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Local planning application requirements

Local planning application requirements

To be valid, your application must include documents from both the national and local lists. These local requirements (notes 8 to 40) are set by us, for Northumberland.

We updated this list on 1 July 2024 to follow government policy on local lists from GOV.UK.

Use a checklist to help

Each checklist shows the national and local documents you need for your type of application. It helps you send the right things the first time and saves you from reading the full list.

Pick the validation checklist that matches your application

Get it right the first time:

  • avoid delays, if anything is missing we will make your application invalid
  • send all the documents together, we cannot wait for them or add them as a condition
  • send everything on the checklist, we need all information upfront to check if it fits the site
  • tell us what's included on the front cover, we will not search through your files to find something

Note 8. Application drawings - elevations, floor plans and roof plans

We need these drawings to understand what your development will look like compared to what's there now. Check they meet our validation rules at the bottom of this section.

You normally need two sets of drawings for each type:

  • Existing: show the building as it is now, (or was if retrospective), label these as “existing”
  • Proposed: show how it will look after the work, (or as built if retrospective), label these as “proposed”

If you cannot draw these plans yourself, you can ask an architect to do it for you. Find one on the Royal Institute of British Architects website.

Elevations

These show flat views of each outside wall. Label them by direction, for example, front (north), side (east).

Include all elevations that will change, or from which a change is visible. For example, if a rear extension is partly visible from the front, we need the front elevation too.

View an example of existing elevations (PDF)

View an example of proposed elevations (PDF)

When to submit this

If you are applying for:

  • householder planning permission
  • listed building consent
  • full planning permission 
  • outline planning permission or reserved matters (if scale or appearance is applied for)

But only for these works:

  • new buildings or structures (including outbuildings and ground mounted solar panels)
  • alteration to existing elevations (including window or door alteration or replacement, solar panels)
  • demolition (for total demolition we only need existing drawings)

Also required for:

  • prior approval applications for change of use to a residential dwelling or flat
  • consent to display an advertisement attached to a building or structure (we only need proposed drawings)
  • removal or variation of a condition including elevation changes (we only need proposed drawings)
  • non-material amendment including elevation changes (we only need proposed drawings)
  • demolition in a conservation area (for total demolition we only need existing drawings)

Floor plans

These show the layout from above. Include plans for every floor that will change. Label them by level, for example, ground floor, first floor, and so on.

View an example of existing floor plans (PDF)

View an example of proposed floor plans (PDF)

When to submit this

If you are applying for:

  • householder planning permission
  • full planning permission 
  • outline planning permission or reserved matters (if scale or appearance is applied for)

But only for these works:

  • new buildings or structures (including outbuildings)
  • extensions (including outbuildings)
  • new or altered window or door openings

Also required for:

  • listed building consent for:
    • internal changes
    • new or altered window or door openings
    • demolition
  • prior approval applications for change of use to a residential dwelling or flat
  • removal or variation of a condition including floor plan changes (we only need proposed drawings)
  • non-material amendment including floor plan changes (we only need proposed drawings)
  • demolition in a conservation area (for total demolition we only need existing drawings)
  • regulation 77 application

Roof plans

These show the roof from above. Including features like shape, chimneys, roof lights.

View an example of existing and proposed roof plans (PDF)

When to submit this

If you are applying for:

  • householder planning permission
  • full planning permission 
  • outline planning permission or reserved matters (if scale or appearance is applied for)

But only for these works:

  • changes to the shape of an existing roof (including flat to pitched, dormers, solar panels)
  • any roof changes in a conservation area

Also required for:

  • listed building consent for any roof change (including solar panels or demolition)
  • removal or variation of a condition including roof changes (we only need proposed drawings)
  • non-material amendment including roof changes (we only need proposed drawings)
  • demolition in a conservation area (for total demolition we only need existing drawings)

Make sure it’s valid - validation rules for drawings

Drawings must:

  • be provided for for each elevation, floor or roof that will change
  • include existing and proposed versions
  • be clearly labelled, for example existing ground floor, proposed front (north) elevation
  • be to scale, use 1:50 or 1:100 (but not for all prior approvals)
  • state the scale and include a scale bar or one measurement that matches the scale
  • be provided at the correct paper size, for example 1:50 at A3 must be on A3 paper
  • show windows and doors (including high-level), match these across floor and elevation plans
  • show where buildings adjoin
  • highlight anything to be demolished
  • be clear and readable
  • not be photographs of plans

You only need to provide a scale for prior approval applications listed below:

  • additional storeys on a dwellinghouse
  • new dwellinghouses (floor plans only, no scale needed for elevations)
  • demolition and construction of a dwelling house
  • erection, extension or alteration of a university building
  • buildings on a closed defence site
  • regulation 77 applications

For sheds, greenhouses, or summerhouses, we accept product brochures. They must be legible, labelled, and show metric dimensions and all elevations.

For lawful development certificates drawings are not required. But if you send them, we will assess them using the same rules.

Why we ask for a scale bar

A scale bar helps us check the drawings haven’t been distorted by copying or scanning. It speeds up decision-making and helps consultees and neighbours view and measure plans online. It also helps keep an accurate public record.

Note 9. Application drawings - detailed drawings

If you cannot draw the plans yourself, you can ask an architect to do it for you. Find one on the Royal Institute of British Architects website.

Window and door detail drawings

Provide detailed proposed drawings for each window or door you plan to add, replace or change. Include elevations (flat views) and details like architraves, glazing bars and mouldings.

These drawings are required in addition to your building elevations or floor plans. They help us understand how your changes affect the building.

When to submit this

If you are applying for listed building consent for alterations to windows and doors.

Make sure it’s valid

Drawings must:

  • be to scale, use 1:20 or less, with details at 1:5 or less
  • state the scale and include a scale bar or one measurement that matches the scale
  • be provided at the correct paper size, for example 1:20 at A3 must be on A3 paper
  • show the materials and colours, either on the drawing or in the form
  • be clear and readable
  • not be photographs of plans

Boundary elevation drawings

Elevations show a flat view of a fence, wall or gate. We use these to check the effect on highway safety or how it looks in the area.

Provide proposed boundary elevations for any new or changed fence, wall or gate. You only need to show a section, not the whole boundary. We’ll accept photos of existing boundaries, but only in some cases.

When to submit this

If you are applying for:

  • householder planning permission
  • full planning permission 
  • outline planning permission or reserved matters (if scale or appearance is applied for)

But only if the fence, wall or gate:

  • is next to a road or pavement, and over 1 metre high (or over 2 metres for a school or nursery)
  • is anywhere else and over 2 metres high

Also required for:

  • listed building consent for new or altered fences, walls or gates
  • demolition in a conservation area for a fence, wall or gate

A 'highway' means any footpath, or pavement next to a road.

Make sure it’s valid

Check your boundary drawings are valid:

  • provide proposed drawings for any new or altered boundaries
  • included photos of existing boundaries, if:
    • the change is within or around a listed building
    • it's for demolition in a conservation area

Drawings must:

  • be to scale, use 1:20, 1:50 or 1:100
  • state the scale and include a scale bar or one measurement that matches the scale
  • match the sizes listed on your application form
  • be provided at the correct paper size, for example 1:50 at A3 must be on A3 paper
  • show the materials and colours, either on the drawing or in the form
  • be clear and readable
  • not be photographs of plans

Remember to mark the position, type and height of the boundary on your site plan.

We cannot decide at validation stage whether a boundary change is permitted development. If the site plan or form shows boundary changes, we’ll ask for these drawings. Unless the site plan clearly states the changes are permitted development.

Advertisement drawings

Show what the advert will look like and where it will go, on land or on a building. These help us check the effect on nearby buildings, the local area and road safety.

When to submit this

If you are applying for consent to display an advertisement.

Make sure it’s valid

Provide proposed drawings showing:

  • the position of each advert
  • size, height above ground, and how far it sticks out
  • how it's fixed to the surface
  • materials and colours
  • details of any lighting, and how it will be lit

Drawings must:

  • be to scale, use 1:20, 1:50 or 1:100
  • state the scale and include a scale bar or one measurement
  • match the measurements on your application form
  • be printed at the correct paper size, for example 1:50 at A3 must be on A3 paper
  • be clear and readable
  • not be photographs of plans

Remember to also show location of the advert(s) on your location plan or site plan.

Note 10. Affordable housing statement

Some new housing developments must include a portion of affordable homes. This helps create a better mix of housing types for the local community. You need to explain how your development will meet this requirement.

When to submit this

If you are applying for full planning permission or approval of reserved matters for:

  • 10 or more homes
  • less than 10 homes on a site 0.5 hectares or larger
  • 5 to 9 homes within the Northumberland Coast Area of Outstanding Natural Beauty (AONB)

This applies whether your proposal is for new build, conversion, or change of use.

Check if your site is in the AONB on our constraints map

What to include

The percentage of affordable housing you must provide depends on the housing value area of your site. The required percentages are listed in Policy HOU 6 of the Northumberland Local Plan.

Use our Development Plan Policies Map to find your value area

If you’re providing affordable housing:

  • say if the housing will be on-site or an off-site financial contribution
  • state the type of units (houses or flats)
  • state the tenure (such as social rent, affordable rent, or intermediate housing)
  • show the location of affordable units on your proposed site plan (if on-site)

If you're making an off-site contribution:

  • include a financial viability appraisal, it must be prepared by a chartered professional
  • suggest a contribution amount
  • provide supporting details such as land price, build costs and estimated sale prices

If you're not providing affordable housing:

  • submit a viability appraisal to explain why
  • provide supporting details such as land price, build costs and estimated sale prices
  • it must be prepared by a chartered professional

Find a chartered professional on the Royal Institution of Chartered Surveyors website.

Read the planning policy

We will use this policy when deciding your application:

Note 11. Air quality assessment

Some developments create air pollution, dust or odour. These can harm public health, wildlife and habitats. You must tell us how your development affects air quality, and what steps you’ll take to reduce harm.

When to submit this

If you are applying for full planning permission or approval of reserved matters for:

  • 100 or more new dwellings (including residential caravan parks)
  • 10,000 square metres or more of new floorspace
  • a combined heat and power plant
  • industrial processes that release emissions into the air
  • a new minerals site or an extension to an existing one
  • major changes to roads, like new roundabouts or dual carriageways

Make sure it’s valid

The assessment must be less than 3 years old. If it’s older, include an up-to-date addendum.

What to include

Read the national air guality guidance at GOV.UK. It explains what your assessment should cover and how we assess it.

Check local air quality data. View Northumberland air quality information.

Read the planning policy

We will use this policy when deciding your application:

Note 12. Archaeological building assessment and recording

This record shows what the building or structure is like now, including its surroundings. It helps us understand its history and what should be kept.

When to submit this

If you are applying for listed building consent that includes demolition of a building or structure. This does not include a boundary wall.

What to include

Your statement should explain:

  • what the building is like, such as its style, age, layout, and history
  • how it has changed over time
  • why it matters and what makes it special

A qualified archaeologist or buildings historian should write the statement. Find one through the Institute of Historic Building Conservation (IHBC)

Read the planning policy

We will use this policy when deciding your application:

Note 13. Archaeological desk based assessment (DBA)

This report helps us understand how your proposal might affect important archaeological features. It shows if any historic remains might still be on the site. Also whether more investigation is needed before work begins.

When to submit this

If you are applying for full or outline planning permission:

  • if the site is 1 hectare or more with proposed external works
  • where the red line boundary includes a designated heritage asset and you are proposing:
    • a new building or ground floor extension
    • groundworks like digging, levelling, or lowering the site
    • new roads, tracks or access routes
    • underground services (such as drainage, sewers, power cables, ground-source heating)

Designated heritage assets include:

  • scheduled monuments
  • registered battlefields
  • Hadrians Wall world heritage site (not the buffer zone)

Check heritage assets on our constraints map

What to include

Your assessment should:

  • review known or possible archaeological features on or near your site
  • identify their likely importance, type, and extent
  • explain how your development might affect these features or their setting

Check known assets by visiting National Heritage List for England (NHLE). Seek advice from Historic England if your site is near a Scheduled Monument.

A qualified archaeologist should write the assessment. Find one through the Chartered Institute for Archaeologists.

If you think this is not needed

A desk based assessment may not be required, but we cannot decide this at validation. You must submit an Archaeological Statement to explain why. 

This is only acceptable if:

  • no groundworks are proposed
  • the site is modern (built in or after the mid-20th century)
  • the ground has already been heavily disturbed

Read the planning policy

We will use this policy when deciding your application:

Note 14. Biodiversity net gain strategy

The Government sets the rules for BNG. We are allowed to ask for more information to help us make a decision. This is explained in the Planning Practice Guidance, paragraphs 013 and 015.

When to submit this

If you are applying for any application where national BNG requirements apply. As explained in Note 6.

Make sure it’s valid

You must include:

  • a completed draft metric for your proposal
  • condition sheets and plans showing the location of each habitat parcel included in the metric

What to include

Your strategy must:

A qualified ecologist with the right skills and experience must prepare the strategy.

Note 15. Biomass boiler information form

Biomass boilers can affect air quality and people’s health. We need to know what type of system you’re using and what controls it will have.

When to submit this

If you are applying for:

  • householder planning permission
  • full planning permission
  • approval of reserved matters

But only if you are installing or replacing a biomass boiler.

What to include

How to prepare this:

  1. download the biomass boiler information request form (PDF)
  2. on your site plan add the: 
    • location of the boiler room and fuel storage area
    • access and exit route for fuel delivery vehicles
    • position of the boiler exhaust stack and fan assisted intake air vents
    • nearest openable windows
  3. include the form with your application to us, do not send it to Public Protection as we'll consult them

Read the planning policy

We will use this policy when deciding your application:

Note 16. Coal mine gas risk assessment

Mine gases like Blackdamp (also called stythe) can build up underground or move through the ground to your site. These gases reduce oxygen in the air and can be dangerous to life. You must show your site is safe if it's in a coal mining area.

When to submit this

If you are applying for Full or Outline planning permission for:

  • new minor or major residential development (houses, flats, nursing homes) in a high-risk coal mining area
  • new major residential development in a low-risk coal mining area

You do not need this for a change of use.

Check your risk level

Use the Mining Remediation Authority map viewer:

  1. turn on the Development High Risk Area layer
  2. you may need to zoom in or out to view it
  3. check the low-risk area (85% of the coalfield), there may still be old mine features that let gas escape.
  4. check the high-risk area (15% of the coalfield), these are places where records show mine gases or old mine features that could affect new buildings

What to include

Your report must:

  • show whether mine gases are likely
  • explain how the site will be made safe
  • include any protective measures, like gas membranes or sealed service ducts

Follow these guides:

Good Practice for Risk Assessment for Coal Mine Gas Emissions (CL:AIRE)

Land Contamination Risk Management: Before you start at GOV.UK This will help you establish whether protection measures are required in the proposed building.

Public Protection pages on contaminated land

Read the planning policy

We will use this policy when deciding your application:

Note 17. Coal mining risk assessment (CMRA)

You must show that your site is safe and stable for development. This includes checking for risks from past coal mining. The Mining Remediation Authority divides the coalfield into two areas:

  • high risk area
  • low risk area

If your site is in a High Risk Area, you may need to submit a Coal Mining Risk Assessment (CMRA). This report explains the risks and what you will do to make the site safe.

When to submit this

If you are applying for full or outline planning permission for within a Development High Risk Area.

Exemptions:

Check your risk level

Use the Mining Remediation Authority map viewer

  1. turn on the Development High Risk Area layer
  2. you may need to zoom in or out to view it
  3. check the low-risk area (85% of the coalfield), there may still be old mine features that let gas escape.
  4. check the high-risk area (15% of the coalfield), these are places where records show mine gases or old mine features that could affect new buildings

Make sure it’s valid

Check the following:

  • your desk-based report must be less than 4 years old, if older, include an addendum
  • site investigation reports can be older
  • submit the final version – not a draft or marked 'for comment'
  • these reports do not include the information we need, we will not accept them:
    • Enviro-All-in-One report
    • CON29M or residential CON29M report
    • consultants coal mining report

What to include

Follow the Coal Mining Risk Assessment guidance on GOV.UK. It explains what your report must include.

Read the planning policy

We will use this policy when deciding your application:

Note 18. Coastal erosion vulnerability assessment

We can only permit certain types of development in a Coastal Change Management Area (CCMA). Physical changes can lead to erosion, permanent flooding or sediment returning to the shore. If your site is in a CCMA, you may need to submit an assessment. 

It must explain:

  • the risk of erosion or flooding
  • what you’ll do to reduce the impact
  • whether your development is safe and suitable for this location

We use this to decide if your proposal is appropriate.

When to submit this

Full or outline planning permission, if any part of your site is in a CCMA and you propose:

  • new buildings
  • demolition or rebuilding
  • extensions
  • splitting a building into more homes
  • changing the use of land or buildings
  • engineering, mining or other operations

Householder planning permission, if your site is in a CCMA and you propose:

  • an extension with an internal door to the house
  • a new outbuilding or annexe with a bedroom, garages with no internal door to the home are exempt

Check your site for CCMA on our constraints map

Make sure it’s valid

The report must be less than 3 years old or include an addendum.

What to include

Hire a professional to write the report. 

It must assess coastal changes, sea defences and future plans.

Show your development will:

  • be safe for its planned lifetime
  • not worsen erosion or coastal change
  • protect the character and designations of the coast
  • provide wider sustainability benefits
  • not block the England Coast Path

Helpful links

Northumberland and North Tyneside Shoreline Management Plan (SMP2) (PDF)

Search for Shoreline Management Plans on data.gov.uk

Read the planning policy

We will use this policy when deciding your application:

Note 19. Ecology reports

Some plants, animals, and their homes (habitats) are protected by law. An ecology report checks if they are on your site. 

This helps you:

  • avoid harm to protected species
  • change your design or plans before you apply
  • prevent delays or legal problems

Find out how we assess protected species and development on GOV.UK.

When to submit this

You may need a report for these application types:

  • full planning permission
  • outline planning permission
  • householder planning permission
  • listed building consent
  • reserved matters
  • demolition in a conservation area

We do not need a report if you're:

  • only changing the use
  • not doing outside or roof works
  • just replacing doors or windows (even roof windows)

Use our Ecology Checklist and Guidance Note to find out:

  • if your project needs a report
  • what kind of report is needed
  • where to get one

Read our Ecology Checklist and Guidance Note (PDF)

Make sure it’s valid

Check the following:

  • if the report shows badger setts or nesting birds of prey, say so on the cover
  • the report must be less than 2 years old, or include an updated addendum
  • it must be a final version, not a draft

Why you must submit reports with the application

You cannot submit these reports later or as a condition. It’s your responsibility (as applicant or agent) to send the correct report. Missing reports may lead to refusal.

When making a decision we must follow the mitigation hierarchy:

  1. avoid harm
  2. minimise harm
  3. mitigate harm
  4. compensate for harm

We cannot approve a proposal unless we’ve checked if it avoids harm. This is why ecology reports are needed at outline stage, not reserved matters.

Read the mitigation hierarchy on GOV.UK

Read the planning policy

We will use this policy when deciding your application:

Note 20. Flood risk assessment

Flooding can come from rivers, the sea, rain, or groundwater. A flood risk assessment (FRA) checks if your site could flood and how to reduce the risks. 

Your assessment must:

  • be specific to your site and your plans
  • show how you will manage flood risks for the lifetime of the development
  • make sure flood risk does not increase elsewhere

This assessment is required if a flood zone covers any part of the site. Including the access from the public highway.

When to submit this

Submit an FRA with your application for:

Householder planning permission in Flood Zone 2 or 3.

Full or outline planning permission for:

  • a major development in Flood Zones 1, 2 or 3
  • any proposal in Flood Zone 2 or 3

Prior approval for change of use in Flood Zone 2 or 3. But not for temporary film-making or commercial-to-school changes (Class T).

Check the flood risk for your site on GOV.UK

Make sure it’s valid

Your FRA must be less than 3 years old, or include an up-to-date addendum.

What to include

For any extensions up to 250 square metres floor area use the Simple FRA Form. We will accept this instead of a full FRA.

Simple flood risk assessment form (PDF)

For other proposals:

You may also need a sequential test. Check if your development needs to satisfy the sequential test on GOV.UK.

Helpful resources

Flood risk assessments: climate change allowances on GOV.UK

Our Strategic Flood Risk Assessment (SFRA)

Our Water Cycle Studies

To assess flood risk from:

Read the planning policy

We will use this policy when deciding your application:

Note 21. Foul drainage assessment form (FDA1)

You must show how your development will deal with sewage and wastewater. We need this to make sure it will not harm water, soil, or the local environment.

The form helps us check:

  • if a new or replacement non-mains system (like a septic tank) is suitable
  • if the existing system can handle any changes or extra use

When to submit this

Submit a completed FDA1 form and a plan with your application for:

Full or outline planning permission if:

  • your proposal will deal with foul sewage, trade waste or effluent, and it won’t connect to a public mains sewer
  • you are installing a replacement non-mains sewerage system

Householder planning permission if:

  • you are adding a new non-mains sewerage system
  • you are installing a replacement non-mains sewerage system

Make sure it’s valid

Complete all the questions on the FDA1 form.

Include a plan showing your drainage system or add these details to your site plan. 

The plan must show:

  • the treatment plant or septic tank
  • drainage fields
  • discharge points

Get the form

Download the Foul Drainage Assessment Form (FDA1) at GOV.UK

You can get a map showing the nearest public sewer from Northumbrian Water.

Read the planning policy

We will use this policy when deciding your application:

Note 22. Healthy planning checklist and health impact assessment

Your development should support health and wellbeing. You will need to complete one of these health assessments for a major application. We use this to check how your proposal might affect people's health. 

They will help you:

  • spot health risks
  • improve health benefits

When to submit this

For all major applications for full planning permission or approval of reserved matters. Submit one of the following:

Rapid Health Impact Assessment

Submit this if your application includes:

  • 100 or more homes
  • 10,000 square metres or more of non-residential space
  • any minerals or waste proposal

Full Health Impact Assessment

Submit this if your application includes:

  • 400 or more homes
  • 400,000 square metres or more of non-residential space

Healthy Planning Checklist

Submit this for all other major applications that do not need a Rapid or Full Health Impact Assessment.

Note:
We may still ask for a Rapid or Full Health Impact Assessment if we think your project could affect people’s health in a big way.

What to include

Download our Healthy Planning Checklist and guidance note (PDF). 

If the checklist shows you need a Rapid or Full HIA, you must submit it with your application.

If needed, use our Rapid and Full HIA Template and guidance (PDF). 

A qualified health professional should carry out the HIA. They can take months to prepare, so plan ahead.

Helpful resources

Northumberland Joint Health and Wellbeing Strategy (PDF)

Healthy Lives, Healthy People HM Government public health strategy (PDF)

The Health and Social Care Act (2012) at GOV.UK

Read the planning policy

We will use this policy when deciding your application:

Note 23. Heritage statement

Heritage assets are important and cannot be replaced. You must show how your proposal affects them.

Your statement must:

  • explain the history and value of the site or building
  • describe how your proposal affects it, and its setting
  • include photos, or your application will be invalid

Heritage assets include:

  • listed buildings
  • conservation areas
  • scheduled monuments
  • registered historic parks and gardens
  • registered battlefields
  • Hadrians Wall world heritage site (not the buffer zone)

Check your site for heritage assets on our constraints map

When to submit this

Required for:

Listed building consent for internal or external works.

Householder applications, if:

  • a listed building is within your red line boundary
  • your proposal includes external works in a conservation area

Full or outline planning permission, if:

  • a listed building is in the red line boundary
  • it’s in a conservation area and includes external works
  • it’s a major application and includes any heritage asset

Demolition in a conservation area

Make sure it’s valid

Check that photos are included.

It may also be called a Statement of Heritage Significance or Heritage Impact Assessment.

You can include it in your Design and Access Statement. Make it clear on the front cover that a heritage statement is included.

What to include

For small proposals, you can write this yourself:

For more complex proposals, hire a professional. Try the Institute of Historic Building Conservation.

Listing covers both the inside and outside of the building, your statement must reflect this.

Read the planning policy

We will use this policy when deciding your application:

Note 24. Land contamination assessment

A Phase One Preliminary Risk Assessment checks if land is contaminated or might be. 

It’s also called:

  • Desk Study
  • Environmental Site Risk Assessment
  • Contaminated Land Risk Assessment

Contamination can be caused by:

  • past or current land uses (including on greenfield sites)
  • natural sources

This helps us decide if it’s safe for your development and future users.

When to submit this

For Full or outline planning permission for:

  • any residential use such as houses, flats, care homes
  • schools, nurseries, or play areas
  • playing fields or allotments
  • mixed use developments with any of the above

Or if the 'Existing Use' section of your application form shows:

  • the land is known to be contaminated
  • contamination is suspected on all or part of the site

What to include

For a single home, complete the YALPAG Screening Form. If the form says you need a full report, you must submit that instead.

Screening Assessment Form from YALPAG (PDF)

For anything else the report must be written by a competent person, as defined on GOV.UK.

Your Phase One report must consider risks to:

  • people’s health
  • drinking water, groundwater, and rivers
  • wildlife, animals, and habitats
  • soil
  • buildings and property

If you suspect land contamination is an issue, email Public Protection for confirmation. Include a location plan showing your site boundary.

Email: public.protection@northumberland.gov.uk 

You may also need a Phase 2 report. A Phase One will tell you if you need a Phase 2 Site Investigation. This involves digging on the site to test soil or water. If it’s needed, you must include it with your application. 

Helpful resources

Land Contamination Risk Management: Before you start at GOV.UK

Public Protection pages on contaminated land

Development on Land Affected by Contamination: Technical Guidance (PDF). See Appendix One of this document for a list of potentially contaminating land uses.

Read the planning policy

We will use this policy when deciding your application:

Note 25. Landscaping scheme

Your landscaping scheme shows how you will shape the outdoor space in your development. You may want to ask a landscape architect to help.

When to submit this

For full planning permission or approval of reserved matters, for any major development.

You do not need to submit one for:

  • a change of use only
  • changes to the inside or outside of an existing building (with no landscaping)

What to include

Your scheme should include a detailed plan showing:

  • hard landscaping features on the site (like paths, walls, or paving) 
  • soft landscaping features on the site (like trees, grass, or planting)
  • existing trees, shrubs, and landscape features, show which will stay and which will go
  • planting plans, include plant types, numbers, and spacing
  • site levels, before and after changes
  • walls, fences, and boundaries
  • paths, paving, driveways, and car parking areas
  • lighting or signs 
  • bins, bike stores, benches, and other outdoor items
  • drainage and utility lines
  • temporary cabins or storage compounds
  • any watercourses and how they will be landscaped
  • a note of any features you are keeping on site

Explain how you will maintain and look after the landscaping.

Useful design guidance

National Design Guide on GOV.UK

National Model Design Code on GOV.UK

Conservation Area Appraisals (PDF)

North Pennines AONB Design Guide (PDF)

Northumberland Coast AONB Design Guide (PDF)

Relevant British Standards

BS 4428:1989 Landscape operations

BS 8545:2014 Tree planting and care

BS 7370 Grounds maintenance

Read the planning policy

We will use this policy when deciding your application:

Note 26. Lighting assessment

Artificial lighting can be helpful, but in the wrong place it can cause problems. It may disturb neighbours, harm wildlife, or spoil views of the night sky. Your lighting assessment must explain what lighting you plan to use and how it may affect:

  • public places like sports areas or outdoor arenas
  • community safety and antisocial behaviour
  • nearby homes
  • listed buildings and conservation areas
  • countryside and dark sky areas
  • wildlife such as bat roosts, feeding or commuting routes

When to submit this

For full planning permission or approval of reserved matters if your proposal includes:

  • a major development with floodlighting
  • sports pitches, fields, or facilities proposing lighting
  • any lighting in the Northumberland Dark Sky Park

Check if your site is in the Dark Sky Park on our constraints map

Make sure it’s valid

The assessment must be less than 12 months old or include an up-to-date addendum.

What to include

You assessent must:

  • explain the type of lighting and when it will be used
  • check for light spill (pollution) and glare
  • suggest ways to reduce harm or avoid problems (called mitigation)
  • include elevation drawings showing the height and position of lights (freestanding or on buildings)
  • include a layout plan:
    • use a recognised metric scale
    • show the location of all light fixtures
    • show the direction of beams and where the light will go
    • include lux levels (brightness)

Helpful resources

Institute of Lighting Professionals

Northumberland National Park Authority Local Plan

Dark skies documents and advice from Northumberland National Park

Read the planning policy

We will use this policy when deciding your application:

Note 27. Marketing statement

This statement helps us assess whether the loss of a community facility, industrial building, or rural worker’s home is acceptable. It must show that all reasonable efforts have been made to keep the building or land in its current use.

When to submit this

For full planning permission or approval of reserved matters if your proposal includes:

  • converting a community facility (such as a pub or village shop) to a non-community use
  • removing an agricultural occupancy condition
  • converting industrial buildings to non-industrial uses

Make sure it’s valid

The statement must have been carried out in the last 6 months, or include an updated addendum.

What to include

Your statement must explain:

  • how, where and for how long the site was marketed
  • the price it was marketed at
  • the number and type of offers received and feedback from potential buyers
  • reasons why any offers were refused

You must show:

  • the building was marketed for at least six months at a fair price for its current or last use, include evidence such as copies of the adverts
  • no reasonable offers were made to continue that use

Read the planning policy

We will use this policy when deciding your application:

Note 28. Minerals safeguarding assessment

This assessment looks at how your proposal might affect valuable minerals beneath or near your site. Minerals are a limited resource. We must make sure that new development does not block the chance to extract them in the future. You must consider whether minerals safeguarding or prior extraction is needed.

When to submit this

For full planning permission or approval of reserved matters. But only if your site is in a Mineral Safeguarding Area and the proposal includes:

  • a major application for new development
  • a change of use of an existing building to:
    • 10 or more dwellings
    • a school, boarding school, residential college or training centre
    • a residential care home or nursing home
    • a hospital

View Minerals Safeguarding Areas on our constraints map

Make sure it’s valid

Check the following:

  • the assessment must be from the last 3 years, or include an up-to-date addendum
  • if it is part of a planning statement, this must be made clear on the cover

What to include

Follow the guidance in paragraph 13.20 of the Northumberland Local Plan.

It does not need to be prepared by a professional unless the development would significantly sterilise the mineral resource.

National policy aims to cut carbon emissions, so prior coal extraction is not usually required.

Read the planning policy

We will use this policy when deciding your application:

Note 29. Noise assessment

You must consider whether your development will create noise pollution, or be affected by existing noise. Your proposal should avoid or reduce negative effects. This includes impacts on nearby people, protected species, or tranquil landscapes.

When to submit this

Householder planning permission for:

  • new or replacement air or ground source heat pumps

Full planning permission and approval of reserved matters for:

  • a proposed noise-sensitive land use from List A that is next to an existing use from List B
  • a new or change of use development to any potentially noisy land use in List B

List A – noise-sensitive land uses:

  • a dwelling, including apartments
  • care or nursing homes
  • schools or children's day nurseries
  • hospitals
  • hotels or hostels
  • areas of open countryside in the North Pennines AONB and Northumberland Coast AONB
  • areas of open countryside in Kielder Water Forest Park
  • designated sites with protected species (SSSIs, SPAs, SACs, Ramsar sites, Local Wildlife Sites, Local Nature Reserves)

Check AONB and designated sites on our Planning Constraints Map

List B – potentially noisy land uses

  • drinking establishments (pubs, nightclubs)
  • hot food takeaways
  • café or restaurant (use class Eb)
  • general industrial (use class B2)
  • storage and distribution (use class B8)
  • hotel (use class C1)
  • indoor sport, recreation or fitness (use class Ed)
  • crèche, day nursery or day centre (use class Ef)
  • provision of education (use class F1a)
  • public halls or exhibition halls (use class F1e)
  • public worship or religious instruction (use class F1f)
  • halls or meeting places for local community use (use class F2b)
  • outdoor sport or recreation areas (use class F2c)
  • indoor or outdoor swimming pools or skating rinks (use class F2d)
  • theatres, concert or dance halls
  • amusement arcades, casinos, bingo halls
  • launderettes
  • petrol filling stations
  • scrap yards or vehicle dismantlers
  • mineral extraction or waste disposal
  • energy generation such as wind turbines, heat pumps, or biofuel production
  • bus stations or railway lines and stations
  • classified A or B roads, check a road classification on our map
  • airfields

What to include

Noise assessment for air or ground source heat pumps

Keep it proportionate and focused on local circumstances. You should consider:

  • the equipment's noise level and the background noise in the area (this could be very low in rural settings)
  • whether it operates at night
  • whether it will be enclosed with noise insulation
  • if there will be regular maintenance (unmaintained systems can get noisier)
  • whether you’re installing one unit or several close together (such as in a block of flats)

Useful guidance is available from the Chartered Institute of Environmental Health and the Institute of Acoustics. Heat Pumps Professional Advice Note (PDF)

Noise assessment for other development

This should be prepared by a qualified noise consultant. Include:

  • measurements of existing and or proposed noise
  • assessment of how it will affect nearby occupiers, protected species, or tranquil areas
  • details of measures to reduce or manage harmful impacts (known as mitigation)

Read the planning policy

We will use this policy when deciding your application:

Note 30. Nutrient budget

Sewage from new development can increase nitrogen and phosphorus in rivers and waterbodies. This applies whether waste goes to a private treatment plant or the mains. Extra nutrients harm natural processes and wildlife. Your nutrient budget must show the development won’t cause more pollution to protected sites. If it does, we may not be able to grant permission.

In Northumberland, this applies to development within the Lindisfarne or River Eden nutrient neutrality catchments.

When to submit this

If you are applying for:

  • full planning permission
  • approval of reserved matters
  • regulation 77 application

But only if your site is within the Lindisfarne or River Eden catchments and includes:

  • new residential units
  • change of use to residential
  • developments providing overnight accommodation (but not a change of use from residential to holiday let)
  • caravan sites, pitches or holiday lets, including extensions that increase the number of rooms, units or pitches
  • agricultural development for new or extended livestock barns or slurry stores (only if it may increase herd size)
  • anaerobic digesters

Check Nutrient Neutrality Catchment areas on our constraints map

Make sure it’s valid

Check the following:

  • submit a completed nutrient neutrality budget
  • use the most recent version of the budget calculator

Access the nutrient budget calculator

Download and complete the nutrient budget calculator:

For instructions read using the nutrient neutrality calculators on GOV.UK.

Read the planning policy

We will use this policy when deciding your application:

Note 31. Open space assessment

Tell us if your development will remove or reduce protected public open space. This includes:

  • sports pitches
  • play areas
  • green space in housing areas
  • parks, ponds, or lakes
  • footpaths, trails, and green corridors

When to submit this

For full planning permission or approval of reserved matters if you are:

  • building on protected open space
  • not supporting the space’s current use

You do not need this if your proposal supports the space, such as:

  • adding fencing around a pitch or court
  • changing a grass pitch to artificial turf
  • building a small storage building
  • extending a car park

View protected open space on our planning constraints map

What to include

Describe the open space:

  • show its size and location
  • explain what it’s used for
  • describe its quality and how people access it

Review similar spaces nearby. Focus first on your settlement, then nearby areas. Compare provision with our standards. Check how the space meets standards in Appendix H1 of the Northumberland Local Plan.

Engage the community:

  • speak to local people
  • explain how they use and value the space
  • describe what will happen if it’s lost

Include an existing and proposed site plan:

  • at 1:200, 1:500 or 1:1000 scale
  • show any open spaces on the site and include an area measurement

We will not approve development unless you can show one of these applies:

  • the open space is surplus to requirements
  • the loss resulting from the proposed development would be replaced
  • the development is for improved alternative sports and recreational provision

For applications affecting a playing field also check:

Read the planning policy

We will use this policy when deciding your application:

Note 32. Pre-application consultation statement (turbine development)

Wind turbines can affect whole communities. Before you apply, you must ask local people for their views. Show that you listened and made changes where needed. We are unlikely to support your development if the community opposes it.

When to submit this

For full planning permission or approval of reserved matters if you propose:

  • 2 or more new wind turbines
  • any wind turbine with a hub height over 15 metres (hub height is from the base to the centre of the rotor)

What to include

Some turbine proposals are exempt, such as replacement permission subject to a new time limit. These are listed in the Town and Country Planning (Development Management Procedure) (England) Order 2015. Read Section 3 of the Order at legislation.gov.uk. If you believe this requirement does not apply, explain why in your statement.

Your statement must show how you followed section 61W(1) of the 1990 Act:

  • say how people could contact you to give feedback or help shape your plans
  • give a clear consultation timetable with at least 21 days for feedback, longer for big or complex proposals
  • make sure the local community knew about the plans by:
    • sending letters to nearby homes
    • placing an advert in the local newspaper (this must be extra, not instead of letters)
    • consulting the local town or parish council

Use a mix of ways to reach people, such as:

  • a website with information and an online feedback form
  • posting or hand-delivering copies of plans and documents
  • leaving documents at a public place (like a local hall or library)
  • hosting an event or exhibition in the area

Choose how wide to consult based on:

  • the size of the proposal
  • its location
  • who lives nearby or uses the space

Your statement must show what feedback you received and what you did with it:

  • include a summary of what people said during the consultation
  • show how you dealt with any concerns
  • explain any changes you made to your proposal before submitting it

Read the planning policy

We will use this policy when deciding your application:

Note 33. Statement of consultations undertaken

Large developments can affect many people or entire communities. Often, they only hear about a proposal once the planning application is made. This statement gives you a chance to involve them earlier and improve your proposal before you apply.

It helps meet the rules in our Statement of Community Involvement (PDF).

When to submit this

For full planning permission or approval of reserved matters if you propose:

  • 200 or more new homes
  • 10,000 square metres or more of non-residential floorspace
  • a site area of two hectares or more

What to include

Your statement must:

  • show you followed our Statement of Community Involvement
  • summarise the feedback you received
  • explain how you addressed people’s concerns in your proposal
  • include proof that you carried out pre-application consultation

Note 34. Structural survey

A structural survey checks the condition of a building. It explains what work is needed to convert or develop it. Use it to show that the building can be reused or changed safely. Include any structural changes your proposal needs.

When to submit this

Listed building consent where the work involves:

  • changing supporting parts of the building
  • removing supporting parts of the building

Supporting parts include:

  • load-bearing internal or external walls
  • columns, beams or girders
  • floor or roof joists
  • staircases

What to include

You must:

  • show all changes or demolition on floor plans and elevations
  • match the plans with the survey – cross reference them
  • hire a qualified specialist to carry out the survey, search the Royal Institute of Chartered Surveyors (RICS)

View an example building condition report on the RICS website

Read the planning policy

We will use this policy when deciding your application:

Note 35. Surface water drainage strategy

Your strategy must explain how you will manage surface water on your site. You should use sustainable drainage systems (SuDS) where possible. These systems deal with water close to where it falls. They help prevent flooding on your site and nearby. SuDS also support local wildlife and help meet biodiversity goals.

When to submit this

Full or outline planning permission for all major applications.

Make sure it’s valid

Check the following:

  • your strategy must be less than 3 years old
  • if it’s older, include an up-to-date addendum

What to include

Learn about SuDS and what to include:

Further resources:

If you cannot discharge water through infiltration or to a watercourse, you may need to discharge to a sewer. In that case, include a pre-planning enquiry from Northumbrian Water.

Read the planning policy

We will use this policy when deciding your application:

Note 36. Town centre uses impact or sequential assessment

We use these assessments to check how your proposal affects the health of nearby town centres. You may need to submit either an impact assessment or a sequential assessment, depending on what you’re proposing. We may refuse permission if you do not include a suitable assessment.

View town centre boundaries and primary shopping areas on our constraints map

When you need an impact assessment

Full planning permission or approval of reserved matters for:

  • 1,000 square metres or more retail floorspace outside town centre boundaries, but only in:
    • Amble
    • Bedlington
    • Haltwhistle 
    • Ponteland
    • Prudhoe
  • 1,000 square metres or more retail floorspace outside primary shopping areas, but only in:
    • Alnwick
    • Ashington
    • Berwick-upon-Tweed
    • Blyth, Cramlington
    • Morpeth
    • Hexham
  • 2,500 square metres or more retail floorspace outside town centre boundaries in Morpeth only
  • 2,500 square metres or more leisure floorspace outside town centre boundaries, in any area

When you need a sequential assessment

Full planning permission or approval of reserved matters for the following:

  • 1,000 square metres or more external floor area
  • 1 hectare or more site area

But only if the proposal is outside a designated town centre or shopping area and includes a main town centre use:

  • retail (like warehouse clubs, factory outlets)
  • leisure and entertainment (like cinemas, restaurants, bars, pubs, nightclubs, casinos, gyms, indoor bowling, bingo halls)
  • offices
  • arts, culture and tourism (like theatres, museums, galleries, concert halls, hotels, conference centres)

What to include

Read Chapter 7 of the National Planning Policy Framework (NPPF) on GOV.UK.

Follow the Town Centres and Retail section of the Planning Practice Guidance on GOV.UK.

We recommend hiring a professional to prepare this document.

Gross retail floorspace means the total floor area used by the shop, including:

  • the main shopping area (net retail)
  • back-of-house storage
  • staff rooms and shop offices

Read the planning policy

We will use this policy when deciding your application:

Note 37. Travel plans, transport assessments and statements

You must show how your development will affect transport. This is done using a:

  • Transport Assessment (TA) – a detailed review of how your proposal will affect roads, traffic and travel patterns
  • Transport Statement (TS) – a simpler version of a TA for smaller developments
  • Travel Plan (TP) – a plan to encourage people using the site to travel more sustainably

These documents help reduce or manage the transport impacts of your proposal. They support more sustainable travel choices, such as walking, cycling and public transport.

When to submit this

Full planning permission and Approval of reserved matters for:

  • new development
  • change of use
  • extensions to existing buildings

But only if your proposal meets the size thresholds in the table below.

Use the table below to work out which document you must submit.

Threshold Table: When are TSs, TAs and TPs required?
Use class and type of development proposed Transport Statement required for Transport Assessment or Travel Plan required for
B2 (General Industrial) General industry (other than classified as in B1), The former 'special industrial' use classes, B3 to B7, are now all encompassed in the B2 use class. 2500 to 4000 square metres floor area Over 4000 square metres floor area
B8 (Storage or Distribution) Storage or distribution centres: wholesale warehouses, distribution centres and repositories. 3000 to 5000 square metres floor area Over 5000 square metres floor area
C1 (Hotels) Hotels, boarding houses and guest houses, development falls within this class if 'no significant element of care is provided'. 75 to 100 bedrooms Over 100 bedrooms
C2 (Residential Institutions such as Hospitals, Nursing Homes) Used for the provision of residential accommodation and care to people in need of care. 30 to 50 beds Over 50 beds
C2 (Residential Institutions such as Residential Education) Boarding schools and training centres. 50 to 150 students Over 150 students
C2 (Residential Institutions or Institutional Hostel) Homeless shelters, accommodation for people with learning difficulties and people on probation. 250 to 400 residents Over 400 residents
C3 (Dwelling Houses) Dwellings for individuals, families or not more than six people living together as a single household. Not more than six people living together includes students or young people sharing a dwelling, and small group homes for disabled or handicapped people living together in the community. 50 to 80 dwellings Over 80 dwellings
Any other use class or development (we cannot identify this at validation) Applicant or agent to consult with highways authority. Applicant or agent to consult with highways authority.

Make sure it’s valid

Check the following:

  • make sure your assessment is less than 3 years old
  • if it’s older, include a short update (addendum)

What to include

We strongly recommend you ask us for pre-application advice. It helps you understand what to include and can prevent delays later.

Follow the National Planning Practice Guidance (NPPG) on GOV.UK. Look at the Travel Plans, Transport Assessments and Statements section.

If your proposal affects a major road, get advice from National Highways.

Local guidance and maps

Use these links on the Northumberland website for extra help:

Read the planning policy

We will use this policy when deciding your application:

Note 38. Tree plan

Trees can be harmed during building work. This might happen if:

  • roots are damaged by heavy vehicles or machinery,
  • the ground is compacted, or
  • soil is piled on top and smothers the roots.

We use a tree plan to check that trees will be protected. It also helps us see if there is enough space for them to grow safely near new buildings.

When to submit this

You must include a tree plan if your application involves pruning or removing trees and either:

  • the trees are protected by a Tree Preservation Order (TPO)
  • the trees are in a conservation area

This only applies to:

  • Tree works applications
  • Householder applications, if answered "yes" in the Trees and Hedges section of the application form
  • Full planning permission and Approval of reserved matters for minor developments involving affected trees

Check if your tree is a conservation area on our constraints map

Make sure it’s valid

Check the following:

  • your plan must be less than 12 months old
  • clearly show which trees will be removed or pruned, either on your site plans or in a separate plan
  • draw it to scale and write the scale on the document (you do not need a scale for tree works applications)

What to include

We do not yet have a map of Tree Preservation Orders (TPOs) online. Find out how to check if your tree is protected.

Your plan must show:

  • which trees will be removed
  • which trees will be kept

Read the planning policy

We will use this policy when deciding your application:

Note 39. Tree reports

Trees can be harmed during building work. This might happen if:

  • roots are damaged by heavy vehicles or machinery
  • the ground is compacted
  • soil is piled on top and smothers the roots

You should submit a tree report (also called an arboriculturist statement) with your application. This explains the condition of the trees and any surveys that have been done. It helps us make sure trees that are being kept will not be damaged by the development.

If you're claiming that trees have caused damage, like subsidence or broken drains, you must also submit a subsidence report and or technical evidence from a professional.

When to submit this

You need to provide a tree report if your application involves a:

  • tree works application for trees with a Tree Preservation Order (TPO) where you’ve answered "yes" to questions about tree condition or property damage
  • householder application if you plan to remove or prune trees protected by a TPO
  • full or reserved matters application for:
    • minor developments where trees protected by a TPO will be removed or pruned
    • major developments where there are any trees on site (protected or not)

Make sure it’s valid

Your report must be less than 12 months old.

Extra information is needed for tree work applications with a TPO. But only if you’ve answered "yes" to questions about tree condition or property damage:

  • if "yes" to "condition of the tree(s)" provide one of the following: 
    • written arboricultural advice
    • other diagnostic information
  • if "yes" to "alleged damage to property" provide a tree report and:
    • a report by an engineer or surveyor (for subsidence)
    • written technical evidence from an appropriate expert (for other structural damage)

What to include

We do not yet have a map of Tree Preservation Orders (TPOs) online. Find out how to check if your tree is protected.

Hire a qualified arboriculturist. Look for members of the Arboricultural Association or the Institute of Chartered Foresters.

Find out what to include in your reports for TPO applications. See the Application for Tree Works guidance (PDF).

Read the planning policy

We will use this policy when deciding your application:

Note 40. Ventilation and extraction details

You must install ventilation and extraction systems in a safe, effective way. We ask for this information to help protect nearby homes from noise and smells.

When to submit this

For full planning permission or approval of reserved matters that include a ventilation or extraction system, such as:

  • hot food takeaways
  • restaurants
  • launderettes

Make sure it’s valid

Check the following:

  • make sure your assessment is less than 12 months old
  • if it’s older, include a short update (addendum)

What to include

You must provide:

  • existing and proposed elevation drawings showing the size, location, and external look of all equipment (see Note 8)
  • a technical report that includes:
    • a noise assessment
    • noise control measures
    • odour control methods (if needed)

Read the planning policy

We will use this policy when deciding your application:

Additional documents that may be required

We may ask for more documents after your application is validated. The Case Officer will let you know if anything extra is needed after reviewing your proposal or receiving consultee comments.

Related topics and services

arrow_forwardNational planning application requirements (notes one to 7)

arrow_forwardHow to make a planning application

Contents

  1. Use a checklist to help
  2. Note 8. Application drawings - elevations, floor plans and roof plans
  3. Note 9. Application drawings - detailed drawings
  4. Note 10. Affordable housing statement
  5. Note 11. Air quality assessment
  6. Note 12. Archaeological building assessment and recording
  7. Note 13. Archaeological desk based assessment (DBA)
  8. Note 14. Biodiversity net gain strategy
  9. Note 15. Biomass boiler information form
  10. Note 16. Coal mine gas risk assessment
  11. Note 17. Coal mining risk assessment (CMRA)
  12. Note 18. Coastal erosion vulnerability assessment
  13. Note 19. Ecology reports
  14. Note 20. Flood risk assessment
  15. Note 21. Foul drainage assessment form (FDA1)
  16. Note 22. Healthy planning checklist and health impact assessment
  17. Note 23. Heritage statement
  18. Note 24. Land contamination assessment
  19. Note 25. Landscaping scheme
  20. Note 26. Lighting assessment
  21. Note 27. Marketing statement
  22. Note 28. Minerals safeguarding assessment
  23. Note 29. Noise assessment
  24. Note 30. Nutrient budget
  25. Note 31. Open space assessment
  26. Note 32. Pre-application consultation statement (turbine development)
  27. Note 33. Statement of consultations undertaken
  28. Note 34. Structural survey
  29. Note 35. Surface water drainage strategy
  30. Note 36. Town centre uses impact or sequential assessment
  31. Note 37. Travel plans, transport assessments and statements
  32. Note 38. Tree plan
  33. Note 39. Tree reports
  34. Note 40. Ventilation and extraction details
  35. Additional documents that may be required

Related topics and services

arrow_forwardNational planning application requirements (notes one to 7)

arrow_forwardHow to make a planning application

Last updated on 28/05/2025 15:37