Information to support a planning application

As well as sending the correct forms, drawings, fee and certificates you may also need to send us supporting documents. To find out when supporting documents are needed use our formally adopted:

Also use our advice on the supporting statements, assessments or documents you might need:

Design and access statement

Accessible housing statement

Required for six or more new residential units (including conversions and change of use), unless the development is for affordable housing.

Affordable housing statement

Required for residential or mixed use development:

  • providing 11 or more dwellings; or
  • providing 6 or more dwellings within the Mendip Hills Area of Outstanding Natural Beauty; or
  • where the total floor area of the proposed dwellings would exceed 0.5ha

unless the development is for affordable housing.

Bat survey

The survey and report must have been undertaken by a qualified ecologist and carried out within the previous two years* and is required for:

  1. All development, including demolition, within the Juvenile Sustenance Zone (North Somerset) as set out within the North Somerset and Mendip Bats Special Area of Conservation (SAC) Guidance on Development: Supplementary Planning Document (adopted January 2018)
  2. All development, including demolition, but excluding change of use and householder development, within Bat Consultations Zones A and B as set out within the North Somerset and Mendip Bats Special Area of Conservation (SAC) Guidance on Development: Supplementary Planning Document (adopted January 2018)
  3. Works to existing weatherboarding, hanging tiles or pitched roofs (excluding roofs covered with prefabricated steel or sheet materials, or roof voids that have been converted to living space), for:
    • Any building located outside of the designated boundaries of Weston-super-Mare, Clevedon, Portishead and Nailsea and constructed prior to 1970; or
    • Any building located inside of the designated boundaries of Weston-super-Mare, Clevedon, Portishead and Nailsea and which:
      • is within 100m of woodland** or a significant body of fresh water
      • or was constructed prior to 1900
    • Any building (including dwellings) located within the Juvenile Sustenance Zone (North Somerset) as set out within the North Somerset and Mendip Bats Special Area of Conservation (SAC) Guidance on Development: Supplementary Planning Document (adopted January 2018)

A bat survey is not normally required for dwellings where the works would affect the roof void of a pitched roof that is particularly small (less than 5 cubic metres) or densely cluttered with storage items that restrict available flying space.

4. The existing building is an agricultural or equestrian building with externally exposed brick, stone or a wood framed roof;

5. Development affecting underground structures, brick or stone built industrial sites or bridge structures.

6. Alteration works to any building or structure where bat roosts are known or previously recorded to be present

7. Floodlighting of any building meeting criteria 1 or churches, listed buildings or green space (e.g. sports pitches) within 50m of woodland, water, field hedgerows or tree lines with connectivity to woodland and water.

8. Felling or removal of:

  • mature trees that have a significant amount of:
    • complex growth form
    • natural cavities (often present in beech, oak, ash)
    • loose bark or ivy cover
    • damaged caused by rot/lighting/wind/woodpeckers’
  • woodland of 0.5 hectares or more
  • hedgerows or tree lines connected to woodland or a significant body of fresh water.

Notwithstanding the above criteria a full bat survey and report is NOT required if an initial bat survey (Scoping Survey, Preliminary Ecological Appraisal (PEA) or an Extended Phase 1 Habitat Survey) is submitted with the application that confirms that the building is unlikely to support bats and that bats are unlikely to be adversely impacted.

If an initial bat survey (Scoping Survey, Preliminary Ecological Appraisal (PEA) or an Extended Phase 1 Habitat Survey) is submitted with the application that confirms that further surveys for bats (Emergence/Re-entry or Activity Surveys) are required, the application will not be valid unless the required survey is carried out in full and a report of the findings are submitted with the application.

*Applications submitted with surveys which are out of date will not normally be considered valid.

Biodiversity statement

A Preliminary Ecological Appraisal (PEA) or an Extended Phase 1 Habitat Survey must be done by a qualified ecologist and have taken place  in the last two years. They are needed:

  1. for all developments (except change of use or alterations to an existing dwelling) in or adjacent (within 5 metres of the designation boundary) to:
    • Sites of Special Scientific Interest (SSSI)
    • National Nature reserve (NNR)
    • Local Wildlife Site (LWS) Regionally Important Geological Sites (RIGS)
    • Local Nature Reserve (LNR)
    • Special Protection Area (SPA)
    • RAMSAR site
    • Special Areas of Conservation (SAC)
  2. where there is likely to be nationally or internationally protected species** (as listed on Natural England’s website and excluding bats) or their habitat (defined as a place where the protected species roost, breed or feed).
  3. requirement for major operational development, wind turbines, solar panels (ground based and non-domestic).

A full protected species survey will be needed when the Preliminary Ecological Appraisal (PEA or an Extended Phase 1 Habitat Survey) asks for one.

Community Infrastructure Levy (CIL) additional information form

Required for applications received on or after 4 December 2017 that include an element of any of the following types of development:

  • residential (use class C3/C4);
  • extra care (C2) housing;
  • purpose-built student accommodation/halls of residence;
  • retail (use classes A1/A2/A3/A4/A5);

and where the applications are for:

  • full planning permission (including householder applications);
  • lawful development certificates, where the development in question commenced or will commence after 18th January 2018 and where the development is more than 100sqm floorspace and/or leads to the creation of a new dwelling (even if less than 100sqm);
  • minor Material Amendments;
  • modification of S106 agreements;
  • prior approval, where the development is more than 100sqm and/or results in the creation of a new dwelling (even if less than 100sqm);
  • reserved matters (following an outline planning permission).

Applicants for commercial (B-class) or other forms of development may if they wish submit the CIL additional information form on an optional basis in order to enable confirmation that no charges will apply.

Not required for:

  • outline applications
  • minerals or waste development

Coal mining risk assessment

All development in Development High Risk Area excluding those on the Exemptions List e.g.:

  • householder development
  • change of use
  • variation of conditions (unless the variation of condition relates directly to the CMRA)
  • advertisement applications​

Economic statement

Required for all applications where it is proposed to develop existing employment land/buildings within Use Classes B1, B2 or B8 for an alternative use not within Use Classes B1, B2 or B8..

Employment led statement

Required for residential development proposals of 10 or more dwellings within the ‘Junction 21 Enterprise Area including the Weston Villages’ as defined in the Employment-led Delivery at Weston-super-Mare Supplementary Planning Document (SPD) (2014), and on sites of 50 or more dwellings within the ‘Remainder of Weston-super-Mare’ also set out in that SPD.

Within the Employment Led Statement submitted reference should be made to the guidance in the SPD on considering the site suitability for the provision of employment development in addition to other relevant policies of the Development Plan.

Energy statement

All new residential units (including conversions) and non-residential development (including conversions and extensions) with a floor area over 500m2.

Environmental impact assessment

In accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (Schedules 1 and 2 type development).

Flood risk assessment

A flood risk assessment is required for:

  • development sites of one hectare or over in flood zone 1
  • development in an area within flood zone 1 which has critical drainage problems as notified by the Environment Agency (none currently notified in North Somerset)
  • development in flood zones 2 and 3
  • development sites that could be affected by sources of flooding other than rivers and the sea (for example surface water, reservoirs, groundwater), where its development would introduce a more vulnerable use
  • development where there is an increased risk of flooding, from any source, in the future (as identified within the strategic flood risk assessment).

Flood risk sequential test

A flood risk sequential test is required for development in flood zones 2 and 3 (including sites predicted to become within flood zone 2 or 3 as a result of climate change).

It is not required for:

  • minor non-residential extensions (industrial/commercial/leisure etc) with a footprint less than 250sqm
  • development that does not increase the size of buildings e.g. alterations to external appearance
  • householder development (sheds, garages, games rooms etc.) within the curtilage of the existing dwelling in addition to physical extensions to the existing dwelling itself. This definition excludes any proposed development that would create a separate dwelling within the curtilage of the existing dwelling e.g. subdivision of houses into flats
  • changes of use, except for change to a caravan, camping or chalet site, or to a mobile home or park home site

Flood risk exception test

A flood risk exception test is required for:

  • development that is defined as ‘highly vulnerable’ within in flood zone 2
  • development classified as ‘essential infrastructure’ within in flood zones 3a and 3b
  • development classified as ‘more vulnerable’ within in flood zone 3a

It is not required for:

  • minor non-residential extensions (industrial/commercial/leisure etc) with a footprint less than 250sqm
  • development that does not increase the size of buildings e.g. alterations to external appearance
  • householder development (sheds, garages, games rooms etc.) within the curtilage of the existing dwelling in addition to physical extensions to the existing dwelling itself. This definition excludes any proposed development that would create a separate dwelling within the curtilage of the existing dwelling e.g. subdivision of houses into flats
  • changes of use, except for change to a caravan, camping or chalet site, or to a mobile home or park home site

Flood warning evacuation plan

A flood warning evacuation plan is required for:

  • hazardous substance consent applications
  • sites which require a flood risk assessment if they are:
    • major developments
    • new or extended residential accommodation for vulnerable people (including conversion and annexes). For example sheltered housing or care home
    • new residential dwellings or flats (including conversion and annexes) where there would be no internal access to an upper floor
    • residential extensions that increase the number of bedrooms at the ground floor or lower and which would provide no internal access to an upper floor
    • new or extended sites for camping, caravans and gypsy and traveller sites
    • new or extended hotels or hostels

Foul sewage and utilities assessment

Required for all applications proposing developments in excess of 100 dwellings; or 10,000m2 new floor space (or an equivalent combination).

Groundwater protection details

Groundwater protection details are required for:

  • development within a groundwater source protection zone which proposes foul drainage that is not connected to a main sewer
  • non-residential development within a groundwater source protection zone that is likely to result in contaminated surface water e.g. livestock buildings, oil storage tanks, general industrial uses (use class B2).
  • any development of potentially contaminated land e.g. redevelopment of a petrol filling station or a vehicle scrappage facility

Health impact assessment

Required for all large scale major developments as follows:

  • residential development – 200 or more dwellings (if number of units not specified then on sites of 4.ha or more)
  • non residential development with a floor space of 10,000m2 or more or area of 2ha or more.

Heritage statement

A heritage statement is required for:

  • applications for listed building consent
  • planning applications affecting a listed building or its curtilage
  • planning application within or affecting a conservation area (except for single storey rear extensions to dwellings)
  • planning application affecting nationally and locally designated parks and gardens
  • planning application affecting a scheduled monument or its setting
  • planning application affecting undesignated heritage assets that are recorded on the Historic Environment Record including:
    • known archaeological sites
    • known historic buildings

Historic park and garden landscape assessment

Required where development is proposed within a historic park or garden, as identified on the policies map.

​Landscape and visual impact assessment

Required for:

  • major development providing new buildings and structures located outside of settlement boundaries
  • new building or structures within settlement boundaries that would be significantly higher than the height of existing buildings in the area.

Land contamination assessment

Required for applications where there are known/suspected contamination issues with land and/or previous potentially contaminative uses.

Examples may include:

  • developments on sites with a known past potentially contaminative historical land useNeeded for for applications where there is a known, or suspected, contamination issue with land. For example:
  • conversion or redevelopment of petrol filling stations
  • redevelopment of industrial and manufacturing sites
  • mineral and waste applications
  • applications for sites where previous or proposed alteration to the topography of the land or nearby land, for instance through infilling of the land, may result in the land being contaminated.

Lighting assessment

Required for all applications including floodlighting.

Noise impact assessment

Required for:

  • applications for noise sensitive development (e.g. residential, schools and hospitals) adjacent to major road/transport infrastructure and other significant sources of noise
  • applications for uses that involve activities that may generate significant levels of noise (e.g. development in use classes B2 or B8) adjacent to existing noise sensitive uses.

Examples of when normally required:

  • new residential development sited on or near transport related major noise sources such as rail or air transport
  • new residential development adjacent or close to licensed premises
  • new commercial development within Use Classes B2 or B8 adjacent or close to existing residential development.

Open space assessment

Required for:

  • all major development (10 or more dwellings or 1,000m2 or more) which involve a loss of open space including playing fields
  • all development that includes the loss of all or any part of a playing field

Open space is defined as open space of public value, including not just land, but also areas of water such as rivers, canals, lakes and reservoirs which offer important opportunities for sport and recreation and can also act as a visual amenity.

Retail sequential test

Required for any retail proposals for an increase in retail floor area (including mixed use with retail as part of the scheme) within defined retail parks.

Required for any retail proposals (including mixed use with retail as part of the scheme) with a floor area of 200m2 or more and located outside of a defined retail centre as shown on the Policies Map.

Required for any retail proposals located in a defined district centre if the floor area is more than 500m2.

Required for any retail proposals located in a defined local centre if the floor area is more than 300m2.

Retail impact assessment

For all retail development over 2,500sqm (gross).

Retail park justification

Required for proposals that provide additional retail floor space (including mixed use with retail as part of the scheme) within a defined retail park.

Surface water drainage strategy

A surface water drainage strategy is required for:

  • major developments
  • developments subject to a requirement for sustainable drainage solutions set out in a ‘made’ neighbourhood plan
  • any minor development requiring a flood risk assessment
  • minor developments, less than 1ha in flood zone 1 that may be affected by sources of flooding other than rivers and the sea

It is not required for householder development.

Sustainable drainage strategy

Required for:

  • all new buildings (except for residential out-buildings)
  • non-residential extensions; and
  • the provision of additional hard surfacing covering a ground area of 20 square metres or more;

which are located within:

  • flood zone 2
  • flood zone 3 or
  • surface water priority area

Not required for extensions to single dwellings.

Telecommunications statement

All telecoms development.

Transport assessment

Required for all major development where there are likely to be significant transport implications. See annexe A for details of what constitutes “significant transport implications”.

Travel plan

Required for all developments which generate significant amounts of movement.

Tree survey

Required where there are:

  • trees within or adjacent to the application site that are subject to a Tree Preservation Order (TPO); or
  • trees within a Conservation Area and within or adjacent to the application site that have a stem diameter greater than 75mm when measured at 1.5m above ground level; or
  • trees within or adjacent to the application site of a proposal for major development and that have a stem diameter greater than 150mm when measured at 1.5m above ground level
  • trees within or adjacent to the application site that form part of an ancient woodland (any wooded area that has been wooded continuously since at least 1600)

and which could influence or be affected by the proposed development (including works such as site access, service routes and site compounds).

In all other circumstances where there are trees within the site which could influence or be affected by the proposed development and that have a stem diameter greater than 150mm when measured at 1.5m above ground level the location of the trunk and the canopy spread should be clearly shown on the site layout plan.

Ventilation and extraction statement

All applications where extraction equipment for the preparation of cooked food is to be installed (excluding alterations to existing dwellings and proposals for new dwellings).