecological Survey and Assessment - the guidance notes will explain when, and then what is required. If an Ecological Survey and Assessment identifies that further survey(s) are required, these must be submitted before the application can be registered as valid.

The planning authority has a duty to consider the conservation of biodiversity when determining a planning application. Where a proposed development is identified as likely to affect protected species, an up-to-date Protected Species Survey and Assessment must be submitted. The survey will be considered as out of date if it has been carried out more than 18 months prior to the submission of the application.

The survey should be undertaken and prepared by competent persons 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. The survey may be informed by the results of a search for ecological data from a local environmental records centre. The survey must be to an appropriate level of scope and detail and must:

• Record which species are present and identify their numbers (may be approximate)
• Map their distribution and use of the area, site, structure or feature (e.g. for feeding, shelter, breeding)

The Assessment must identify and describe potential development impacts likely to harm the protected species and/or their habitats identified by the survey (these should include both direct and indirect effects both during construction and afterwards). Where harm is likely, evidence must be submitted to show:

• How alternatives designs or locations have been considered
• How adverse effects will be avoided wherever possible
• How unavoidable impacts will be mitigated or reduced
• How impacts that cannot be avoided or mitigated will be compensated

In addition, proposals are to be encouraged that will enhance, restore or add to features or habitats used by protected species. The Assessment should also give an indication of how species numbers are likely to change, if at all, after development e.g. whether there will be a net loss or gain.

If the application is registered in error, it will be invalidated at the case officer’s discretion until the further survey(s) are received.

Exceptions - when a full survey and assessment may not be required:

• Following consultation by the applicant at the pre-application stage, the council has stated, in writing, that no protected species surveys and assessments are required
• If it is clear that no protected species or priority habitats are present, despite the applicant answering 'Yes' to any question in Table 1 (indicating that they are likely to be present). The applicant should provide evidence with the application to demonstrate that such species are absent (this may be in the form of a letter, or a brief report, from a suitably qualified and experienced person, or a relevant local nature conservation organisation)
• If it is clear that the development proposal will not affect any protected species present, then only limited information needs to be submitted. This information should, however, (i) demonstrate that there will be no significant effect on any protected species present and (ii) include a statement acknowledging that the applicant is aware that it is a criminal offence to disturb or harm protected species should they subsequently be found or disturbed
• In relation to bats, Natural England Standing Advice indicates that there is less likelihood of the potential to impact on bats in the following situations:
  • Urban setting or highly urbanised area with few feeding places
  • Small or cluttered roof void (especially for long-eared bats)
  • Heavily disturbed
  • Modern construction with few gaps around soffits or eaves (but be aware these may be used by pipistrelles in particular)
  • Prefabricated with steel and sheet materials
  • Active industrial premises
  • Roof shaded from the sun

  If you believe that these situations apply to your proposals, you may wish to apply for an exemption to having to undertake a survey.

  Policy Drivers
  Natural Environment and Rural Communities (NERC) Act (2006)
  Circular 06/2005 - Biodiversity and Geological Conservation - Statutory Obligations and their impact within the Planning System
  Elmbridge Core Strategy 2011 - Policy CS13, CS14 and CS15
  Elmbridge Development Management Plan 2015 - Policy DM21

  Community Infrastructure Levy (CIL)

  Local requirement

  The Community Infrastructure Levy (CIL) is a tool for local authorities in England and Wales to help deliver infrastructure to support development of the area.

  The levy may be payable on development which creates net additional floorspace where the gross internal area of new build is 100 square metres of more. That limit does not apply to new houses or flats, and a charge can be levied on a single house or flat of any size, however, there are exclusions, exemptions and reliefs from the levy that may be available.

  Guidance and further information

  All applicants will need to submit with their planning application:

  • CIL Additional information form
  • Existing and proposed floor plans

  If there is a CIL charge the following will also be required:

  • A completed copy of the Planning Contribution and CIL Liability Calculation sheet is encouraged
  • Assumption of Liability form
  • Calculations of any additional floor space

  Policy Drivers
  Developer Contributions SPD
  Community Infrastructure Levy (CIL) charging schedule

  Contaminated Land Assessment

  Local requirement

  Types of application and criteria

  Planning applications where new, or redevelopment is proposed or on land that is known to be, or suspected to be, affected by contamination may require a contaminated land assessment.

  An assessment is always required for any new residential development. It may also be required for:

  • Prior Notification for change of use from office to residential
  • Extensions on or close to landfill
  • Developments where the end use of the site has changed

  Typical examples of potentially contaminated land include current and former:

  • Landfill sites (this may include lying within 250m of one)
  • Former industrial land
  • Builder’s and timber yards
  • Waste disposal sites/scrap yards
  • Gravel pits
  • Petrol stations

  Guidance and further information

  The initial assessment should contain the information necessary to determine whether the proposed development is suitable for the proposed use. The assessment should be carried out by a suitably qualified, competent person to assess the condition of the land to be re-developed, in respect of contamination and proposed use. The assessment must, as a minimum, include:

  • A desk-based evaluation, which must include a full history of the site
  • Site walkover
  • Conceptual site model (assessment of the risks from the site)

  If the initial assessment shows that there is a significant possibility that the site could pose a significant risk under its proposed redevelopment use, as a result of contamination, then an intrusive site investigation will be required. This will necessitate further risk assessment and may require the development of a remediation plan to reduce the risks to an acceptable level.

  The initial assessment and, if required, intrusive investigation and risk assessment are required prior to any groundworks (including foundation construction) starting on the site. Please be aware some of the required information (e.g. ground gas measurements), can take months to collect and has the potential to delay the start of sitework.

  All investigation and assessments must be carried out to current best practise and in line with published standards and guidance (e.g. British Standard BS10175: Investigation of potentially contaminated sites - Code of Practice and the Environment Agency’s Model Procedures for the Management of Land Contamination (CLR 11).

  Chargeable pre-application advice can be arranged with Environmental Health to discuss land contamination.

  Policy Drivers
  NPPF
  Elmbridge Development Management Plan 2015 - Policy DM5

  Daylight/Sunlight Assessment

  Local requirement

  Types of application and criteria

  • Potential adverse impact on adjoining or nearby properties or building(s), including associated gardens or amenity space
  • Potentially low light levels for new dwellings

  It is recommended that applicants enter into pre-application discussions to determine the requirement for a daylight and sunlight assessment as associated scope.

  Guidance and further information

  For some applications, this assessment may take the form of an appropriate plan showing that the proposal complies with the requirements of the Council’s Design and Character Supplementary Planning Document .

  In some cases a more detailed desk-based assessment will be required.

  The assessment should be carried out in accordance with the British Research Establishment (BRE) document Site Layout Planning for Daylight and Sunlight - A guide to Good Practice 2 nd edition. Daylight, vertical sky component, sunlight availability, average daylight factor and shadow studies should be undertaken and assessed against the criteria set out in the BRE document.

  It should be noted that planning permission would not confer any immunity on those whose works infringe another's property rights, and which might be subject to action under the Rights of Light Act 1959.

  Policy Drivers
  Design and Character SPD Home Extensions Companion Guide

  Design and Access Statement

  National/Local requirement

  Types of application and criteria

  A Design and Access Statement is required for:

  • major development
  • developments of three or more dwellings
  • the provision of one or more dwellings in a Conservation Area
  • other built development with a floor space of 100sqm or more in a Conservation Area
  • applications for Listed Building Consent

  Major development includes 10 or more dwellings, or, where the number of dwellings is not stated areas of 0.5 hectares or more. For all non-residential uses a major application is one where the floor space to be built or subject to a change of use is 1000sqm or more, or where the site area is 1 hectare or more.

  Exceptions to the requirement for a Design and Access Statement:

  • a material change of use of land and buildings, (unless it also involves operational development)
  • engineering or mining operations
  • advertisement consent
  • applications relating to works to trees
  • waste development
  • applications to amend the conditions attached to a planning permission

  Guidance and further information:

  Applicants should refer to the Government's National Design Guide and the 10 characteristics of well-designed places when preparing the statement. The document should be proportionate to the proposal and the characteristics of the site. In contrast to a planning statement, a design and access statement should be presented as more of a visual document with supporting text.

  Economic Statement

  Local requirement

  Types of application and criteria:

  • Development within Strategic Employment Land (SEL)
  • Any development where there is a loss of employment land
  • All major applications that include a commercial element
  • Developments within town and district centres (see policy DM3)

  Guidance and further information

  Certain applications will need to be accompanied by a supporting statement of any regeneration benefits from the proposed development. This will need to include:

  • Details of any new jobs that might be created, supported or lost
  • The relative floorspace totals (including both losses and gains) for each proposed use (where known)
  • Any community benefits or impacts
  • Reference to any regeneration strategies that might lie behind or be supported by the proposal
  • Net change in employment resulting from the application
  • Marketing information demonstrating at least 12 months of reasonable efforts to advertise with the aim to sell/lease the property for a commercial use at a comparable rate to similar properties on the market, where it is proposed to change the use/remove of the existing commercial floorspace
  • The justification of large, single use developments in town or district centres (where appropriate) (see policy DM3)

  Policy Drivers
  Elmbridge Core Strategy 2011 - Policy CS23
  Elmbridge Development Management Plan 2015 - Policies DM3, DM11, DM14 and DM15

  Environmental Impact Assessment

  Local requirement

  Types of application and criteria:

  • Major developments which are of more than local importance
  • Developments which are proposed for particularly environmentally sensitive or vulnerable locations
  • Developments with unusually complex and potentially hazardous environmental effects

  An Environmental Impact Assessment (EIA) must be undertaken for development proposals that fall within the types listed in Schedule 2 of the Regulations. Where an applicant is uncertain whether a development proposal requires an EIA you should seek a Screening Opinion from the Council before submitting the planning application. If it is agreed that an EIA is required you should then seek a Scoping Opinion and submit the Environmental Statement alongside the planning application.

  Submission requirements for screening and scoping opinions:

  • A brief description of the nature and purpose of the proposal and its possible environmental effects, giving a broad indication of their likely scale
  • A plan indicating the proposed location of the development which should:
    • Be based on an up to date map
    • Be drawn to an appropriate metric scale for example, 1:1250, 1:2500
    • Show at least two names roads and surrounding buildings
    • Clearly show the edges of the site boundaries with a red line (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, car parking and open areas around buildings)
    • Show the direction of North

    Guidance and further information

    Town and Country Planning (Environmental Impact Assessment) Regulations 2017

    Existing/Proposed Elevations

    Local requirement

    Types of application and criteria

    Elevations are required for all applications except those listed below as exceptions:

    • Change of use where no external alterations are proposed (except for sites within a Conservation Area or if the site is a Listed Building)
    • Vehicle crossover

    Guidance and further information:

    • Show elevations where there is a visible change
    • Drawn to a scale of 1:50 or 1:100 and show clearly the proposed works in relation to what is already there and the height of buildings above ground level
    • All elevations should clearly indicate the existing and proposed building materials of windows, doors, walls and roofs
    • Any blank elevations, including party walls, must be included; if only to show that this is in fact the case
    • The height of all new buildings and structures should be annotated on these plans and any increase in ridge height should be annotated
    • Where any proposed elevation joins another building or is in close proximity, every effort should be made to clearly show the relationship between buildings and detail the positions of the openings on each property
    • Where applications are proposing a change of use here there are no external alterations proposed this must be confirmed in writing
    • Plans marked with “Do not scale”, “Approximate” or any similar phrase will be returned as unacceptable as for planning purposes, we must be able to scale from all drawings

    Advertisement consent applications will need to include elevations with the height from ground level to the lowest part of the sign annotated. You will also need to annotate the projection (if applicable) of the proposal from a building; the extent of the projection should be shown along with any relevant dimensions.

    When submitting proposed elevations for a non-material amendment or variation of condition application you must highlight where the relevant amendments are on the plan.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM2

    Existing/Proposed Floor Plans

    Local requirement

    Types of application and criteria

    All applications proposing new or amended floor space and/or proposals to alter existing buildings.

    Guidance and further information:

    • Draw to an appropriate metric scale for example, 1:50 or 1:100
    • Annotate precise dimensions of the footprint of any new dwelling and any extensions to an existing dwelling
    • Must show the proposed openings to accord with the elevations
    • Drawings should show details of existing buildings where relevant, in relation to proposed buildings (including property numbers where applicable)
    • Where existing buildings or walls are to be demolished these should be clearly shown
    • Where any proposed elevation joins another building or is in close proximity, every effort should be made to clearly show the relationship between buildings and detail the positions of the openings on each property
    • For change of use applications where internal alterations are proposed, plans must show the existing and proposed layout of rooms
    • Plans marked with "do not scale", “approximate” or any similar phrase will be returned as unacceptable as for planning purposes we must be able to scale from all drawings
    • Scale plans showing any demolition, existing and proposed floorplans are required to calculate CIL liability
    • Where an application is submitted to vary approved plans, it must be clear on the proposed plans what the variations are. You must also ensure that the proposed plans drawing number is a revision of the original
    • The existing and proposed floor plans should show the whole floor of the dwelling rather than only part
    • The footprint of the proposed ground floor plan must match that of the proposed site plan

    Advertisement consent applications will need to include drawings of the proposed adverts and all dimensions. Logos/artwork need to be dimensions and if there is lettering the largest letter need to be dimensioned. The plan should also indicate the materials to be used as well as fixings and colours.

    When submitting proposed floor plans for a non-material amendment or variation of condition application you must highlight where the relevant amendments are on the plan.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM2

    Existing/Proposed Roof Plans

    Local requirement

    Types of application and criteria

    All applications for new buildings and for alterations or extensions that include works to the roof.

    Guidance and further information:

    • Drawn to an appropriate metric scale but normally not less than 1:200
    • Must show the proposed materials and design of features (such as chimneys, roof lights etc) to accord with the elevations
    • The plan must show the shape of the roof, including any areas cut-away or proposed to be used for balconies or seating
    • Drawings should show details of existing buildings where relevant, in relation to proposed buildings (including property numbers where applicable)
    • Plans marked with "do not scale", “approximate” or any similar phrase will be returned as unacceptable as for planning purposes we must be able to scale from all drawings

    When submitting proposed roof plans for a non-material amendment or variation of condition application you must highlight where the relevant amendments are on the plan.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM2

    Existing/Proposed Sections

    Local requirement

    Types of application and criteria

    On sites where there are existing (and/or proposed) changes in land levels, i.e. where a site is sloping, where neighbouring land is at a different height or where land levels are proposed to be changed, drawings of sections through the site showing the relationship to adjoining properties or land is required.

    Exceptions:

    • Change of use where no external alterations are proposed (except for sites within a Conservation Area or if the site is a Listed Building)

    Guidance and further information:

    • Show sections where there is a visible change
    • Drawn to a scale of 1:50 or 1:100 and show clearly the proposed works in relation to what is already there and the height of buildings above ground level
    • If there is a change in ground levels, sections should show existing and finished levels, including details of foundations and eaves and how encroachment onto adjoining land is to be avoided
    • Show existing site levels and finished floor levels (with levels related to a fixed offsite datum point) and the proposals in relation to adjoining buildings/development
    • Plans marked with “Do not scale”, “Approximate” or any similar phrase will be returned as unacceptable

    When submitting proposed sections for a non-material amendment or variation of condition application you must highlight where the relevant amendments are on the plan.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM2

    Existing/Proposed Site Plan

    This is a plan that shows the existing and proposed layout of the application site including any buildings and trees.

    Types of application and criteria

    All applications except:

    • Advertisements where the sign is located on an existing building

    National requirements

    A site plans should be drawn at an identified standard metric scale and should accurately show:

    • The direction of North
    • The proposed development in relation to the site boundaries and other existing buildings on the site, with written dimensions including those to the boundaries

    and the following; unless they would not influence or be affected by the proposed development:

    • All buildings, roads and footpaths on land adjoining the site including access arrangements
    • All public rights of way crossing or adjoining the site
    • The position of all trees on the site and those on adjacent land
    • The extent and type of any hard surfacing, and
    • Boundary treatment including walls or fencing where this is proposed

    Local requirements:

    • Draw to an appropriate metric scale for example, 1:100, 1:200 or 1:500
    • Show existing and proposed buildings which are to be retained or removed. If any part of the existing site is to be demolished an existing site plan must be submitted clearly indicating where those existing structures are in relation to site boundaries and existing buildings
    • Clearly indicate, where there are trees on site, which are to be retained and if applicable those which will be removed
    • Details of existing and proposed car and cycle parking
    • Show new accesses, turning areas and car parking bays and where relevant giving dimensions
    • Where any proposed elevation joins another building or is in close proximity, every effort should be made to clearly show the relationship between buildings and detail the positions of the openings on each property
    • Proposals relating to outbuildings or structures separate to the main building annotated dimensions from the structure to nearby buildings must be shown on the site plan
    • When submitting an advertisement application, the proposed site plan should clearly show the location of the new advert/s and distances (in metres) from the advert/s to 2 fixed structures/buildings
    • Applications which include new or altered highway accesses and/or junctions, or the provision of street furniture, should clearly annotate visibility splays on the proposed site plan
    • Plans marked with "do not scale", "approximate" or any similar phrase will be returned as unacceptable as for planning purposes we must be able to scale from all drawing

    When submitting a proposed site plan for a non-material amendment or variation of condition application you must highlight where the relevant amendments are on the plan.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM2

    Fee

    National requirement

    Types of application and criteria:

    Most applications require a fee, however, there are some exemptions and concessions. For more information, see GOV.UK: Fees for planning applications.

    If submitting via the Planning Portal, you need to pay them directly. For guidance, see Planning Portal: How do I make a payment.

    For applications submitted to Elmbridge Borough Council directly, you can make the payment on our website or by calling Customer Services on 01372 474474.

    If paying through the website, please make a note of the receipt number and submit this with your application. Failure to do this could result in a delay in validating your application.

    Guidance and further information

    You can also use the Planning Portal Fee Calculator to work out how much to pay.

    Fire Statement

    National requirement

    Types of application and criteria

    An application for planning permission for development which involves:

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

    For the purposes of this requirement, a “relevant building” will:

    • contain two or more dwellings or educational accommodation and
    • meet the height condition (18m or more in height, or 7 or more storeys whichever is reached first).

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

    Exemptions

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

    • the application is for a material change in use of a relevant building and the material change of use would result in the building no longer being a relevant building
    • the application is for a material change in use of land or buildings within the curtilage of a relevant building
    • 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 is the purpose of a fire statement?

    Fire statements will support the consideration of information on fire safety matters as they relate to land use planning matters (e.g. layout and access). It is the intention that the information provided within fire statement is focused and concise, specific and relevant to the development, and proportionate to the scale, type and complexity of the proposal. A fire statement will evidence thinking that fire safety matters, as they relate to planning, have been incorporated into the planning application.

    As many fire safety matters relevant to land use planning impact on the external layout of a site, including the spaces between buildings, fire statements will be required to include information on the entire development as set out on the plan which identifies the land to which the application relates which has to be submitted with the application.

    What information must a fire statement contain?

    Fire statements must be submitted on a form (form to be added to our document library online and linked to this) published by the Secretary of State 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

    A Draft fire statement guidance has been provided which goes into more detail on the requirements listed above. To view this document as well as the draft fire statement form please click here.

    Policy Drivers
    The Town and Country Planning (Development Management Procedure and Section 62A Applications) (England) (Amendment) Order 2021

    Flood Risk Assessment

    Local requirement

    Types of application and criteria

    Development proposals of 1 ha or greater in Flood Zone 1 and all proposals for new development (including householder applications, minor developments and change of use) located in Flood Zones 2 and 3 should be accompanied by a Flood Risk Assessment (FRA).

    All development proposals including householder applications, minor developments and proposals within 5m of an area of medium to high surface water flooding.

    Guidance and further information

    The Council has produced a Strategic Flood Risk Assessment (SFRA) which brings together various sources of information to provide a comprehensive overview of flood risk in Elmbridge. To find out if a site is at risk of flooding applicants can:

    • Check My Neighbourhood for areas at risk of flooding from rivers
    • Check the mapping within the SFRA for information on flooding from rivers or other types of flooding

    More detailed information on the degree of flooding (such as predicted depths and likely hazard) can be obtained from the Environment Agency.

    An FRA is required to provide an assessment of flood risk from all sources and demonstrate how the proposed development will be made safe, will not increase flood risk elsewhere and where possible will reduce flood risk overall.

    The objectives of an assessment are to establish:

    • Whether it is likely to be affected by current or future flooding from any source
    • What measures are proposed to deal with these effects and risks are appropriate
    • Whether residents and users can safely access and exit a building during a flood and reach safe refuge, with consideration of ability to evacuate in advance of extreme flood events
    • Evidence to show that the development does not increase the risk of flooding elsewhere by not impeding flow or reducing flood storage capacity; and
    • Whether development is safe for its lifetime

    An FRA should be prepared by a suitably qualified person e.g. drainage engineer. This is particularly important in cases where the risk of flooding is high.

    The level of detail required within an FRA should be proportionate to the type of development proposed and the level of flood risk. Depending on the type of development and flood zone, the FRA may need to include evidence relating to the Sequential and Exception Tests as set out in the Government’s National Planning Policy Framework document.

    Further guidance can be found in the Council’s Flood Risk SPD.

    Policy Drivers
    NPPF
    Elmbridge Core Strategy (2011) Policy - CS26
    Elmbridge Development Management (2015) Policy- DM6, DM13 and DM22
    Elmbridge Flood Risk SPD (2016)

    Flood Risk Sequential Test

    Local requirement

    Types of application and criteria

    The Sequential Test is applicable to all developments excluding householder extensions, or non- domestic extensions of less than 250 sqm footprint and changes of use, unless the development is for a caravan, camping chalet, mobile home or park home site, in Flood Risk Zones 2 and 3, and should be undertaken prior to a flood risk assessment being completed.

    Guidance and further information

    The Sequential Test is an assessment of alternative sites / areas within a site, in which the development could be located, which would have a lower probability of flooding.

    If, following the application of a Sequential Test, it is not possible to locate the development in a lower flood risk zone, an Exception Test may also be required.

    The NPPF, Planning Practice Guide provides the basis for the Sequential Approach and Exceptions Test.

    Policy Drivers
    NPPF
    Elmbridge Core Strategy (2011) Policy - CS26
    Elmbridge Flood Risk SPD (2016)

    Greenbelt Supporting Information

    Local requirement

    Types of application and criteria:

    • Extensions or replacement buildings within the Green Belt

    Guidance and further information

    If your site is in the Green Belt, please provide calculations showing the percentage increase in volume and footprint and floor space of your proposed extension or development in comparison to the original dwelling. These calculations should be based on external measurements. The original building will be determined based on its size as existing on 1 July 1948 or as first built if later than this date.

    Applicants are encouraged to provide a separate set of plans of the existing dwelling. These should clearly show any extensions, including those added under permitted development rights, added after 1 July 1948 together with their Elmbridge planning application reference numbers.

    Proposals to erect, extend or replace an ancillary building within 5 metres of the main building will be treated as an extension to the building.

    Policy Drivers
    Elmbridge Development Management Plan (2015) - Policy DM17 (Green Belt - development of new buildings)
    Elmbridge Development Management Plan (2015) - Policy DM18 (Green Belt - development of existing buildings)

    Heritage Statement

    Local requirement

    Types of application and criteria

    A Heritage Statement is required for all applications that affect a Heritage Asset or works affecting the setting of a Heritage Asset. These include statutory listed buildings, scheduled monuments, registered parks and gardens, conservation areas, archaeological sites, locally listed buildings and buildings or assets identified as heritage assets during the pre-application or application process.

    Guidance and further information

    The level of detail necessary in a Heritage Statement will vary with each application and should be proportionate to the significance of the asset and the proposed impact. In some circumstances this may need to be accompanied by a structural survey and/or condition survey.

    An Archaeological Assessment should be included with the Heritage Statement for applications affecting an Area of High Archaeological Potential or for applications for the development of sites over 0.4 hectares in size.

    The Surrey Historic Environment Record (HER) is maintained by the Heritage Conservation Team, Surrey County Council. It is the most comprehensive record of archaeological sites, finds and historic monuments within the current administration county.

    Search requests are available from the Historic Environment Record .

    Applicants are encouraged to enter into pre-application discussions which involve the Council’s Conservation Officer.

    Policy Drivers
    NPPF
    Elmbridge Development Management Plan (2015) - Policy DM12

    Lighting Assessment

    Local requirement

    Types of application and criteria

    Proposals where external lighting would be provided or made necessary by the development. The impact of illuminated adverts on such areas should also be assessed.

    Guidance and further information

    The Council expects a holistic approach to the design, which takes into account the possible impact of lighting, to ensure a design led solution. The assessment should include:

    • Details of external lighting
    • Proposed hours of use (when the lighting would be switched on)
    • Layout plan with beam orientation and light spillage
    • Schedule of the equipment in the design
    • Details of the expected impact on neighbouring properties and roads
    • Any proposed measures to mitigate or compensate for the possible impacts of the proposed development for example, through the planting of trees, hedges or shrubs

    The Institution of Lighting Professionals provide several resources that may be of use when compiling the assessment.

    Further detail on specific requirements can be provided at pre-application stage.

    Policy Drivers
    Elmbridge Development Management Plan (2015) - Policy DM5
    Elmbridge Core Strategy (2011) - Policy CS27

    Location Plan

    National requirement

    Types of application and criteria

    All applications except for:

    • Reserved Matters applications - only if the layout is not reserved
    • Works to Trees in a Conservation Area or Subject to a Tree Preservation Order
    • Variation of Conditions applications

    Guidance and further information

    A location plan should be based on an up-to-date map. The scale should typically be 1:1250 or 1:2500 and show the direction of north. The 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 red line on the location plan. It should include all land necessary to carry out the proposed development (e.g. land required for access to the site from a public highway, visibility splays, landscaping, car parking and open areas around buildings). A blue line should be drawn around any other land owned by the applicant, close to or adjoining the application site. The location plan should show at least 2 named roads and surrounding buildings and be site centred. Properties should be named or numbered to ensure the exact location is clear. When applying for advertisement consent, the proposed position should be clearly identifiable.

    You can purchase a location planfrom the Planning Portal.

    Ordnance Survey copyright

    Site location plans submitted with your planning applications must be accurately drawn. Copyright legislation allows us to only accept plans which are based either on a site survey or which use Ordnance Survey information.

    Site survey plans drawn by a surveyor must carry a statement to that effect and confirming that Ordnance Survey information has not been used.

    Ordnance Survey plans submitted with your planning applications must bear a valid licence number from Ordnance Survey which allows the applicant/agent to use that information.

    If your plans do not contain this information your application will not be accepted by Elmbridge Borough Council. This will delay your planning application until the information is received.

    You should also be aware that illegal use of Ordnance Survey information can lead to legal proceedings and a fine.

    Policy Drivers
    NPPF
    Elmbridge Development Management Plan: Policy DM12

    Noise and Vibration Impact Assessment

    Local requirement

    Types of application and criteria

    Any application that raises issues of disturbance for adjoining occupiers, is considered noise sensitive development or in a noise sensitive area (for example residential housing, school etc):

    • Changes of use to Class A3, A4, A5, D1 or D2
    • New residential development adjacent to classified roads (including trunk roads and motorways) or adjacent to railway or existing industrial uses (except Class B1)
    • New residential development near to licensed premises and cultural venues
    • New industrial development close to existing residential development
    • Minerals and waste development
    • Energy generation development including wind turbine development

    Guidance and further information

    The Council expects a holistic approach to the design, which takes into account noise and vibration; including other relevant matters for example air quality and ventilation, to ensure a design led solution.

    The assessment should be prepared by a suitably qualified acoustician and member of the Institute of Acoustics or Association of Noise Consultants and have due regard to local and national guidance. Should an assessment reveal adverse impacts suitable mitigation proposals should be included with the application.

    The noise impact assessment should outline the potential sources of noise generation, and how these may have a negative effect on local amenity and environmental receptors. It should include details of existing and proposed noise levels, proposed measures to reduce noise from the development, manufacturers specification of any proposed equipment to be installed, altered or replaced; and details of the method used to compile the report and examples of the calculations and assumptions made.

    In addition, a vibration survey may be required if a development is proposed adjacent to a railway line or other significant vibration source.

    See also Ventilation/Extraction Assessment and Air Quality Assessment

    Policy Drivers
    NPFF
    Noise Policy Statement for England
    Environmental Protection Act 1990
    Elmbridge Development Management Plan 2015 - Policy DM5

    Open Space Assessment

    Local requirement

    Types of application and criteria:

    • Proposals that may affect existing designated and protected open space as specified within the Local Plan
    • Where there is a provision of new, public communal open space

    Where new residential development is proposed, the assessment should provide details of the open space to be provided in relation to the number and type of dwellings proposed.

    Where development is proposed on open space, the assessment should demonstrate that the land or buildings are no longer required for that purpose, are not economically viable and there is no local demand for the land or buildings in their current use.

    Plans showing any areas of existing or proposed open space within or adjoining the application site. Open space should be taken to mean all open space of public value, including areas of water such as rivers, canals, lakes and reservoirs, that can provide opportunities for sport and recreation and can also act as a visual amenity.

    Guidance and further information

    Planning permission is not normally given for development of existing open spaces which local communities need.

    For development within open spaces, application proposals should be accompanied by plan showing any areas of existing or proposed open space within or adjoining the application site.

    An applicant for planning permission may seek to demonstrate through an independent assessment that the land or buildings are surplus to local requirements and any such evidence should accompany the planning application.

    Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless:

    • An assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements
    • The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location
    • The development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss

    Policy Drivers
    NPFF
    Elmbridge Development Management Plan (2015) - Policy DM20
    Elmbridge Core Strategy (2011) - Policy CS14, CS16, CS17

    Planning Statement

    Local requirement

    Types of application and criteria

    A Planning Statement will be required for all development except Householder applications.

    Guidance and further information

    The level of detail necessary in a Planning Statement will vary with each application and should be proportionate to the proposal.

    The planning statement should set out how the proposed development conforms to our current adopted policies and guidance and explain how the application meets the relevant requirements.

    Within the planning statement you should provide a list of the forms, documents and plans you have submitted as part of the application. If you have chosen not to supply a particular document that is required for validation purposes, then you must provide justification.

    The planning statement may include other statements, such as a Design and Access statement or an Affordable Housing statement, however, ensure that it is made clear that the one document contains multiple statements to avoid invalidity of the application.

    Refuse/Recycling Plan

    Local requirement

    Types of application and criteria

    All minor and major applications should include details of refuse provision including recycling facilities.

    Guidance and further information:

    • Plans and elevations should be drawn to an appropriate metric scale of 1:50
    • Identify, on the proposed site plan, the proposed refuse and recycling storage points and the access routes for collection vehicles
    • Annotate precise dimensions of the footprint of the store/s on a proposed floor plan or site plan
    • Elevations of the refuse and recycling stores should be submitted annotating the height of the store/s and should show the proposed materials
    • Plans marked with "do not scale", “approximate” or any similar phrase will be returned as unacceptable as for planning purposes we must be able to scale from all drawings

    Guidance for Developers

    Elmbridge do provide guidance on the storage and collection of householder waste which includes bin store and external storage capacity. This document also features design points on communal storage areas and accesses from these areas to collection points.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM9

    Retail Impact Assessment

    Local requirement

    Types of application and criteria

    A sequential assessment is required for all retail uses proposed outside a town centre location.

    If the proposal involves the location of 2,500sqm of retail or other main town centre uses in an edge-of-centre or out-of-centre location then a retail impact assessment is required.

    Guidance and further information

    The level and types of Assessments required to address the key considerations should be proportionate to the scale and nature of the proposal.

    The checklist below sets out the considerations that will be taken into account in determining whether a proposal complies with the sequential test:

    • With due regard to the requirement to demonstrate flexibility, has the suitability of more central sites to accommodate the proposal been considered? Where the proposal would be located in an edge of centre or out of centre location, preference should be given to accessible sites that are well connected to the town centre. Any associated reasoning should be set out clearly
    • Is there scope for flexibility in the format and/or scale of the proposal? It is not necessary to demonstrate that a potential town centre or edge of centre site can accommodate precisely the scale and form of development being proposed, but rather to consider what contribution more central sites are able to make individually to accommodate the proposal
    • If there are no suitable sequentially preferable locations, the sequential test is passed

    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 wider retail catchment (as applicable to the scale and nature of the scheme).

    The NPPF, Planning Practice Guide provides further information on the sequential test and retail impact assessment.

    Policy Drivers
    NPPF
    Elmbridge Core Strategy (2011) - Policy CS18

    Statement of Community Involvement

    Local requirement

    Types of application and criteria

    A Statement of Community Involvement will be required for the following applications:

    • Full planning applications (Major and Minor development)
    • Some Removal/Variation of Condition/s applications
    • Full planning and Listed Building Consent
    • Full Planning and Advertisement Consent

    Guidance and further information

    The statement should include an outline of what public consultation has been undertaken and how the results have been taken into account in the application.

    Dependent on the scope and nature of the proposed development, the type of application and the sensitivity of the proposed development location the statement may vary in format from a short summary to a detailed document that includes commentary on all planning issues relevant to the proposal.

    Pre-application discussions for major and/or complex proposals help to provide a greater understanding of issues and provides a transparent approach to decision-making. Engaging with the local community before an application is made allows the community to influence developments as they are being designed and generally input into the process.

    Policy Drivers
    Elmbridge Statement of Community Involvement

    Statement on Sustainable Drainage Systems (SuDS)

    Local requirement

    Types of application and criteria:

    • All major development should include provision for sustainable drainage systems (SuDS), as defined in Planning Practice Guidance (PPG) paragraph 051

    Applicants need to take into account different factors including the layout of the site, topography and geology when planning and positioning difference SuDS elements for the whole scheme. This information will be required for both outline and full applications, so it is clearly demonstrated that the SuDS can be accommodated within the development that is proposed. For outline applications a viable surface water drainage scheme must be proven though some detail may be provided at a later stage.

    For full application it will not now be acceptable to leave the design of SuDS to a later stage to be dealt with by planning conditions.

    Guidance and further information

    Decisions about the suitability of sustainable drainage provision are may by the local planning authority. However, under The Town and Country Planning (Development Management Procedure) Order 2015, Surrey County Council, in its role as Lead Local Flood Authority, is a statutory consultee for surface water implications on all major application.

    Surrey County Council also offers a pre-application advice service to help you submit the best surface water drainage strategy possible; full details and applicable fees are available to view via the link below.

    Policy Drivers
    Policy CS26 Elmbridge Core Strategy 2011
    Elmbridge Strategic Flood Risk Assessment 2015
    Elmbridge Flood Risk SPD 2016

    Strategic Access Management and Monitoring (SAMM)

    Local requirement

    Types of application and criteria

    Development between 400m to 5km of the Thames Basin Heath SPA which involves:

    • Developments within Use Class C3 (Dwellinghouses) where there is a net gain of 1 or more units
    • Proposals for 1 or more net new units of staff accommodation falling within Use Classes C1 and C2
    • Conversion from C3 to C4 (Houses of Multiple Occupation)

    Large residential development proposals, which due to their scale and potential impact and ability to offer their own alternative avoidance measures, will be considered on a case by case basis.

    Proposals for other forms of development either by virtue of proximity to the SPA or where the use is a quasi-residential use such as certain types of hotels will be required to contribute toward avoidance measures. Is such cases this will take the form of a contribution to SAMM measures.

    Future changes to the legal/regulatory frameworks or to Government policy may mean that certain types of development which currently require planning permission may not do so in future. However, if there is a net gain in housing units as set out above, the development will require the prior approval of the Borough Council and is likely to be required to contribute.

    Guidance and further information

    SAMM forms part of the approach to mitigating adverse effects of residential development between 400m and 5km from the Thames Basin Heaths SPA in addition to Suitable Accessible Natural Greenspace (SANG). The SAMM project introduces mitigation measures on the SPA itself, including a monitoring programme that will provide the baseline assessment and ongoing data to measure the effect on visitor numbers on the SPA. It will also evaluate the success of avoidance and mitigation measures, including the effectiveness of SANG.

    For information on calculating and charging SAMM please refer to the Elmbridge Developer Contributions SPD.

    Please note that a unilateral undertaking will be required prior to the issuing of any prior approval for the creation of new dwellings falling between 400m to 5km of the Thames Basin Heath SPA.

    Policy Drivers
    Elmbridge Developer Contributions SPD
    Elmbridge Core Strategy 2011 - Policy CS29

    Street Scene

    Local requirement

    Types of application and criteria

    An existing and proposed Street Scene plan is required for all applications involving new or replacement buildings.

    Additionally, any application involving an increase in the height of the main roof of an existing building (unless the building(s) in question are in such an isolated position that they are not seen in conjunction with any neighbouring properties.

    Guidance and further information

    • Drawn to an appropriate metric scale of 1:100 or 1:200
    • The plan should indicate or include at least 1 existing house either side of the proposed development
    • As a minimum, accurately show the height and outline of neighbouring dwellings/buildings and the position and size of windows/doors
    • Accurately show any differences in levels
    • Include written dimensions for gaps between buildings
    • Trees/hedges/foliage should not over dominate the plan or obscure any fenestration features of the dwelling or building

    We would encourage street scene plans to be included within the Design and Access Statement.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM2

    Transport Assessment and Travel Plan

    Local requirement

    Types of application and criteria

    A Transport Assessment is required for the following types of applications:

    • Major applications
    • All developments that generate significant amounts of transport movements

    A Travel Plan is required for:

    • Major applications
    • Applications which are likely to have significant transport implications

    What should be included in the assessment?

    Planning Practice Guidance sets out advice on what information should be included in a Transport Assessment (TA).

    The coverage and detail of the TA should reflect the scale of the development and the extent of the transport implications of the proposal. For smaller schemes the TA should simply outline the transport aspects of the application. For major proposals the TA should illustrate accessibility to the site by all modes of transport and the likely modal split of journeys to and from the site. It should also give details of proposed measures to improve access by public transport, walking and cycling, to reduce the need for parking associated with the proposal, and to mitigate transport impacts.

    Applicants should discuss the requirements for a TA prior to submitting a formal planning application.

    Guidance and further information

    Policy Drivers
    Elmbridge Core Strategy 2011 - Policy CS25
    Elmbridge Development Management Plan 2015 - Policy DM7

    Ventilation/Extraction Assessment

    Local requirement

    Types of application and criteria

    Applications whether ventilation or extraction equipment is to be installed, including those for the sale or preparation of cooked food, laundrettes, and significant retail, business, industrial or leisure developments. Where a hot food takeaway or restaurant or pub is proposed close to an existing residential property, details of extraction facilities will normally be required for validation purposes.

    Proposals where air conditioning units are proposed to residential properties.

    All applications for the use of premises for use classes:

    • A3 (i.e. restaurants and cafes - use for the sale of food and drink for consumption on the premises)
    • A4 (i.e. drinking establishments - use as a public house, wine-bar or other drinking establishment)
    • A5 (i.e. hot food takeaways - use for the sale of hot food for consumption off the premises)

    Guidance and further information

    Any assessment of odour, air quality and noise/vibration need to have due regard to local and national guidance; the aim being to avoid adverse pollution. Should an assessment reveal adverse pollution suitable mitigation proposals should be included with the application.

    The application should include details of the position and design of ventilation and extraction equipment, including odour abatement techniques, acoustic noise characteristics, external appearance, a technical specification and the predicted levels of noise and odour.

    The position of the equipment should be clearly shown on the proposed site plan along with a proposed elevation with annotated dimensions.

    See also Noise and Vibration Impact Assessment and Air Quality Assessment.

    Policy Drivers
    Elmbridge Development Management Plan 2015 - Policy DM5

    Viability Assessment

    Local Requirement

    Residential development is expected to make a full affordable housing contribution. The NPPF states that ‘Where proposals for development accord with all the relevant policies in an up-to-date development plan no viability assessment should be required to accompany the application. Plans should however set out circumstances in which viability assessment at the decision-making stage may be required.’ Viability within the Borough has already been assessed under the Elmbridge Core Strategy 2011 and you are therefore expected to provide the full contribution towards affordable housing. A reduced affordable housing offer and viability assessment should only be submitted under exceptional circumstances. The viability assessment must explain what has changed since the Council’s review of viability for the Core Strategy and why this would prevent full payment.

    As part of the Viability Assessment we would expect to see:

    • Executive Summary
    • Basis on which S106 costs have been calculated (including completed CIL Liability Calculations Sheet)
    • Build Costs
    • Market Evidence (for example, estimate of sales values, evidence to support any commercial elements for the scheme)
    • Benchmark Land Value or Alternative Use Value
    • Viability Appraisal including cash flow projections (including an active electronic version)
    • Evidence to support other assumptions if in excess of the standard assumptions for the type of scheme proposed (for example, Site Acquisition Costs, Profit Levels etc)

    You would also need to include a commitment to pay for the independent scrutiny of the Assessment. Payment for this review should be sent directly to the Local Planning Authority. Work on the review will not commence until the Local Planning Authority has received payment and any additional information requested by the Consultant.

    Once an application has been registered there will be no further opportunity to contend the viability of the development. If, following the registration of the application, you wish to dispute the viability, the application will need to be withdrawn and resubmitted.

    Please note that the viability assessment will be made publicly available in the same manner as the other documents that form part of the planning application submission.

    Guidance and further information: