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Local list

Find guidance on the local requirements for planning applications in Calderdale here.

This is a list of information that you may need to submit with your planning application. What we need depends on the type of application you submit and the site's location.

It is important that the Local List reflects latest legislation and guidance. As a result, Local Planning Authorities should aim to review it every two years.

Biodiversity Net Gain

The Government has made the provision of Biodiversity Net Gain (BNG) information a National Requirement. This is when you submit a major or non major application (that is not exempt) from 2nd April 2024. This means the specific BNG requirement on our Local List, which is covered by the national requirement, has been superseded.

However, the requirement for Ecological Impact Assessments and Species Enhancement Statements on the Local List under the Biodiversity Section remains.

As such, you are responsible for checking:

  • the National Requirements for BNG information;
  • and the Local List for other information required by the Biodiversity Section.

Calderdale Local requirements for BNG will be amended on the Local List when it is next updated.

Further consultation

We plan to have another consultation. This will cover requirements that result from the adoption of the Local Plan. Also, our intention is to introduce a new Validation Checklist. This will combine the requirements of the Local List with National Requirements and identify what our expectations are when you submit a planning application.

Please note: Signatures should not be included in any reports or supporting documents that you submit with your application as these documents will be published online.

Lack of details as required by the Local List can result in:

  • An application being returned, with the Local Planning Authority retaining your fee.
  • Delays in the processing of your application.
  • Refusal of applications on the grounds of insufficient information.

Please read through the individual requirements below before submitting an application.

1. Air quality

Policy drivers

Type of application

  • All major planning applications:
    • Creation of 10 or more new dwellings or residential development sites of 0.5 hectares or more.
    • Creation of 1000 square metres or more of new floor space.
    • Site area of 1 hectare or more.
    • Applications for the winning and working of minerals and associated landfill operations.
  • For minor applications:
    • Where the application site falls within the boundary of an Air Quality Management Area (AQMA), please submit the Self Certification Air Quality Assessment Form.
    • This excludes adverts, applications that relate to trees or listed building consent and householder applications.

Geographical locations where this information is required

Where relevant (see previous rows).

What information is required

An air quality impact assessment for major applications or a Self Certification Air Quality Assessment Form for minor applications.

Note: Please read the guidance, visit: Air quality and emissions: Technical planning guidance. Then send your proposed methodology to assess the impact on air quality by email: environmental.health@calderdale.gov.uk.

If acceptable, submit your assessment, include evidence of Environmental Health’s agreement to your methodology, with your planning application documents.

Further information

The National planning policy framework (NPPF) requires development proposals to demonstrate support for sustainable transport, the transition to low carbon futures, to make fullest use of public transport, walking and cycling and to take account of local health strategies. Providing the basic mitigation measures relevant to Type 1, 2 and 3 developments will help to satisfy those requirements.

Section 5 and Appendix 2 of the Technical Planning Guidance set out where an Air quality impact assessment is needed and how to carry one out. This is because of the sensitive location or nature of development. The outcome will determine the level of additional mitigation and other submissions (eg travel plans) and actions required to satisfy the requirements of the NPPF.

Note: Paragraph 124 of the NPPF requires that any new development in an AQMA is consistent with the AQAP. Calderdale’s AQAP was revised in 2009 and is being rewritten in 2015. During this period, compliance with the 'Air quality and emissions – Technical planning guidance' will be taken as satisfying the aims of the action plan.

Where to look for further assistance

If you are not sure what information to submit, please phone: (01422) 392307 or 392311 (Environmental Health).

2. Application plans

Policy drivers

Type of application

For all applications where new building work is proposed.

Geographical locations where this information is required

Where relevant.

What information is required

To ensure we have adequate plans to assess an application we require, where relevant, existing and proposed plans of:

  • elevations;
  • floor plans;
  • site section;
  • finished floor and site levels;
  • roof plans;
  • the relationship to adjoining development, including levels, where this could be affected by the proposal.

These must be in a standard metric scale of 1:50 or 1:100. This is required for all applications.

Further information

Note: Copies of the submitted plans are not issued with the decision. It is the applicant's or agent's responsibility to record which plans have been submitted and subsequent amendments. The decision notice will identify which plans the decision has been based upon.

Existing and proposed elevations should be drawn to a scale of 1:50 or 1:100. They must clearly show the proposed works in relation to what is already there, with all sides of the proposal shown. These should indicate, where possible, the proposed building materials and the style, materials and finish of windows and doors. Blank elevations must also be included, if only to show that this is, in fact, the case.

Where to look for further assistance

If you are not sure what information to submit, contact the Planning section.

 

3. Biodiversity/geodiversity survey

Policy drivers

There are 2 sections:

  1. Biodiversity Net Gain/Species Enhancement
  2. Bats

1.Biodiversity Net Gain/Species Enhancement

Type of application

  • A. All planning applications (except Householder) affecting a:
    1. Site of Special Scientific Interest (SSSI).
    2. Local Wildlife Site.
    3. Wildlife Habitat Network.

      You can view where these are in Calderdale on the biodiversity and geodiversity map.

    4. Semi-natural habitat (all land except previously developed land that has not re-vegetated) or where protected species or Priority Species could be affected.
    5. All major applications.

If the Local Planning Authority becomes aware that an application site falls into Category 4 as detailed above after an application has been validated, it is likely that there will be a requirement to submit the information detailed below, before your application can be determined. This may cause a delay.

  • B. All new buildings or extensions to buildings including Householder applications.

Geographical locations where this information is required

Where relevant.

What information is required

All Type ‘A’ applications will need to submit an Ecological Impact Assessment (EcIA) (unless a Preliminary Ecological Assessment Report (PEAR) concludes that there will be negligible ecological impacts).

The EcIA must comply with and be informed by surveys which comply with the Guidelines for Ecological Impact Assessment (EcIA) | CIEEM.

Guidance on when surveys are likely to be needed can be found in:

The EcIA should include a Biodiversity Net Gain assessment, informed by a measurable Biodiversity Net Gain calculation using the latest Defra biodiversity metric and detailed assessments of all the habitats on the site and their condition before and after the proposed development. There will be a requirement for at least 10% Biodiversity Net Gain.

For Further Information see below.

If a PEAR is submitted it must comply with the Guidelines for Preliminary Ecological Appraisal (GPEA) CIEEM and include an ecological records search with Ecological Records Office, West Yorkshire Ecology Service (wyjs.org.uk)

All Type B applications must submit a Species Enhancement Statement, except for those minor developments listed below.

  • Greenhouse.
  • Metal clad storage unit.
  • Garden shed.
  • Summer house.
  • Conservatory.
  • Porch (up to 3 square metres).
  • Dormer.
  • Roof light.

This minor change is because of the comments we have received since this Local List was introduced.

Note: Your proposal must still meet what Local Plan Policy GN3 requires. The guidelines below explain how to do this. If you do not show this adequately, it can mean that conditions are attached to your permission or refusal.

This should be a brief statement, that is proportionate to the scale of the development. It needs to identify the bat roosting and/or bird nesting features that are to be installed on the application site. The location and specifications of these features must be shown on the submitted plans.

Please see:

2. Bats

Type of application

  1. Proposals for flood lighting or wind turbines
  2. Where there is a known bat roost at the application site which will be affected by the development.
  3. Applications that involve alterations or works to:
    • Brick or stone agricultural barns, farmhouses or similar buildings;
    • and/or tunnels, mines, military bunkers, culverts and other similar underground structures;
    • and/or quarries with cliff faces with crevices, caves or swallets;
    • and/or bridge structures over water or wet ground;
    • and/or the application site falls within a Bat Alert Area and the proposal will have an impact on existing:
      • Roofs.
      • Soffits or gable ends.
      • Hanging tiles or barge boards.
      • Trees with cracks, crevices, hollow trunks or broken limbs.
      • Walls with cracks or holes at least finger sized?

Geographical locations where this information is required

Where relevant.

What information is required

Bat surveys

Bats use a range of roosts, including buildings, trees and underground sites.

Some species are particularly associated with the built environment for breeding and hibernating. Bats often use linear features, such as tree lines as foraging or commuting routes. Loss or disruption of these routes may affect bat populations, even if roost sites are unaffected.

Developers should be mindful of the impact of external lighting on bats, which can also act to fragment routes. For more about this, visit: Bat Conservation Trust: Lighting.

Bats are ‘reasonably likely’ to roost close to woodland or water in areas below 300m or in certain structures, such as barns. For further information visit: Biodiversity and geodiversity map.

Bats are a material consideration when deciding whether to grant planning permission.

  • A survey should be undertaken by suitably experienced and licensed surveyors and comply with the "Minimum Standards for Bat Surveys in West Yorkshire" published by West Yorkshire Ecology Service.
  • It may not be possible to undertake a full bat survey during the months from October to April. This means there may be insufficient information to determine an application. However, where it can be established that there is limited bat roost potential or impacts can be avoided, it can be possible to validate applications. For more 'Guidance on Winter Bat Surveys', visit: West Yorkshire Ecology Service.
  • The presence of bats within or adjacent to, the development site may not stop the development going ahead, providing that appropriate mitigation measures are in place. Mitigation is the term used for the combination of avoidance measures. These can be: careful timing to avoid the impacts, actions to limit the impact and compensation to create replacement habitat.
  • If a bat roost is likely to be affected, a licence from Natural England will normally be required.

For more about bats or advice:

Further Information

Biodiversity

The applicant should determine whether the proposed development is likely to affect biodiversity or geodiversity and should provide sufficient information to enable full consideration of impacts. Where proposals are being made for mitigation and/or compensation and enhancement measures, information to support those proposals will be needed. Please see:

Where significant biodiversity impacts are likely, a Preliminary Ecological Assessment and Ecological Impact Assessment is normally required.

Magic Map provides an interactive map showing Habitats and Species of Principal Importance. Calderdale's Biodiversity Action Plan identifies Habitats and Species of local and Principal Importance. These can help inform the need for and scope of any ecological assessment and enhancement measures.

Habitats

Applications for development with potential impacts on 'designated sites' (like Local Wildlife Sites) or semi-natural habitats (like woodlands) will need to provide:

  • assessments of impacts;
  • mitigation measures;
  • and proposals for long-term maintenance/management and enhancements
Species

Where there is a reasonable likelihood of protected species or Species of Principal Importance being affected, specialised surveys and reports are required.

Natural England provides information on some of the protected species most often affected by development. They give standing advice regarding survey information and mitigation required. Visit: Protected species: how to review planning applications.

For details of the species of local importance, please read: Biodiversity Acton Plan.

4. Coal mining risk assessment report

Policy drivers

Type of application

All non householder applications in Coal Authority interactive map viewer.

Geographical locations where this information is required

Visit: Coal Authority interactive map viewer.

What information is required

A desk based Coal mining risk assessment should be prepared by a suitably qualified and competent person.

Further information

The desk-based Coal mining risk assessment should be prepared by a suitably qualified and competent person (see extract from former PPG 14 Development on unstable land for definition). It should contain:

  • Site specific coal mining information including past/present/future underground mining, shallow coal workings (recorded or probable), mine entries (shafts and adits), mine gas, current licensed areas for coal extraction, any geological features, any recorded surface hazards and past/present surface mining sites (past sites may have used the old style opencast extraction methods).
  • Identify what risks these coal mining features, including cumulative effects, pose to the new development.
  • Identify how coal mining issues have influenced the proposed development scheme, (e.g. layout) and what mitigation measures will be required to manage those issues and/or whether any changes have been incorporated into the development proposals.
  • Confirm whether the prior written permission of the Coal Authority will be required for the site investigations and/or mitigation works.
  • Indicate when this permission will be sought.

Any development that involves intrusive activities which intersect, disturb or enter any coal seams, coal mine workings or mine entries require the prior written permission of the Coal Authority in the interests of public safety and state property management.

Note: if the development is subject to the Environmental Impact Assessment process under the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011 (as amended), it is suggested that the Coal Mining Risk Assessment can be incorporated into the Environmental Statement.

Where to look for further assistance

 

5. Economic statement

Policy drivers

Emerging Local Plan Policy EE1.

Type of application

Non-employment development, which would result in loss of land or buildings with a lawful use for employment - use classes B1 to B8 or other employment uses.

Geographical locations where this information is required

Sites identified as Primary Employment Areas and New Employment Sites on the Emerging Local Plan.

What information is required

The statement should include justification/evidence as to why the site cannot support an employment use. See Further information for details required in the statement.

Further information

The Statement must include evidence that:

  • Demonstrates that the site and/or buildings are not economically or physically capable of supporting industrial, business (use class B1, B2 and B8) or other employment generating uses and that other emerging Local Plan Policy objectives can be achieved by the development.
  • No demand exists to use the site for employment purposes and this is justified by evidence demonstrating the site has been adequately advertised on the open market for at least 12 months with purchase/lease costs set at an appropriate level to reflect the employment potential of the site/building in the local market.
  • The establishment of a new use is the only practical means of retaining a building of architectural or historical significance.
  • The site forms part of a wider regeneration proposal supported by the Council and an alternative use would be more appropriate and meet other emerging Local Plan objectives.

Where to look for further assistance

If you are not sure what information to submit, phone the Business and Economy on: 01422 392810.

6. Flood risk assessment

Policy drivers

Type of application

  1. Sites of 1 hectare or more in Flood zone 1.
  2. Development in Flood zones 2 and 3.
  3. Application not covered in 1 or 2, for:
    • A change of use to a more vulnerable use, see Further information for definition.
    • A development for 4 or more houses.
    • A development of 100 square metres or more of:
      • new non-residential floor space;
      • or alteration to, access and car parking.
    • On a site that is at risk from other sources of flooding.

Geographical locations where this information is required

All areas.

What information is required

Application types 1, 2 and 3: evidence that the site meets the Flood risk sequential and exception test (section 7), if appropriate.

and

Applications are classed as Major for the purposes of this requirement if they involve:

  • The winning and working of minerals or the use of land for mineral-working deposits;
  • Waste development;
  • The provision of dwelling houses where -
    • (i) the number of dwelling houses to be provided is 10 or more (including ‘change of use such as mill conversion); or
    • (ii) the development is to be carried out on a site having an area of 0.5 hectares or more and it is not known whether the development falls within sub-paragraph (i);
  • The provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more; or
  • Development carried out on a site having an area of 1 hectare or more.

The above criteria apply for developments in Flood Zone 1. Any development in Flood Zones 2 or 3 should be treated as major Development for the purposes of this requirement.

Applications are classed as Minor for the purposes of this requirement if  none of the above criteria apply:

Further information

Flood Zones

Flood Zones are defined in the Planning practice guidance table 1 and shown on the Environment Agency’s Flood map for planning (rivers and sea).

Any area not mapped as Zone 2 or 3 falls within Zone 1.

Vulnerability

Levels of vulnerability are defined in the Planning practice guidance table 2. Compatibility of vulnerable development with flood zone sites is defined in the Planning practice guidance table 3.

Flood Risk Assessments (FRA)

The FRA should be prepared by an applicant in consultation with the local planning authority, with reference to published local development documents and the Calder Valley Strategic flood risk assessment. Note: This document and the associated maps are currently under review.

The Environment Agency provides Flood risk assessment for planning applications on preparing flood risk assessments that are specific to the particular flood zone and type of development.

The Environment Agency also offers a planning advice service, providing either free basic preliminary advice or charged for detailed technical advice on flood risk matters within their remit. Please contact the Environment Agency’s Yorkshire Sustainable Places team sp-yorkshire@environment-agency.gov.uk for further information about their service.

The Environment Agency (EA) is also in the process of updating the allowances for peak river flow and Flood risk assessments: climate change allowances following research completed in 2020. This research sought to better understand how different river catchments respond to changes in rainfall due to climate change within river basin districts. It uses the latest rainfall projections in UKCP18.  

The EA are currently developing new allowances that represent the findings of this research and anticipate that they will be published in July 2021.

Flood risk sequential and exception test

Prior to producing a flood risk assessment, it is advisable to ensure that the sequential test has been passed. If there are other available sites at a lower probability of flooding that could accommodate the proposed development, then the sequential test will be failed and a flood risk assessment would be irrelevant. If the application of a sequential test demonstrates that it is not possible to locate the development in a lower flood risk zone, an exception test may then be required.

Note: The Flood Risk Assessment should form part of an Environmental statement. This is when one is needed by the Town and Country Planning (Environmental Impact Assessment (Amended) 2015).

Where to look for further assistance

If you are not sure what to submit, please contact the Drainage Engineer:

7. Flood risk sequential and exception test

Policy drivers

Type of application

  • Sequential Test: All relevant applications (changes of use (unless it is to a caravan/mobile home park) and minor applications like house extensions, adverts, air conditioning units etc are excluded) within flood zones 2, 3a and 3b. Visit: Flood risk assessment for planning applications .
  • Exception test: After the application of the Sequential test an Exception test can be needed.

Geographical locations where this information is required

Flood zones 2, 3a and 3b.

What information is required

The Sequential test must establish that there are no other reasonably available sites appropriate for the proposed development in areas with a lower probability of flooding as detailed in paragraph 101 of the National planning policy framework. Guidance on the Exceptions test can be found in the National planning policy framework and the Technical guidance to the National planning policy framework.

Further information

Prior to producing a Flood risk assessment for planning applications - we advise you to make sure the Sequential test has been passed first. If there are other available sites at a lower probability of flooding that could accommodate the proposed development then the Sequential test will be failed and a Flood risk assessment would be irrelevant. Please see Guidance on the Sequential test.

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 (Please see guidance on the Exceptions Test.

Evidence that the Sequential test has been passed and the Exception test requirements have been satisfied, where applicable, will be added to the planning file.

Where to look for further assistance

If you are not sure what information to submit, contact the Drainage engineer:

To review flood risk areas, visit: Flood map for planning (rivers and sea).

8. Foul sewage and drainage assessment

Policy drivers

Type of application

Where the development involves the disposal of trade waste or disposal of foul sewage effluent from a toilet, bathroom, shower or kitchen of a house, flat or business including from pubs, hotels and offices.

Geographical locations where this information is required

Parts of the Calderdale area that have no public foul sewerage system.

A development must connect to a public sewer, if within 30 metres of one. Or, within an equivalent distance for developments of more than one property. For example, if within 90m of a public sewer for a development of three properties. To enquire where connections might or might not be possible, visit: Yorkshire Water: Developers - Sewerage.

What information is required

  • Evidence that no connection to sewer is possible.
  • Details of adequate capacity and suitable location of proposed new or existing septic tanks and treatment plants.
  • Statement as to who is responsible for ongoing maintenance.

Please use the FDA1 form where it is considered that connection to the Public Sewer is not feasible. (This is the current form that is to be updated to reflect latest legislation/guidance).

Also, see Further Information, below.

Further information

Non Mains Sewage Disposal (Septic Tanks and Packaged Treatment Plants)

Paragraphs 20 and 21 of the Planning practice guidance: Water supply, wastewater and water quality state that:

"Applications for developments relying on anything other than connection to a public sewage treatment plant, should be supported by sufficient information to understand the potential implications for the water environment."

"Where a connection to a public sewage treatment plant is not feasible a package sewage treatment plant can be considered. (It) should offer treatment so that the final discharge from it meets the standards set by the Environment Agency. A proposal should set out clearly the responsibility and means of operation and management to ensure that the permit is not likely to be infringed in the life of the plant. There may also be effects on amenity and traffic to be considered because of the need for sludge to be removed by tankers."

"Septic tanks should only be considered if it can be clearly demonstrated by the applicant that discharging into a public sewer to be treated at a public sewage treatment works or a package sewage treatment plant is not feasible (taking into account cost and/or practicability)."

'Non Mains Sewage Disposal' covers several technologies that remove the solids from sewage and expose the remaining liquor to bacteriological degradation, before discharging the effluent.

Self-contained packaged treatment plants are preferred, because they produce a better quality of effluent prior to discharge. Discharge may be direct to a watercourse or to a drainage field or drainage mound. For more information, visit: Drainage and waste disposal: approved document H.

Septic tanks only offer basic sewage treatment. They are normally used for small installations, i.e. 1-3 dwellings. They should only be used in conjunction with secondary treatment, such as:

  • A settlement tank, to allow solids in the sewage to settle out.
  • A filter bed to expose the remaining liquor to bacteriological degradation.
  • A soakaway, reed bed or drainage field to distribute liquor over a large area of land, to expose it to further degradation by bacteria in the soil.

For more information, visit: Drainage and waste disposal: approved document H.

Note: The advice elsewhere in this document that restricts/prohibits discharges from septic tanks to watercourses and for the need for environmental permits (issued by the Environment Agency).

Cesspools are not a treatment system. They simply store sewage prior to treatment and disposal off-site. Calderdale will not grant planning permission for new developments using a cesspool.

Other guidance is available in British Standard BS 6297:2007 (amended 2008) and Building Regulations, visit: Drainage and waste disposal: approved document H.

Sewage treatment works must not cause conditions that are prejudicial to health or are a nuisance (see Building Act 1984-sections 59 and 126). We want to avoid:

  • Neighbouring property being affected by flies and foul odour.
  • Water-logging of land or effluent draining onto highways.
  • The pollution of watercourses or the contamination of spring water supplies.
  • Harm to sensitive and protected environments and species.

An environmental permit is needed - this is issued by the Environment Agency:

  • to discharge certain quantities of effluent via a septic tank or packaged treatment plant;
  • for tanks and plant and their drainage fields in certain locations. Note a permit will not be granted for a new septic tank to discharge into water. Discharges to water from an existing septic tank will require a permit from 1st January 2020;
  • for all new plants and tanks installed after 1st January 2015. Some existing tanks (if the proposal is to join into one) are covered by exemptions to the need to hold an environmental permit. No new exempted installations can be registered.

A permit is only issued for a septic tank or package treatment plant that complies with regulatory requirements, visit: Septic tanks and treatment plants.

The Local Planning Authority will not approve developments where the basic requirements for obtaining an environmental permit or meeting Building Regulations are unlikely to be met.

Basic requirements for locating a new septic tank or treatment plant

  1. All development from which foul sewage is discharged must connect to a public sewer if within 30 metres of one or within an equivalent distance for developments of more than one property. (For example, if within 90 metres of a public sewer for a development of three properties). Visit: Building Regulations Drainage and waste disposal: approved document H to enquire where public sewers might be present.
  2. Building Regulations and British Standards point to certain minimum separation distances. Manufacturer's recommendations may exceed these:
    • All parts of a waste water treatment system to be at least 7 metres from a habitable building, downslope and downwind of the prevailing wind direction (visit: British Standards (BS) 6297. Note: In other parts of the UK separation distances of 15 metres are sought between tanks and dwellings);
    • Discharge points from a packaged treatment plant to be at least 10 metres from a watercourse or a building, visit: Building Regulations Drainage and waste disposal: approved document H);
    • Drainage fields or mounds (and for this purpose soakaways and reed beds), to terminate:

      (Visit: Building Regulations Drainage and waste disposal: approved document H). No new dwelling to be within 15m of an existing cesspool.

      • at least 10 metres away from a water-course or permeable drain;
      • at least 15 metres from a building;
      • at least 50 metres away from a groundwater supply abstraction point, well, spring, borehole used for human consumption;
      • at least 2 metres from site boundary;
      • not to be located in a Zone 1 groundwater protection zone;
      • no driveways, paths etc should cover the disposal area;
      • does not exceed soakage capacity of ground.
  3. Discharges into the ground must be through a drainage field, such as an "infiltration system". Septic Tanks and Packaged treatment plant should not discharge:
    • Into the protected area around a water supply (known as "source protection zone 1") - check the DEFRA: Groundwater map.
    • Into the ground within 50 metres of a special area of conservation, a special protection area, a Ramsar site or a biological Site of Special Scientific Interest.
    • Into the ground within an ancient woodland.
    • Within 50 metres of a private water supply for drinking or food production, like a well, spring or borehole.
  4. Discharges into surface water, such as a river or stream. Septic Tanks and Packaged treatment plant should not discharge:
    • into water within 500 metres of a special area of conservation, a special protection area, a Ramsar site, a biological Site of Special Scientific Interest, freshwater pearl mussel population;
    • into water within 200 metres of an aquatic local nature reserve;
    • into water within 50 metres of an aquatic local wildlife site.

    Note: Environmental permits will not be granted for a new septic tank to discharge into water.

    Developers proposing to connect a new development to an existing septic tank or packaged treatment plant

    Developers should be able to demonstrate that the existing tank or plant:

    • Was installed according to the manufacturer's specification (i.e. the instruction manual or technical set of requirements that comes with the equipment).
    • Is large enough to handle the load of existing and proposed development.
    • Meets the British Standard for septic tanks and sewage treatment plants in force when it was installed (currently BS EN 12566). It should meet those standards if it has a CE mark.
    • The manual or other documentation that came with the tank or treatment plant has a certificate of compliance with a British Standard.
    • Is on the British Water: list of certified equipment.
    • Is in good repair and good working order (if it is not, it will not be granted a permit).

    Note: An Environmental permit will be needed for discharges from an existing septic tank into water, from 1st January 2020.

Where to look for further assistance

If you are not sure what information to submit, contact either the:

  • Drainage Engineer: 01422 392168.
  • Pollution Control Officer (for non-mains foul drainage): (01422) 392311 or 392307.

9. Heritage statement

Policy drivers

Type of application

  • Planning applications affecting a listed building or its setting.
  • planning applications affecting a Conservation Area or its setting.
  • applications for Listed buildings consent.
  • planning applications that involve demolition in a Conservation Area.
  • planning applications affecting nationally and locally designated parks and gardens.
  • planning applications affecting an Ancient monument or its setting.
  • planning applications affecting non-designated heritage assets that are recorded on the Historic Environment Record, including known archaeological sites.

Geographical locations where this information is required

  • Listed buildings, conservation areas;
  • registered parks and gardens;
  • and scheduled ancient monuments.

What information is required

A description and analysis of the significance of any heritage assets affected by the proposal and an assessment of the impact of the proposal on that significance. This includes any contribution made by their setting to that significance. The level of detail should be proportionate to the importance of the heritage asset. See Historic England Advice Note 12: Statements of Heritage Significance and see Further information below.

Further information

The scope and degree of detail necessary in a Heritage Statement will vary according to the particular circumstances of each application. Applicants are advised to discuss proposals with a conservation accredited Planning Agent or Architect or one with extensive experience of historic buildings. 

The following is a guide to the sort of information that may be required for different types of application:

  • Applications for Listed Building Consent

    The Heritage statement should explain the design principles and concepts that have been applied to the scale, layout and appearance of a proposal. In addition, the statement should include how the proposal has taken account of paragraph 189 of the National Planning Policy Framework. It should describe the significance of the heritage asset and how it is affected by the proposal, including any contribution made by its setting.

    The level of detail provided should be proportionate to the importance of the heritage asset. No more than is sufficient to understand the impact of the proposal on its significance. As a minimum, the relevant Historic environment record (HER) should have been consulted. For the definitive HER for this area, visit: West Yorkshire Archaeology Advisory Service - historic environment record .

    Other sources of information could include:

    Information provided in the Heritage Statement should include, where relevant:

    • the list description and listing grade;
    • conservation area if applicable;
    • dated, annotated colour digital photos of the building, site, exterior, interior, specific features;
    • historic maps, archive research and dates & phasing of the building would be helpful.

    The impact of the proposal on the surviving historic fabric, features and plan form of the building and the site, should be explained in the statement.

    Where a proposal could impact on the special historic or architectural importance of the asset, the statement should explain why the works are necessary. Also, how the approach to the proposal would minimise any harm.

    Clear and convincing justification for the proposed works should also be submitted along with the public benefits of the proposal.

  • Applications for planning permission which involve demolition in a Conservation Area

    The Heritage statement should include an assessment of the significance of the building/structure, the contribution it makes to the significance of the conservation area and the contribution of its setting to that significance. Together with an assessment of the impact of the proposal on that significance.

    The justification for the proposed demolition should also be submitted.

  • Applications either related to or impacting on, the setting of designated heritage assets (including listed buildings, conservation areas, historic parks and gardens, historic battlefields and scheduled ancient monuments)

    The Heritage statement should include plans indicating those heritage assets whose setting is affected. There should be an assessment of the significance of the archaeological, architectural, artistic or historic interest of the designated heritage assets affected. In particular, focusing on the contribution of their setting to that significance.

    The justification for the proposed works should also be submitted.

  • Applications where the site includes or is considered to have the potential to include, heritage assets with archaeological interest

    Applicants may be required to submit an appropriate desk-based assessment. Where desk-based research is insufficient to properly assess the interest, a field evaluation.

    For further information, visit: West Yorkshire Archaeological Services .

  • Applications affecting non-designated heritage assets

    A description and analysis may be required of the significance of the heritage assets affected and the contribution of their setting to that significance, together with an assessment of the impact of the proposal on that significance and an explanation of the justification for the works.

For details of designated heritage assets, visit: Historic England .

Please also refer to the Structural survey section, of this Local List.

Where to look for further assistance

See Historic England Advice Note 12: Statements of Heritage Significance.

10. Land contamination assessment

Policy drivers

Type of application

Where it is suspected the land or adjacent land may be contaminated due to its uses, now or in the past and ground works are proposed. For example, where the site was previously occupied by the following uses:

  • manufacturing or industrial activity;
  • chemical or fuel storage;
  • treatment or disposal of waste;
  • housing and residential institutions;
  • offices and non-residential institutions;
  • agricultural buildings used for the storage of farm machinery/vehicles/chemicals;

  • the application site is within 250 metres of a landfill site.

And

  • the end use is a vulnerable one ie residential developments, allotments, Schools, Nurseries, Creches, play areas, playing fields and mixed uses including vulnerable end uses.

Then a Phase 1 desk study report must be submitted with an application for outline or full planning permission.

For all other full or outline applications an Environmental Search and a self-certification form instead of Phase 1 Contaminated Land Report will be required.

Note: Householder applications are excluded from both these requirements.

Geographical locations where this information is required

Where relevant.

What information is required

The Phase 1 report should include:

  • A desk study search of available historical and current records and maps. To identify potential on-site and off-site sources of contamination.
  • A site walkover survey, including: observations relating to the site's layout, nature and setting, condition of the site and structures, visual or odorous evidence of contamination and signs of vegetation distress.
  • A preliminary conceptual site model that illustrates the potential pollutant linkages. This includes sources of any potentially significant contamination, pathways through which contaminants can travel and receptors that ultimately can be affected by the contamination, together with details of limitations and assumptions/uncertainties. The conceptual site model will enable a preliminary risk assessment to be made, which will indicate whether a Phase 2 intrusive site investigation is required.

Disclaimer: Where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner.

Further information

Development on Land Affected by Contamination, Technical Guidance For Developers, Landowners and Consultants, Yorkshire and Lincolnshire Pollution Advisory Group Version 8.2 – February 2017:

Where to look for further assistance

If you are not sure what information to submit, phone Diane Marsh: 07926 076762 (mobile).

11. Land stability

Policy drivers

Type of application

  • Developments on land known or suspected to be potentially unstable;
  • proposals for free standing retaining structures, i.e. gabion baskets;
  • proposals for the excavation of land that would affect site stability.

Geographical locations where this information is required

Unstable land identified on the Local Plan map.

What information is required

A report assessing the nature and scale of any stability problems and identifying any measures required to overcome the problems, See Further information below.

Further information

The handling of individual applications for development on land which is known or suspected to be unstable or potentially unstable will need to take account of the potential hazard that such instability could create both to the development itself and to the neighbouring area. Whilst there is scope for flexibility and each application must be treated on its merits, it is important that the local planning authority is satisfied by the developer that any instability has been taken into account.

The causes of ground instability fall into three broad categories:

  • the effects of underground cavities;
  • unstable slopes;
  • and ground compression.

Where to look for further assistance

Please seek specialist consultants advice.

 

12. Lighting assessment

Policy drivers

Type of application

Proposal involves exterior lighting for sports pitches, car parks, illumination of buildings, commercial security lighting and outdoor work areas. Note: Does not include standard street lighting or similar low-level lighting.

Geographical locations where this information is required

N/A

What information is required

  • An appraisal of the need for lighting.
  • An assessment of the potential impacts, including light trespass.
  • A lighting design scheme (to include horizontal and vertical illuminance measurements).

Further information

Glare and stray light from external lighting associated with development, can be held to affect local amenity, dark landscapes and nature conservation. This can be to an unacceptable degree and/or to adversely impact on the character of a Conservation area or listed building. Depending on location, applications that include proposal for external lighting can raise issues relating to glare and light pollution. Such applications need to be supported by detailed information to include:

  1. The proposed level of maintained average horizontal illuminance for the site.
  2. The predicted vertical illuminance that will be caused by lighting. Measured at the windows of any properties in the vicinity.
  3. The specification of the luminaries, including: number and location, type and rating of lamps and lamp housing design. Also, proposals to minimise or eliminate, glare from the use of the lighting installation.
  4. The proposed hours of operation of the lighting.

For an overview of light pollution issues, visit: Guidance for the reduction in obtrusive light - GN01:2011 (Institution of Lighting Professional's).

For larger schemes, applicants are encouraged to seek advice/guidance, visit: ILP (Institute of Lighting Professionals) .

For further guidance, with an emphasis on floodlighting relating to sports development, visit: Sports England: Artificial sports lighting .

For sources available to purchase, visit: Society of light and lighting: Lighting publications.

For issues specifically relating to the effect of lighting on bats, visit: Bat conservation trust: Lighting .

Where to look for further assistance

If you are not sure what information to submit, phone the Pollution team: (01422) 392307 or 392311.

13. Minerals resource assessment

This is a new requirement to reflect Policy M4 in the Replacement Unitary Development Plan and Policy MS2 in the emerging Local Plan.

Policy drivers

  • Emerging Local Plan Policy MS2

Type of application

All minerals applications and all non mineral applications apart from:-

  • Applications for advertisement consent;
  • Applications for alterations and extensions to existing buildings (including householders) and for change of use of existing development;
  • Applications for reserved matters;
  • Prior notifications;
  • Certificates of Lawfulness of Existing Use or Development (CLEUD);
  • Certificates of Lawfulness of Proposed Use or Development (CLOPUD);
  • Applications for works to trees;
  • Applications within urban areas affected by the coal and Brick Clay/Fireclay safeguarding areas, where the development does not constitute ‘major development’ as defined by the Town and Country Planning (General Development Management Procedure) (England) Order 2015 (Article 2).

Geographical locations where this information is required

Any application located in a Mineral Safeguarding Area or within 500 metres of one. 

What information is required

In order to protect mineral reserves from sterilisation from non mineral development, the Council designates Mineral Safeguarding Areas (MSA) for the following resources:

  • Sandstone;
  • Coal;
  • Brickclay and Fireclay;

All non minerals development proposals that fall within the MSA will be encouraged to explore the potential for prior extraction. All proposals will be required to carry out a site specific mineral resource assessment (please see Further Information below for more detail on what should be included), which shall identify if a mineral is present, in what quantity and whether development would sterilise the mineral lying under the site or adjacent to it. Permission will be refused unless it can be evidenced that:

  • The proposed development outweighs the requirement to extract the mineral;
  • The mineral resources are not present or have been previously extracted;
  • The mineral resources identified are of no economic value;
  • It is not viable to extract the potential resource;
  • Prior extraction of minerals would cause unacceptable impacts on neighbouring uses, local amenity and other environmental assets.

Where non mineral development is proposed, prior extraction of the mineral resource is especially encouraged as part of regeneration, land remediation or where it would assist any land stabilisation schemes. Non minerals development proposed in former building stone quarries will be required to evidence that the remaining resources are not of sufficient quality or quantity to make provision for prior extraction.

Further information

Sufficient information on mineral resources is necessary for local authorities to determine planning applications for non-mineral development within an MSA.

The level of detail provided should be appropriate to the scale and nature of the proposed development. An assessment needs to be carried out by a suitably qualified professional. The minerals resource assessment should specify whether there are minerals present and, if so, whether it is feasible to extract the mineral(s).

  1. Presentation of geological data. This could take the form of:
    • a. Desk top study of existing surface and solid geological and mineral resource information; or
    • b. Borehole investigations
  2. Assessment of the mineral resource potential of any mineral present considering its ability to meet the required specification for its intended use, before or after processing (the relevant BSI or equivalent) and the quantity present.
  3. Assessment of the mineral recovery potential:
    • a. Acceptability
      • i. Site surroundings and neighbours and their sensitivity to impacts associated with working minerals)
      • ii. Depth of overburden
      • iii. Size of site and the ability of the site to accommodate batters and storage of overburden, mineral processing facilities
      • iv. Benefits such as SUDs, local vernacular, reduced visual impact
    • b. Viability

      ​Whether the prior extraction will prejudice the development of the land by:

      • i. Delaying the implementation of the proposed development beyond an acceptable timescale
      • ii. Affecting the ability of the land to receive the proposed development
      • iii. Significantly affecting the developments viability Consideration should also be given to the location of potential markets for the mineral, including on site and whether the developer holds the mineral rights
  4. 4. Potential for proximal sterilisation
    • a. Extent of MSA around development and its development potential
    • b. Impact of proposed development on current or potential future working of any nearby quarry and the impact of the quarry on the proposed development.

14. Noise assessment

Policy drivers

Type of application

  • Noise sensitive developments adjacent to major roads, rail or other noise sources. For example, industrial/commercial, including car parks and service yards, eating/drinking establishments and sports fields;
  • developments that contain noise sources, whether internally or externally, which can have an impact upon existing “noise sensitive” uses;
  • mixed use developments, i.e. commercial and residential accommodation.

Geographical locations where this information is required

Noise sensitive development includes: residential developments, hospitals, schools and care homes.

What information is required

See Further information, below.

Further information

Noise can be generated by a number of different sources, including:

  • road and rail traffic;
  • industrial and commercial processes;
  • external plant;
  • and entertainment uses, such as:
    • restaurants;
    • public houses;
    • and nightclubs, which are often at the peak of their activity in the evening, night and weekends.

Noise arises not only from within premises, but also externally from associated arrivals, departures, people noise and vehicle parking.

A noise assessment assists the Local Planning Authority in making judgments as to whether a scheme is acceptable. Developers should discuss their proposals and any need for a noise assessment with the Council at pre-planning application stage. The requirement for a noise assessment and what survey investigations should account for, will be made on a site-by-site basis. This will take account of the specifics of the proposals and the character of the area.

Regard should be taken of BS4142:2014 and BS8233:2014 or other appropriate standards where these do not apply.

Where to look for further assistance

If you are not sure what information to submit, phone the Pollution team on: (01422) 392373, 392307 or 392311.

15. Planning obligations statement

Policy drivers

Emerging Local Plan Policy HS6, GN6, IM1, IM5, IM7, HW3

Type of application

All major planning applications, such as:

  • creation of 10 or more new dwellings or residential development sites of 0.5 hectares or more;
  • creation of 1,000 square metres or more of new floor space;
  • site area of 1 hectare or more;
  • applications for the winning and working of minerals and associated landfill operations.

What information is required

Details of Affordable Housing, Public Open Space, Educational Provision and Transport provision.

Further information

N/A

Where to look for further assistance

For further information on requirements in relation to Public Open Space, educational provision and planning obligations, email: planning.applications@calderdale.gov.uk.

16. Private water supply

Policy drivers

Type of application

New development proposals in areas where there will be an increased burden on a private water supply. This being the result of an increased maximum number of people living or working at the development.

Note: This excludes householder development, unless it involves the creation of additional bedrooms.

Geographical locations where this information is required

Where relevant.

What information is required

The details to be submitted must identify:

  • the location and nature of the water supply source to be used (i.e. borehole, well, spring);
  • any other uses already made of the supply;
  • the location of septic tanks within 50m of the supply source and the supply distribution pipework.

If an existing private water supply is to be used, information is required for the quantity of water available, its existing use and proposed use. See Further information, below.

Further information

Adequate water must be available to serve the proposed development. For information on the approximate location of the public ‘mains’ water supply network, see: Environmental map.

You must submit written details of the private water supply for ‘domestic purposes’, to the local planning authority. This is for residential developments or places of work. ‘Domestic purposes’ includes:

  • human consumption and cooking purposes;
  • sanitation and laundry;
  • washing vehicles and watering gardens.

If an existing private water supply is to be used, information about the quantity of water available is required:

  • Measure the time taken (in seconds) to fill a bucket (of known capacity) from an overflow or similar, of the supply to be used. Note: Do not use a tap. Ideally, perform the test during sustained dry weather, close to the site of the proposed development. Repeat the test several times and take an average of the results. Calculate the water available in 86,400 seconds (number of seconds in 24 hours).

    Example: It takes an average of 90 seconds to fill a 10 litre bucket:

    Total water available = (86,400 seconds/90 seconds) x 10 litres = 9,600 litres/day.

  • Account for existing uses being made of the water (refer to Table 1 of BS6700: 2006, but allow 200 litres of water per head per day for a residential development). Assume maximum occupancy: 2 persons per double bedroom, 1 per single bedroom (even if used as a ‘study’).

    Example: 6 houses are already served by the supply. Each has 2 double bedrooms and 1 single bedroom. The existing water demand is 6 houses x 5 bed spaces x 200 litres per head = 6,000 litres/day. In this example there are 3,600 litres of unused water a day to support further development.

    Note: Commercial and agricultural uses of water can draw higher levels of water than are featured in BS6700.

  • Account for the extra use of that water supply proposed by the development, in accordance with Table 1 of BS 6700:2006. Allow for a minimum of 200 litres of water, per head per day, for a residential development. Always assume maximum occupancy.

    Example: A new house will have 1 double and 2 single bedrooms and a study the size of a single bedroom. 5 bed spaces x 200 litres each = 1,000 litres. In this example there is sufficient water to meet that demand out of the 3,600 litres of unused water available.

Where to look for further assistance

If you are not sure what information to submit, phone an Environmental Health Officer: (01422) 392307 or 392311.

17. Sports statement

This is a new requirement requested by Sports England:

Policy drivers

Type of application

Where the development would result in:-

  • The loss of or loss of use for sport, of any major sports facility.
  • The loss of use for sport of a major body of water.
  • The creation of a major sports facility.
  • The creation of a site for one or more playing pitches.
  • Development which creates opportunities for sport (such as the creation of a body of water bigger than two hectares following sand and gravel extraction).
  • Artificial lighting of a major outdoor sports facility.
  • A residential development of 300 dwellings or more.

Geographical locations where this information is required

Where relevant.

What information is required

The checklist below presents the recommended requirements for all applications that fall into the above categories.

Existing Site Plan showing:-

  • The extent of the playing field as defined by the Town and Country Planning Development Management Procedure (England) Order 2015,
  • Location and nature of existing buildings.
  • Significant features such as slope, trees, paths, fences, sewers.
  • Existing levels across the site.

Proposed Site Plan showing:-

  • Location and nature of proposed development.
  • Extent of playing field to be lost (including the area covered by the proposed development and any associated works eg landscaping).
  • Location and extent of all existing sports facilities (clearly showing any revised locations from the existing plan).
  • Any changes to existing features and levels

Supporting Statements covering:-

  • Extent, in hectares, of playing field to be lost (including the area covered by the proposed development and any associated works eg landscaping – as above).
  • Reason for the chosen location and alternatives considered.
  • Any proposed changes in the provision of indoor and outdoor facilities on the site (including ancillary facilities).

The level of detail submitted should be proportionate to the scale of the development.

Further information

Please see Sport England’s Playing Fields Policy Annexe B.

This indicates the information that Sport England recommends should be submitted as above.

Sports England’s Playing Fields Policy and Guidance document also provides further information including where an applicant feels their development may meet with one of the Sports England Playing Fields Policy exceptions.

18. Structural survey

Policy drivers

Type of application

Applications for the conversion of buildings in greenbelt or countryside. To demonstrate that they are capable of conversion, without major or complete reconstruction.

Geographical locations where this information is required

Where relevant.

What information is required

Report provided by a suitably qualified person.

Further information

Where an application seeks Listed buildings consent for structural alterations that would affect the significance of these heritage assets. Information is required that is proportionate to the significance of the asset and the potential impact upon that significance of the proposals.

For example: For a substantial demolition, the applicant is expected to provide detailed information on the asset as a whole. Also, a thorough explanation of the impact is required.

An application for a minor alteration to part of the asset may only require detailed information on the affected part of the asset. In addition, a brief explanation of how the impacts relate to the significance of the asset as a whole.

For further information, see: Heritage statement (section 9 on this Local list) and visit: Historic England: Good practice advice notes . See Policy drivers, above.

Where to look for further assistance

A structural engineer.

19. Surface water drainage assessment

Policy drivers

Type of application

There are two types of applications that will require the completion of a Surface Water Drainage Form:

Minor:

Any application that involves operational development of 100 square metres or over that creates a need for the disposal of surface water. For example, where a new roof is being created or the ground is being covered by a non-permeable surface.

Major:

Any application that involves the following:

  • The winning and working of minerals or the use of land for mineral-working deposits;
  • Waste development;
  • The provision of dwelling houses where -
    • (i) the number of dwelling houses to be provided is 10 or more (including ‘change of use such as mill conversion); or
    • (ii) the development is to be carried out on a site having an area of 0.5 hectares or more and it is not known whether the development falls within subparagraph (i);
  • The provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more; or
  • Development carried out on a site having an area of 1 hectare or more.

The above criteria apply for developments in Flood Zone 1.

Any development in Flood Zones 2 or 3 should be treated as major Development for the purpose of surface water drainage

Geographical locations where this information is required

Any area of Calderdale.

What information is required

For Minor applications meeting the above criteria, completion of the Minor Surface Water Drainage Proforma. For Major Applications meeting the above criteria, completion of the Major Surface Water Drainage Proforma. This report should form part of the Flood Risk Assessment where one is required.

Further information

  • The National planning policy framework - technical guidance  states that, developers should seek opportunities for sustainable drainage systems within application sites, to reduce flood risk. These should be incorporated within the layout and form of the development. Sustainable drainage systems should be considered in preference to connections to watercourses or sewers;
  • Information on sustainable drainage systems for managing surface water are set out in Government Guidance Flood Risk and Coastal Change;
  • All new buildings need separate connections to foul and storm/surface water sewers. If an application proposes to connect a development to the existing drainage system then details of the existing system should be shown on the application drawing(s). It should be noted that in most circumstances surface water is not permitted to be connected to the public foul sewers;
  • An application should indicate how the development connects to existing utility infrastructure systems. The main planning issue arising is whether the provision of services on site would give rise to any environmental impacts, for example, excavations in the vicinity of trees, archaeological remains, pollution prevention and flood risk;
  • Where it is proposed to hard-surface an existing domestic garden, information is required about the proposed surfacing materials and drainage methods. For further information, visit: Environmental Agency: Permeable surfacing of front gardens - guidance.

Where to look for further assistance

If you are not sure what information to submit, phone the Drainage Engineer on: 01422 392168.

20. Telecommunications

Policy drivers

Type of application

Telecommunications applications.

Geographical locations where this information is required

Where relevant.

What information is required

  • A signed declaration that the equipment and installation fully complies with the International Commission on Non-Ionising Radiation Protection (ICNIRP) requirements. Also, confirmation of site type (i.e. macro or micro);
  • the outcome of consultations with organisations with an interest in the proposed development. In particular, with the relevant body where a mast is to be installed near a school or college. Also, if within a statutory safeguarding zone surrounding an aerodrome or technical site;
  • for an addition to an existing mast or base station. A statement that self-certifies that the cumulative exposure, when operational, will not exceed International Commission on non-ionising radiation protection guidelines;
  • details of alternative sites rejected with a justification for rejecting them. This should include existing masts, structures and other buildings within the search area.

Further information

Visit: Code of Best Practice on Mobile Network Development in England.

Where to look for further assistance

If you are not sure what information to submit, please email planning.applications@calderdale.gov.uk.

 

21. Town centre uses - impact assessment

Policy drivers

Type of application

  • Retail and leisure developments that are:
    • over 2,500 square metres gross;
    • and located outside a designated town centre;
    • and not in accordance with an up-to-date development plan.
  • Retail and leisure developments that are:
    • less than 2,500 square metres gross;
    • and located outside a designated town centre;
    • and not in accordance with the development plan;
    • and likely to have a significant effect on other town centres;
  • Main town centre uses (as defined by the National planning policy framework) in an existing centre that are:
    • not in accordance with the development plan;
    • and would substantially increase the attraction to the centre, to an extent that the development could impact on other centres.

Geographical locations where this information is required

As required (see Type of application, above).

What information is required

See Further information, below.

Further information

The National planning policy framework defines main town centre uses as follows:

  • Retail development (including warehouse clubs and factory outlet centres);
  • leisure, entertainment facilities, the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, nightclubs, casinos, health and fitness clubs, indoor bowling centres and bingo halls);
  • offices;
  • and arts, culture and tourism development (including theatres, museums, galleries and concert halls, hotels and conference facilities).

The National planning policy framework outlines the key considerations for an impact assessment and when applications should be refused.

Planning for town centres: practice guidance on need, impact and the sequential approach (December 2009), sets out the main town centre uses to which the policy applies and the key considerations for which applicants should present evidence. The level and type of evidence and analysis required to address the key considerations should be proportionate to the scale and nature of the proposal. The document includes a checklist for scoping impact assessments.

Also, information about the likely impact of a use may be required for other town centre uses of differing scales, during the life of an application, commensurate with Retail impact assessments and local thresholds. Proposals located on the edge or outside of a retail centre's defined primary shopping area will be subject to a retail impact assessment, if they exceed the following floorspace thresholds:

Impact assessment thresholds on new gross floorspace

Centre Convenience goods Comparison goods
Halifax 2,000 square metres 2,500 square metres
Brighouse 850 square metres 750 square metres
Todmorden 300 square metres 300 square metres
Hebden Bridge 150 square metres 400 square metres
Sowerby Bridge 300 square metres 100 square metres
Elland 100 square metres 200 square metres
All other centres All All

 

The assessment should consider the following impacts on all centres located within the anticipated catchment area of the new development:

  • all relevant impacts set out in national planning policy;
  • whether the proposal is of an appropriate scale in relation to the size, role and character of the settlement or intended catchment area;
  • the cumulative impact of the proposal and other similar outstanding permissions or recent completions;
  • where the catchment area of the proposed development includes a Calderdale markets location, the specific predicted impact on market trading;
  • and for major applications, the above impacts should be assessed 10 years from the time the application is made.

All applications to remove restrictions on the type of goods sold in out-of-centre retail warehouse locations, should undertake an impact assessment.

Note: Where any proposal is likely to have a significant adverse impact on a defined centre, it will be refused.

Where to look for further assistance

If you are not sure what information to submit, phone the Spatial Planning team on: 01422 392380.

22. Transport assessment and statement

Policy drivers

Type of application

  • Major development proposals likely to have a significant transport impact on the existing transport network;
  • the following document (or any that supercedes it) from the Department of Transport provides more guidance on when a transport assessment is required: Threshold guidance for transport assessments .

Geographical locations where this information is required

As required.

What information is required

See Further information, below.

Further information

The National planning policy framework, states that a transport statement or assessment (TA) should be submitted as part of any planning application for developments that generate significant amount of movements. 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. While for major proposals, the TA should illustrate accessibility to the site by all modes of transport. Also, the likely modal split of journeys to and from the site. It should 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. For further guidance, visit: Guidance on transport assessments . This includes, at Appendix B page 47, the thresholds for TAs. (which can be either speculative and non-speculative).

Where to look for further assistance

Design Guidance is available in Manual for Streets.

Draft Calderdale Street Design Guide is also available by contacting highwaydc@calderdale.gov.uk.

Government Guidance: Travel Plans, Transport Assessments and Statements.

Queries about information requirements to accompany a planning application can be directed to highwaydc@calderdale.gov.uk or you can contact Highways on: 01422 392968.

23. Travel plan

Policy drivers

Type of application

  • Major development proposals, which are likely to have significant transport implications, such as:
    • schools and educational establishments;
    • public buildings;
    • employment retail and leisure uses;
    • and residential schemes, including homes for the elderly or student accommodation;

 

Geographical locations where this information is required

As required.

What information is required

See Further information, below.

Further information

A travel plan should be submitted alongside planning applications that are likely to have significant transport implications, as advised by the National planning policy framework .

Further advice is available in:

Where to look for further assistance

Queries about information requirements to accompany a planning application can be directed to highwaydc@calderdale.gov.uk or you can contact Highways on: 01422 392968.

24. Tree survey/arboricultural report

Policy drivers

Type of application

Development proposals where one or more trees would be affected.

Geographical locations where this information is required

As required.

What information is required

See Further information, below.

Further information

  • Where trees are within the application site or overhanging it (including street trees), information is required on the health/condition of the trees and which trees are to be removed or retained;
  • details are required on the means of protecting the retained trees during construction. Plans need to show any retained trees in relation to the proposed development. This information should be prepared by a qualified arboriculturist;
  • there may be a requirement to submit bat and breeding bird surveys. Please read the requirements under Biodiversity/Geodiversity (section 3).

Full guidance on the survey information, protection plan and method statement that should be provided with an application can be found using current British Standard (BS) 5837 'Trees in relation to design, demolition and construction – Recommendations'. Using the methodology set out in the British Standard should help ensure that development is suitably integrated with trees and potential conflicts are avoided. This information should be prepared by a qualified arboriculturist.

Where to look for further assistance

If you are not sure what information to submit, contact the Tree Officer on: 01422 392218.

25. Ventilation and extraction statement

Policy drivers

Type of application

Developments (especially those within Use classes A3 now E, A4 and A5 , now Sui Generis) and mixed use developments, where extraction equipment for the sale/preparation of cooked food or an air extraction system is to be installed.

Note: This does not include air conditioning equipment.

Geographical locations where this information is required

As required.

What information is required

See Further information, below.

Further information

Details of the position and design of ventilation and extraction equipment is required to accompany all applications for the use of premises for purposes within Use classes listed below. This includes odour abatement techniques and acoustic noise characteristics:

  • A3 (i.e. restaurants and cafes – used for the sale of food and drink for consumption on the premises). Now Class E;
  • A4 (i.e. drinking establishments – used as a public house, wine-bar or other drinking establishment). Now Sui Generis;
  • A5 (i.e. hot food takeaways – used for the sale of hot food for consumption off the premises). Now Sui Generis;
  • B1 (general business). Now Class E;
  • B2 (general industrial).

This information (excluding odour abatement techniques unless specifically required) will also be required for retail, business, industrial, leisure or other similar developments where ventilation or extraction equipment is proposed to be installed.

For all applications for the installation of air extraction system equipment, details of the position and design of the equipment, including acoustic noise characteristics and external ductwork will be required.

For further guidance on eating establishments, visit: Guidance on the control of odour and noise from commercial kitchen exhaust .

Where to look for further assistance

If you are not sure what information to submit, phone the Pollution team: (01422) 392307, 392373 or 392311.

26. Wind energy application

Policy drivers

Type of application

All wind turbine applications.

Geographical locations where this information is required

As required.

What information is required

See Further information, below. There are differing requirements, depending on the size of the turbine.

Please note: There is a legal requirement to carry out pre-application consultation with the local community for planning applications for wind turbine development involving more than 2 turbines or where the hub height of any turbine exceeds 15 metres. We are unable to validate an application if there is insufficient evidence to demonstrate that this requirement has been complied with.

For more information, visit: Renewable and low carbon energy.

Further information

The checklist requirement for wind energy is intended to provide greater certainty to applicants concerning the requirements for planning applications for wind turbines. Setting out the information that will be needed to determine the level of impact. This will enable a consistent approach to the determination of such applications by the Council.

Please note: Where the document refers to turbine height, this is the maximum height to the blade tip, not the height of the mast or tower.

For all wind turbine applications:

  1. Noise, 'shadow flicker' and light reflection assessment

    The applicant should submit an evidenced noise assessment that confirms either, that the decibel level at the nearest third party property will not exceed 35 decibels (A-weighted) at 10 metres/second wind speed or, that the turbine noise impact when assessed against the background noise meets the requirements of Good practice guide to wind turbine noise, taking account of the latest industry good practice and any guidance on best practice that the Government may from time to time publish.

    To avoid giving rise to shadow flicker effect, turbines should be located at a distance of at least 10 x the rotor diameter from dwellings within 130 degrees either side of north from the turbine position.

    Image
    Exclusion radius equal to 10 x rotor diameter, 130 degrees either side of north of the turbine location

    Where it is to be argued that topography or another feature permits closer siting of a turbine, the Council will expect a report to be submitted which calculates and assesses the impact of shadow flicker from this development and measures to mitigate that impact.

    Shadow flicker effects on horses using bridleways within a radius of 10 x rotor diameter should also be addressed. Such reports should be carried out by a suitably qualified person or organisation and set out clear recommendations.

    Light reflection is influenced by the surface finish of the turbine blades. Details should be submitted to indicate the proposed finish designed to mitigate the impact of light reflection.

  2. Decommissioning

    An indication of how decommissioning will be undertaken, once the turbine(s) has reached the end of it’s operational life. With a larger scheme this could be dealt with through a unilateral undertaking. This may be necessary to prevent redundant wind turbines from remaining in the landscape once the end of their operating life has been reached and acts as a safeguard in case of any financial constraints which may prevent the owner/operator of the turbine(s) from carrying out decommissioning works in future.

In addition, where a wind turbine will be 25 metres or more in height, these should be submitted:

  1. Peat and hydrology assessment

    Peat is recognised as an important store of carbon, which if damaged can dry out leading to oxidisation of stored carbon, resulting in the release of carbon dioxide into the atmosphere. Poor siting of turbines risks damaging peat and undermining the role of wind turbines in providing energy with low carbon emissions. Peat also plays an important role in retaining water on Calderdale’s moorlands, helping to prevent flooding further down in the valleys following periods of heavy rainfall. In order to conserve these peatlands, the Council will expect applications for single wind turbines over a height of 25m (or multiple turbines of any height) to identify whether peat exists on the site and demonstrate how the turbine(s) has been sited to avoid it – including details of measures proposed to avoid damage to underlying peat by any proposed access tracks. Where peat is identified on site, the Council reserves the right to request further investigation to determine its extent.

    We will also expect applications to show how the construction of any foundations access tracks or trenches for cables will be achieved without substantially altering the hydrological regime of the site. Foe example, how tracks, trenches and any other associated infrastructure have been designed and sited to avoid draining peat and avoid creating new channels for surface water to run off the site. Disturbance to underlying peat by wind turbines has the potential to cause adverse impacts on the quantity, quality and colour of water supplies which are replenished by water draining from moorlands. Where underlying peat is identified on site, the Council will expect applications to demonstrate how adverse impacts on the quantity, quality and colour of any potentially affected water supplies will be avoided.

  2. Landscape, visual and cumulative impact assessment

    This should include a landscape and visual impact assessment which shows how visual impacts have been minimised/mitigated and how the proposed turbine(s) will fit into the landscape. This should include these details:

    • Alternative sites which have been considered for the development.
    • Alternative turbine amounts, layouts and configurations that have been considered.
    • Alternative turbine heights, models and appearances that have been considered.
    • Alternative access arrangements and routes that have been considered.
    • Landscaping arrangements that have been considered to mitigate the visual and landscape impact of the propose turbine(s).

    For each of the above, it should be clearly show why the chosen arrangements represent the best option in terms of visual and landscape impact minimisation.

    The cumulative visual impact of the proposed turbine(s) with other existing operational or permitted turbines or turbines currently subject to a planning application should be fully addressed in the Landscape and visual impact assessment. Landscape and visual impact assessments should make reference to:

    We also expect applications to include an assessment of the impacts of the proposed turbine(s) on significant cultural, recreational or heritage assets which could potentially be affected. This should include any potential sub-surface archaeological issues. For turbines with a total height of under 40 metres, this should cover assets within a minimum radius of ten x turbine height (the Council reserves the right to request an assessment of the impacts on significant assets outside this radius if it is deemed necessary). For proposed turbines with a total height of 40 metres or above, the assessment should extend to significant assets within a radius of 5 kilometres of the nearest boundary of the site. For schemes of greater than 100 metres total height, the 5 kilometre distance may be extended. Cultural assets may include Listed buildings, Conservation areas, archaeological assets, Scheduled ancient monuments, parks and public gardens, recreation areas, cemeteries and any other nearby assets which could potentially suffer harm due to the presence of wind turbines.

  3. Planning statement

    A statement should be included with the application to demonstrate how the proposed scheme fits into the current national, regional and local planning policy context.

  4. Photomontages and wireframe diagrams

    The Council will expect all wind turbine applications to be accompanied by a representative range of photomontages and/or wireframe diagrams to demonstrate how the proposed turbine(s), ancillary equipment and access roads will fit into the landscape. Photomontages and wireframe diagrams should be created by a suitably qualified person or organisation.

    Locations for photomontage and wireframe diagram viewpoints should be agreed with the Council at the pre-submission stage.

  5. Zone of theoretical visibility (ZTV) maps

    Unless the application is for a single turbine with a height of 25 metres or less (which is not within 1 kilometre of any other operational or permitted turbines or turbines currently subject to a planning application), the Council will expect applications to be accompanied by two Ordnance Survey based maps showing the ZTV of the proposed turbine(s):

    • The first of the maps should show the ZTV of the proposed turbine(s) only;
    • the second map should show the cumulative ZTV of the proposed turbine(s) along with any other operational and permitted turbines (and those currently subject to a planning application).

    Applicants should contact the Council to obtain an up to date list of such turbines

    The radius of the ZTV maps required depends on the proposed height of the turbine(s) in the application and other factors. In addition, any recognised long distance recreational routes or recreational routes of local significance. (Such as the Calderdale way and the Pennine way.) should be plotted on the ZTV maps. If the ZTV maps indicate that the proposed turbine(s) will be visible from along such recreational routes, the applicant will be expected to provide photomontages showing the predicted view of the turbine(s) from points along the route. This may include an assessment of sequential visibility. The exact location of such photomontage viewpoints should be agreed with the Council at the pre-submission stage.

  6. Public rights of way

    The Council will expect a plan to be submitted which identifies all public rights of way within a radius of 10 x turbine height from the centre of the turbine. The impact on locally and sub-regionally significant or recreational routes or long distance trails should be fully addressed where the turbine(s) will be located within 1 kilometre of such a route. Such routes could include the Pennine bridleway, the Pennine way and the Calderdale way and such. Other routes exist however and applicants are advised to contact the Public rights of way team (phone: 01422 288002) for clarification where they are not sure if such a route exists in proximity to the proposed turbine(s).

  7. Ecological assessment

    The Council will expect a clear methodology to be followed – a preliminary desk-based assessment should be carried out to determine whether or not there is a need for further more detailed ecological investigation. The desk-based assessment should include information on nearby locally or nationally designated ecology or bio-diversity assets, protected species and habitats and should demonstrate how the proposed wind turbine(s) will avoid causing harm.

    Where the desk-based exercise concludes that further ecological investigation is required, the Council will require clear evidence of an ecological survey by a suitably qualified and experienced person or organisation, which addresses the site-specific issues identified and provides clear recommendations. To avoid doubt and clarify the requirements for individual proposals, applicants are recommended to contact the Council at pre-application stage.

    • For sites within 1 kilometre of the South Pennine Moors special protection area and any other sites with records of notable bird species, the following guidance applies: Bird risk maps and guidance;
    • for sites close to bat roosts or foraging habitats, the following guidance applies: Planning issues: bats.
  8. Socio-economic benefits statement

    Applicants for wind energy developments with a total generating capacity of 250 kilowatts or above should indicate how consideration has been given to offsetting the impact of the development on the local community.

    Best practice guidance exists for applicants on community benefits, see: Renewable UK: Community benefits protocol.

  9. Telecommunications and radar statement

    The Council will consult the Ministry of Defence (Defence Infrastructure Organisation) and National Air Traffic Services (NATS) on wind turbine applications. As such, there is no requirement for applicants to consult with these two bodies prior to submission of an application.

    However, it is the responsibility of the applicant to demonstrate that the proposed turbine(s) will not cause any interference to the operation of any communications or broadcast equipment, through consultation with the operators of any masts or antennae which may be subject to adverse effects from the proposed turbine(s). Consultation responses from any such individuals or organisations should be submitted to the Council alongside the planning application. Applicants should also demonstrate that any possible effects on telecommunications equipment, including television reception, have been considered and if necessary mitigation measures taken.

Where to look for further assistance

If you are not sure what information to submit, contact the Pollution Control team on: (01422) 392307, 392373 or 392311.

Local guidance

Some specific local guidance for the Local list can be found here.

Residential Annexe

Residential annexes are a common form of development that are generally proposed in order to allow relatives to live with their family with a degree of independence. In many cases, such proposals are considered to be acceptable by the Council. However, caution needs to be exercised to ensure that this does not result in proposals which are effectively the same as creating a new dwelling, which may be in an inappropriate location and represent unsustainable development.

General Policy Considerations

In planning terms annexes should normally:

  1. Have a functional link with and be ancillary to the principal dwelling. This means that the occupants of the annexe would rely on facilities within the main dwelling or would require the support of its occupants or vice versa.
  2. Share services and utilities with the main building.
  3. Be in the same ownership as the principal dwelling and remain as such.
  4. Be within the curtilage of the principal dwelling and share its vehicular access.
  5. Be well related to the principal dwelling and could be an extension to the principal dwelling, a detached new building or the conversion of an existing building. In the countryside, annexes should be a physical extension to the principal dwelling wherever possible. If it is not possible to extend the dwelling then clear justification must be provided to demonstrate why the annexe needs to be within a separate building. As a guide, the annexe should not exceed 50% of the footprint of the existing dwelling and it should be demonstrated how it can be incorporated into the main dwelling when there is no longer a need for the annexe.
  6. Have no boundary demarcation or sub division of garden areas between a curtilage.
  7. Be of a scale subservient to the principal dwelling.

It is recognised that no two proposals will be the same and applicants/agents are therefore strongly advised to submit a supporting statement with their application to explain in what way(s) the proposed annexe will be used ancillary to the host dwelling.

Information such as who will occupy the annexe, their relationship with the occupants of the host dwelling, what shared use of rooms in the host dwelling is proposed etc. should be included, together with comments on how the proposal complies with criteria a to f above.

Annexe proposals that include more than one bedroom will normally be refused unless there is a specific and compelling reason for a second bedroom. For example, the occupants of the annexe require live-in care which the occupants of the host dwelling are unable to provide (an explanation of why this would not be possible would be required) or, where a parent or parents occupying the annexe require additional accommodation for children.

The size and floor plan of the annexe should not facilitate the subsequent subdivision of rooms but consideration could be given to homeworking space if a need can be demonstrated. Planning case officers may request further information if a greater understanding of the context and justification for the proposal is required.

Issues for Validation

The definition of “householder application” in the 2015 Procedure Order is:

“householder application” means -

  • (a) an application for planning permission for development for an existing dwellinghouse or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse;
  • (b) or an application for any consent, agreement or approval required by or under a planning permission, development order or local development order in relation to such development, but does not include an application for change of use or an application to change the number of dwellings in a building.

This would include all proposals for annexes which are extensions to the dwelling (and which relate to development ancillary to the use/occupation of the existing dwelling). Such applications attract a fee of £206*.

Detached annexes and outbuildings used for 'ancillary' purposes do not fall within the definition set out in the Procedure Order.

Note:

  • i) Incidental outbuildings within the curtilage of dwellings (garage, shed, store, home office, hobby room, home gym and such.). Fee £206*, householder application form.
  • ii) Ancillary outbuildings within the curtilage of dwellings: bedroom, bathroom, living room and such, but not fully self-contained. Fee £206*, full planning application form.
  • iii) Self-contained outbuildings (bedroom, living room, bathroom, kitchen - facilities of a dwellinghouse). Fee £462*, full planning application form.

*Fees correct as of December 2019 and may be subject to change.

Conditions

Where there are sound planning reasons why the creation of an additional dwelling would be unacceptable it may be appropriate to impose a planning condition to the effect that the annexe/ancillary accommodation permitted shall be used solely as accommodation ancillary to the main dwelling house.

In such cases, the Council will normally impose one of the following two conditions (in most cases the first condition will apply):

  • The annexe as indicated on Drawing No xxxx shall only be used as ancillary accommodation. The annexe shall only be occupied by members of the family or non-paying guests of the occupiers of the dwelling (outlined in blue) known as xxxxxx and shall not be used at any time as a separate residential unit of accommodation;
  • or the building hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as xxxxx.

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