Walsall Council Validation Guide for submitting a Householder Planning Application

Walsall Council Validation Guide for submitting a Householder Planning Application

Householder Planning Application Guide Introduction This guide offers help to people who are submitting a Householder Application for Planning Permission for works or extension to a dwelling. Submitting a planning application yourself, with no previous experience of the planning process, can be challenging. The purpose of this guide is to give you a greater understanding of the planning process and show you examples of drawings to help guide you through the Walsall Council Validation Checklist. When making a planning application there are certain requirements that must be fulfilled so that your application can be registered and the process of reaching a decision can begin. All planning applications submitted to Walsall Council are validated against the Walsall Council Validation List to ensure they comply with the standards expected for all planning applications. The Local Validation Checklist can be downloaded and viewed at www.walsall.gov.uk/planning. Alternatively you can visit the Civic Centre and view a hard copy of the Walsall Council Validation Checklist. If you have any queries about submitting a planning application please contact Walsall Council planning department on: 01922 652452 or e-mail planningservices@walsall.gov.uk Page 1

Householder Planning Application Guide V1 Application Form Completing the correct application form All planning applications for proposed works to a domestic property require an application form to be completed and submitted. The majority of applications require the form titled Householder Application for Planning Permission for works or extension to a dwelling. Town and Country Planning Act 1990 to be completed. If your property falls within a conservation area and includes proposed demolition, a different application form is required; likewise if your property is a listed building, this will also require a different application form to be completed. All application forms are available on the Walsall council website (www.walsall.gov.uk/planning) and on the planning portal website (www.planningportal.gov.uk). Sign and date the Declaration on the application form Section 14 or 15 on the application form (Declaration (shown below)) must be signed and dated on all application forms submitted with a planning application. If an agent is submitting the application on behalf of the applicant, they can sign all certificates and the declaration on the applicant s behalf in the boxes marked out for the Agent. If the declaration on the application form has not been signed and dated, the application will be held as invalid and you will be asked to sign and date the declaration. Page 2

Householder Planning Application Guide V2 Location Plan Why submit a Location Plan? All planning applications must include three original copies of a location plan based on an up-to-date map. This should be at a scale of 1:1250, 1:2500 or at an appropriate larger scale. Plans should wherever possible show at least two named roads and surrounding buildings. The properties shown should be numbered or named to ensure that the exact location of the application site. This plan shows the exact location of the property for which the application is subject to. Example Location Plan showing the site of number 38 Random Road, Walsall. The site is subject to a planning application for a single storey rear extension. Location Plan Scale = 1:1250 N What to include within the red line The site boundary for the planning application must be edged clearly with a red line. It should include all land necessary to carry out the proposed development for example, land required for access to the site from an adopted public highway, visibility splays, landscaping, car parking and open areas around buildings. A blue line should be drawn around any other land owned by the applicant, close to or adjoining the application site that is not part of the proposed application. Page 3

Householder Planning Application Guide V2 Location Plan Where to purchase location plans Walsall Council acts as an Ordinance Survey Mapping and Data Centre, you can purchase 6 original location plans (scale 1:1250) for 25.00 for you to submit with your planning applications or keep for personal use. You can visit the First Stop Shop, Civic Centre, Darwall Street, Walsall in person to purchase your location plans or alternatively you can order by calling 01922 652452 and pay by credit/debit card. You can also purchase location plans from Ordinance Survey direct (OS Sitemap) OS Sitemap provides customers with extracts of Ordnance Survey mapping ideal for planning applications. Further information is available on the Ordinance Survey website at: http://www.ordnancesurvey.co.uk/oswebsite/index or by calling their helpline on 08456 05 05 05. Page 4

Householder Planning Application Guide V3 Block Plan Why submit a Block Plan? A block plan forms part of the local validation criteria and is required with all planning applications. The plan is similar to a location plan (V2) but drawn to a smaller metric scale to show the proposed application in more detail, this would illustrate the proposal and its relationship with surrounding properties. Together with the location plan it shows the planning officer the location of the site, the exact boundary of the land to which the application relates (outlined in red), the position and size of any proposed structure(s) (that planning permission is being sought for) and the type and height of boundary treatment (e.g. walls, fences etc). What to show on a Block Plan The Block plan should show the direction of North, show all site boundaries and the location of adjoining properties and as with all drawings submitted with a planning application, the block plan must be drawn to a recognised metric scale. It is recommended to show the position and size of any structure(s) the planning application relates to by shading or crosshatching this in a different colour. You are able to purchase a 1:500 scale Ordnance Survey plan in order for you to draw the proposed development. Example of a Block plan showing a proposed single storey rear extension to number 36 Random Road, Walsall. The plan clearly shows the size and position of the proposed extension in relation to the surrounding properties. Page 5

Householder Planning Application Guide V3 Block Plan Example of a Block plan showing a proposed two storey side extension to number 3 High Street, Walsall. The plan clearly shows the size and position of the proposed extension in relation to the adjacent properties. N 1:500 scale Ordnance Survey scaled plans A 1:500 scale ordnance survey plan will suffice as a block plan provided you are able to show the necessary detail required on this plan. Where to buy 1:500 scale ordnance survey plans Walsall Council acts as an Ordinance Survey Mapping and Data Centre, you can purchase 6 original 1:500 scale plans for 20.00 for you to submit with your planning applications or keep for personal use. You can visit the First Stop Shop, Civic Centre, Darwall Street, Walsall in person to purchase your location plans or alternatively you can order by calling 01922 652452 and pay by credit/debit card. Page 6

Householder Planning Application Guide V4 Existing & Proposed Elevations Why submit existing & proposed elevations? Elevational drawings are required to show any changes to the elevations of the property. These drawings must show the property as it looks now (existing) and how it will look upon completion of the work (proposed). What details to include on the existing & proposed elevations When submitting elevational drawings it is important that you show the changes to the property from all perspectives. Even when changes are not proposed to elevations, it is good practice to submit those elevations to confirm that no changes are being proposed to that part of the property. You are also required to show the entire elevation. Remember to state the scale of the drawings (in metric units) and label each drawing. It is essential that you show as much detail on the drawings as possible (i.e. the precise location and size of proposed windows and doors, the exact shape of the proposed roof, position of drainpipes). Examples of existing and proposed front elevations. The existing shows the property as it looks now (existing) and how it will look once the proposed two storey side extension has been built (proposed). Notice the shaded area on the proposed elevation showing the development proposed more clearly. Existing Front Elevation Scale 1:50 Proposed Front Elevation Scale 1:50 Page 7

Householder Planning Application Guide V4 Existing & Proposed Elevations Examples of existing and proposed rear elevations. The existing shows the property as it looks now (existing) and how it will look once the proposed two storey side extension has been built (proposed). Notice the shaded area on the proposed elevation showing the development proposed more clearly. Existing Rear Elevation Scale 1:50 Proposed Rear Elevation Scale 1:50 Examples of existing and proposed side elevations. The existing shows the property as it looks now (existing) and how it will look once the proposed two storey side extension has been built (proposed). Notice the shaded area on the proposed elevation showing the development proposed more clearly. Existing Side Elevation Scale 1:50 Proposed Side Elevation Scale 1:50 Page 8

Householder Planning Application Guide V5 Existing & Proposed Floor Plans Why submit existing & proposed floor plans Floor plans will need to be submitted to show any changes to the property. Any applications where additions to the property are proposed (extensions, conservatories) will require floor plans to be submitted with them, however if the application is for example, to build a garden wall, no floor plans are required as this development does not affect the floor layout of the property. What details to include on the existing & proposed floor plans The drawings submitted should show details of how the building(s) looks currently (existing) and how it will look following the proposed development (proposed). All floor plans submitted should always confirm what has been shown on the submitted elevations. For example, if you show a proposed conservatory to be 3 metres wide on the proposed elevations submitted then the proposed floor plan submitted should also show the proposed conservatory to be 3 metres wide. When existing buildings or walls are to be demolished these should be clearly shown on the floor plans. The location and size of all windows and doors in the property should also be shown on the floor plans submitted. Remember to state the scale of all drawings submitted (in metric units) and label each drawing. Also try to show as much detail in the drawings submitted (i.e. the precise location and size of proposed windows and doors). Always submit existing and proposed floor plans of the property and be sure to show the floor layout(s) of the entire property (ground floor and first floor). Examples of existing and proposed floor plans are shown on the next page. Page 9

Householder Planning Application Guide V5 Existing & Proposed Floor Plans Examples of an existing ground floor plan and a proposed ground floor plan for the same property. The proposed floor plan shows the proposed works a rear extension to the kitchen, a proposed front porch and a garage extension. Proposed Ground Floor Plan Scale 1:100 Existing Ground Floor Plan Scale 1:100 Proposed Ground Floor Plan Scale 1:100 Page 10

Householder Planning Application Guide V5 Existing & Proposed Floor Plans Examples of an existing first floor plan and a proposed first floor plan for the same property. The proposed floor plan shows the proposed works a first storey side extension. Existing First Floor Plan Scale 1:100 Proposed First Floor Plan Scale 1:100 Page 11

Householder Planning Application Guide V6 Existing & Proposed Site Sections & Finished Floor and Site Levels What to include in your existing & proposed sectional drawing When submitted an application for works to a domestic property you are not required to show extensive details regarding this validation component. It is advisable to submit a cross sectional view of the property from a viewpoint that will best show the proposed development. The submitted drawings must show details of any changes in ground levels on the application site, finished floor levels, details of foundations, retaining structures and how the eaves relate to adjacent land and boundaries. The proposed development that planning permission is being sought for will dictate the level of information required for this component. For example, if you not applying to erect a structure, no details of foundations are required. Remember to state the scale of all drawings submitted (in metric units) and label each drawing. Also try to show as much detail in the drawings submitted (i.e. the precise location and size of proposed windows and doors). Example below of a cross section of a property. Hatched lines have been used to show details of existing structures to be retained (garage) and their location. Proposed Cross Section Scale 1:100 Page 12

Householder Planning Application Guide V7 Roof Plans When to submit a Roof Plan with your planning application Roof plans should be submitted with a planning application when: Changes are proposed to be made to the main roof, A structure with a roof is being erected or; If the proposed building has an intricate roof design. The purpose of these plans are to show the exact roof shape proposed showing all roof planes and any additions to the existing roof. What details you should include on these plans. We require plans that show the existing and proposed roof layouts and the location and details of roofing material. All roofs on the property must be shown on these plans submitted. These drawings must be drawn to a recognised metric scale (i.e. 1:50) and existing and proposed roof plans should be submitted so the proposed works are clear. Remember to clearly label all drawings and always state the scale. Examples of existing and proposed roof plans showing the difference in the proposed roof layout following the proposed development. Existing Roof Plan Scale 1:50 Proposed Roof Plan Scale 1:50 Page 13

Householder Planning Application Guide V9 Agricultural Holdings Certificate Agricultural Holdings Certificate All householder applications must include the appropriate agricultural holdings certificate to be considered by the local authority. It is an offence, knowingly or recklessly, to complete a false or misleading certificate. What part of the Certificate to sign and date If the land to which the application relates does not form an agricultural holding or part of an agricultural holding, part A must be signed and dated. If the land to which the application relates forms an agricultural holding or part of an agricultural holding as defined by the Agricultural Holdings Act 1986 and comprises land subject to an Agricultural Tenancy all agricultural tenants must be notified prior to the submission of an application and part B must be completed. In this case you must either: confirm that none of the land to which the application relates is, or is part of, an agricultural holding, or give notice to all tenants on the agricultural holding using the Householder Notice to Agricultural Tenants (Householder Application Notice). A copy of the notice must also be sent with the application to the local authority. Page 14

Householder Planning Application Guide V10 Ownership Certificate To accompany your application, an ownership certificate must be completed stating the current ownership of the land to which the application relates under Article 7 of the Town and Country Planning (General Development Procedure) Order 1995. It is an offence, knowingly or recklessly, to complete a false or misleading certificate. Certificate A - Sole Ownership Certificate A should only be completed if the applicant is the sole owner of the land to which the application relates (i.e. the applicant is the freeholder and there are no leaseholders with seven years or more remaining on their leases). In most cases this certificate is the correct one to complete. If the application involves a leasehold flat then certificate A does not apply as the applicant is not the sole owner. Therefore, in this circumstance, the applicant should complete certificate B, C or D (see details below). Certificate B - Shared Ownership (All other owners known) Certificate B should be completed if the applicant is not the sole owner but knows the names and addresses of all the other owners (e.g. this certificate will need to be served if the proposals encroach onto adjoining land). The Notice to Owners (Article 11 (available on our website)) must also be completed and sent to all known owners. A copy of the notice must also be sent with the application to the local authority. Page 15

Householder Planning Application Guide V10 Ownership Certificate Certificate C - Shared Ownership (Some other owners known) Certificate C should be completed if the applicant does not own all of the land to which the application relates and has been unable to contact all other owners. The Householder Notice to Owners (Householder Application Notice) must be completed and sent to all known owners. Where any owner is unknown, the Householder Notice to Owners (Householder Application Notice) needs to be published in a local newspaper. A copy of the notice must also be sent with the application to the local authority. Page 16

Householder Planning Application Guide V10 Ownership Certificate Certificate D - Shared Ownership (All other owners unknown) Certificate D should be completed if the applicant does not own all of the land to which the application relates and has been unable to contact all other owners. The Householder Notice to Owners (Householder Application Notice) needs to be published in a local newspaper. A copy of the notice must also be sent with the application to the local authority. Unsure what Ownership Certificate to complete? Contact the planning helpline for further guidance on 01922 652452 or email PlanningServices@walsall.gov.uk Page 17

Householder Planning Application Guide V13 - Design & Access Statement When is a Design & Access Statement Required? A Design & Access Statement is required for consent for proposed works to a residential property that fall within a conservation area or is classified as a Listed Building. If your property is not within a conservation area or classified as a Listed Building, a Design & Access Statement is not required. If a Design & Access Statement is not required you are still able to submit one if you so wish, to further strengthen your application. What is a Design & Access Statement? A Design & Access Statement is a written statement that explains and justifies the design thinking behind your proposed planning application. The amount of detail required for the Design & Access Statement should reflect how complex the proposed planning application is. Writing a Design & Access Statement A Design & Access Statement should focus on 2 main aspects of a proposed scheme - Design and Accessibility. The following matters should be addressed: Why you chose the particular design for your scheme What the intended use is for the scheme The layout and scale of the proposed scheme Details of any landscaping (where relevant) Details about access into and within the site You are able to provide maps, photographs and drawings within the Design & Access Statement to further illustrate the points being made within the statement. Be sure to clearly title the document as Design & Access Statement. Further Guidance Is available at www.walsall.gov.uk/design_and_access_statements Page 18

Householder Planning Application Guide V19 - Parking and Access When are details of Parking and Access required? When developments proposed are to result in the increase of the number of bedrooms in the property from 3 or less to 4 or more, you are required to submit details of the existing and proposed parking layouts to serve the property. What you should show on your plan The plan that you submit needs to clearly display the parking spaces to serve the property and the orientation of the vehicles once parked. If roadside parking is to be used for the property please show this also. Access onto the property should also be shown on this plan. Sometimes it may be possible to include this information on your block plan (V3). Below is an example of a plan showing the proposed parking arrangements for a property. Page 19

Householder Planning Application Guide V26 Survey and impact assessment for protected and important species When may a survey and impact assessment for protected and important species be required? All planning applications with the potential to affect sites where protected or important species are present, or may be adversely affected, should be supported by survey work and an impact assessment to a nationally recognised standard. A survey may also be required if protected or important species have been reported, or can reasonably be expected at the application site. What is a protected/important species? A protected species is any species of animal or plant which receives legal protection through UK or European legislation. An important species is any species of animal or plant which is: The subject of a national or local Biodiversity Action Plan Listed by the Government as a species of principal importance for the conservation of biological diversity in England (see section 41 of Natural Environment and Rural Communities Act 2006). Further Guidance The majority of planning applications for proposed works to a dwelling house do not require a survey. For further guidance regarding this validation component you can speak to Walsall Council s Natural Environment Team on 01922 652469. Page 20

Householder Planning Application Guide V28 Statement of Heritage Significance & Heritage Impact When are you required to submit a statement of heritage significance & heritage impact? If you are required to submit a planning application for proposed works to a dwelling house with conservation area consent or listed building consent, you will be required to submit this validation component also. What to include The statement of heritage significance & heritage impact should be included within your Design & Access statement (V13) that you will also need to submit. More information regarding what to include within the statement can be found by viewing the Walsall Council local validation list at www.walsall.gov.uk/planning For further guidance you can contact Walsall Council s Environment team on 01922 652449. Page 21

Householder Planning Application Guide V36 Trees, Woodlands and Hedgerows When are you required to submit details regarding this component? A survey may be required with your planning application if any trees covered by a Tree Preservation Order (TPO) or are classed as a significant tree, ancient woodlands and/or significant hedgerows are present on, or are immediately adjacent, to the application site. What are you required to submit? If you are required to conduct and submit a survey it must be to nationally recognised standards and the survey must show the location, species, spread and condition of the surveyed trees/hedgerows. If the survey finds any tree, woodland or hedgerow that could be influenced by the development, an Arboricultural Implications Assessment will be required. Further guidance If you feel you may be required to submit details regarding this validation component you can contact Walsall Council Planning Technical Support on 01922 652452 for further guidance. Page 22

Householder Planning Application Guide How to produce scaled drawings Why submit scaled drawings? As part of the National and Local validation criteria, various drawings/plans are required to accompany applications for planning permission; those drawings must be drawn to a recognised metric scale. Accurate scaled drawings/plans enable officers to gain the best possible idea of what exactly your application is for and leaves no doubt about what the proposal will look like and the size of it. What is scale? A drawing cannot be of the same size as an area/building it represents for practical reasons, therefore the measurements are scaled down to make the drawing of a size that can be conveniently used. A scale drawing of a building has the same shape as the real building that it represents but a different size. Builders use scaled drawings to make buildings. A metric scaled drawing will show how much smaller the area shown on a map/plan is compared to the same area in real life. Scale is usually expressed in ratio terms but can also be represented graphically by marking a distance as a line (scale bar) the scale remains true even if the map is enlarged or reduced. Example 1:200 This means that each one unit of measurement on the map/plan (1 centimetre) is the same as 200 of those units (in this case 200 centimetres or 2 metres) in real life. As Walsall Council are required to send consultations to local residents and statutory/non-statutory consultees, drawing maps/plans accurately to a metric scale enables officers and members of the public to understand/measure precisely the size, location and potential impact(s) of any proposed development. Allowing a more careful and accurate judgement of your application. How to draw to scale Step One (1) Instruction Find out the actual measurements of what you are proposing to draw Two (2) Decide what scale you will draw to (i.e. 1:100, 1:200, 1:500). Three (3) Use the scale table to work out what measurements to draw (in centimetres). Below is a scenario of a plan that is required for a planning application, the applicant has the relevant measurements. The application is for a rear conservatory to a domestic property, one of the documents required would be a Block Plan (V3). The block plan should show the boundary of the application site, the position and shape of the application property and the position of the proposed conservatory. The dimensions of the house are 16 x 14 metres and the proposed conservatory measures 4 x 4 metres. Perform step 3 of how to draw to scale to work out what to draw in cm. See over the page for further guidance. Page 23

Householder Planning Application Guide How to produce scaled drawings Drawing to a scale of 1:100 Drawing the house 16 100 = 0.16 metres or 16 centimetres 14 100 = 0.14 metres or 14 centimetres Therefore the house drawn to a scale of 1:100 on paper would measure 16 x 14 cm. Drawing the conservatory 4 100 = 0.04 metres or 4 centimetres 4 100 = 0.04 metres or 4 centimetres Therefore the proposed conservatory drawn to a scale of 1:100 on paper would measure 4 x 4 cm. Drawing to a scale of 1:200 Drawing the house 16 200 = 0.08 metres or 8 centimetres 14 200 = 0.07 metres or 7 centimetres Therefore the house drawn to a scale of 1:200 on paper would measure 8 x 7 cm. Drawing the proposed conservatory 4 200 = 0.02 metres or 2 centimetres 4 200 = 0.02 metres or 2 centimetres Therefore the proposed conservatory drawn to a scale of 1:200 on paper would measure 2 x 2 cm. Page 24

Householder Planning Application Guide Scale calculation table Scale Calculation Table NUMBER STEP 1 STEP 2 STEP 3 STEP 4 STEP 5 STEP 6 Actual measurement (metres) Chosen scale (i.e. 1:200, 1:100) Actual measurement divided by chosen scale Equals (line to draw in metres) X 100 (multiply by 100) Equals length of line to draw (in cm) EXAMPLE 12 metres 1:200 12 200 0.06 0.06 x 100 6 cm 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Page 25

Householder Planning Application Guide Submit your application Online Once you have a complete planning application you must now submit the application to the planning department at Walsall Council. The fastest way to submit your application is online via the Planning Portal (www.planningportal.gov.uk) On the planning portal website you will find advice on how to submit your application, and there is also the facility to pay the fee for your application. Paper Submission Planning application forms can be downloaded from the Walsall council website (www.walsall.gov.uk/planning) and from the Planning Portal website (www.planningportal.gov.uk). You can then complete the forms by hand and either hand them in along with the documents and fee for your application at the First Stop Shop on Darwall Street, Walsall or send by post to: Planning Services 2 nd Floor Civic Centre Darwall Street Walsall WS1 1DG Upon receipt of your application it will be checked by a planning officer to determine if there is sufficient information to proceed with the application. Assuming there is sufficient information you will receive a letter acknowledging the application. If there is insufficient information with your application you will receive a letter/e-mail asking for further documentation that is thought to be necessary. Page 26