Additional Reports Required In Erewash

Major Applications

Include residential developments of more than 10 dwellings and office, retail and industrial developments involving 1000 square metres or more of floorspace or where site area is 1 hectare or over.

Minor Applications

Includes residential developments up to 10 dwellings and office, retail and industrial developments less than 1000 square metres of floorspace or where site area is less than 1 hectare.

Other Applications

Include householder developments, changes of use, listed building and conservation consents and applications to display advertisements.

Affordable housing statement

All residential developments proposing 15 dwellings or more, or sites capable of accommodating 15 dwellings or more.

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)
• Erewash Borough Council Core Strategy – Policy 8: Housing Size, Mix and Choice.
• SPD: Developer Contributions (s.106)
• Housing Needs Survey
• Erewash Local Plan Saved Policies H7 and H9.

Requirement

A statement of the number of affordable dwellings proposed, and their proposed tenure, including how the requirements of the NPPF for developments to deliver houses available for affordable home ownership are to be met. Details of the mix of types and sizes of the affordable housing proposed is also required. A rationale for the level and tenure of provision should be provided. 
The affordable housing statement should also include details of any Registered Social Landlords acting as partners in the development. The location of proposed affordable housing should be clearly marked on the proposed layout plan for applications including details of layout.

Further Information

SPD: Developer Contributions (s.106) 

All applications involving demolition, barn conversions, and other conversions involving works to roof spaces where the building is adjacent to relevant landscape features (open countryside, mature hedgerows, groups of mature trees or watercourses).

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)
• Erewash Borough Council Core Strategy: Policy 17
• Erewash Local Plan Saved Policies: EV10, EV11, EV12, EV13
• Supplementary Planning Document: Biodiversity
• Wildlife Countryside Act 1981
• Protection of Badgers Act 1992
• Habitats Regulations 2017
• Circular 06/05 – Biodiversity and Geological Conservation

Requirement

The results of a desk-top and building survey (internal and external) are required to assess the likelihood of the presence of bats within the site. 
If the initial survey indicates that the site has potential to provide habitat for bats, the results of further detailed emergence surveys are required to be carried out which assess the impacts of the development proposal including any proposed mitigation measures. 
All survey work should accord with best practice (Bat Conservation Trust Guidance) and should be carried out by a suitably qualified Ecologist at the appropriate time of the calendar year and should assess the impact of the development proposals on bats and, where appropriate, propose mitigation measures.

Further Information

• Derbyshire Wildlife Trust
• EBC Planning Officers
• Bat Conservation Trust Guidance for Professionals
• Natural England’s Standing Advice on Bats 

All applications on greenfield sites, brownfield sites that have naturally re-vegetated and sites adjacent to a watercourse that consist of a change of use of land or the erection of buildings with a floor space greater than 50m2 (excluding householder applications).

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)
• Erewash Borough Council Core Strategy: Policy 17
• Erewash Local Plan Saved Policies: EV10, EV11, EV12, EV13
• Supplementary Planning Document: Biodiversity
• Wildlife Countryside Act 1981
• Protection of Badgers Act 1992
• Habitats Regulations 2017
• Circular 06/05 – Biodiversity and Geological Conservation

Requirement

The results of a Phase 1 desk-top and walk over survey that assesses the habitat and the likelihood of the presence of protected species within the site is required. 
Where the Phase 1 survey indicates that the site includes suitable habitat for protected species, the results of further detailed surveys for those protected species is required. 
All survey work is to be carried out by a suitably qualified Ecologist at the appropriate time of the calendar year, and should assess the impacts of the development proposal on biodiversity and, where appropriate, propose mitigation and/or enhancement measures.

Surveys should address (a) Protected and Priority Species, (b) Designated sites and important habitats, and (c) Features of geological conservation importance and should make reference to international statutory sites subject to The Habitat Regulations where applicable. 
Biodiversity Net Gain metric calculations using an appropriately recognised model are required for the pre- and post- development stages of the proposals.

Further Information

• Derbyshire Wildlife Trust
• EBC Planning Officers
• Natural England website 

All applications for development that involves ground excavations (excluding householder applications) in “Coal Mining Development High Risk Areas”

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)

Requirement

The Coal Mining Risk Assessment (CMRA) should follow the guidance and format of the advice in the NPPG and should

1. Contain site specific coal mining information (including past/present/future underground mining, shallow coal workings, mine entries (shafts or adits), mine gas, within an area which has a current license to extract coal, geographical features, any recorded surface hazards or within a former or present surface mining (old opencast) area)
2. Identify what risks these coal mining issues, including cumulative effects, pose to the proposed development
3. Identify how coal mining issues have influenced the proposed development and whether any other mitigation measures are required to manage those issues and/or whether any changes have been incorporated into the development.

Any development that involves intrusive activities which intersect, disturb or enter any coal seams, coal mining workings or mine entries will require the prior written permission of the Coal Authority.

Further Information

• The Coal Authority
• NPPG 

Required for;

• Proposals of 1 hectare or greater.
• Proposals for other major development, minor development and changes of use in Flood Zones 2 and 3.

Required for: Domestic extensions; and non-domestic extensions where the additional footprint created by the development does not exceed 250 square metres proposed in Flood Zones 2 & 3

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)
• Erewash Borough Council Core Strategy Policy 1: Climate Change
• Erewash Local Plan Saved Policy DC7
• SPD: Development, Flood Risk Aquifer Protection

Requirement

The Flood Risk Assessment (FRA) should follow the guidance of the NPPG and identify and assess the risks of all forms of flooding to and from the development and demonstrate how these flood risks will be managed, taking climate change into account. The FRA should identify opportunities to reduce the probability and consequences of flooding. The FRA should include the design of surface water management systems including Sustainable Drainage Systems (SuDs) and address the requirement for safe access to and from the development in areas at risk of flooding. 

The FRA should form part of an Environmental Statement when one is required by the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. 

The Flood Risk Assessment may need to incorporate a Sequential Test and Exception Test for the proposals (see NPPG). 
Applications for domestic extensions and non-domestic extensions where the additional footprint created by the development does not exceed 250m2 within Flood Zones 2 & 3 are required to be accompanied by the Environment Agency’s Flood Risk Assessment Form.

Further Information

• Maps of flood zones are available from the Environment Agency or by using their website www.environmentagency.gov.uk
• Greater Nottingham Strategic Flood Risk Assessment
• NPPG 

Required for:

• Applications for Listed Building Consent
• Applications for development affecting the setting of a Listed Building.
• Applications for works within the grounds of a scheduled ancient monument.
• Applications for development within Conservation Areas (excluding householder applications)
• Applications for demolition of buildings within a Conservation Area.
• Applications for development on designated sites of archaeological potential.

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)
• Erewash Borough Council Core Strategy: Policy 11: The Historic Environment.
• Erewash Local Plan Saved policies EV5, EV6, EV7,EV8, EV9

Requirement

The scope and degree of detail necessary in a Heritage Statement will vary according to the particular circumstances of each application. Guidance can be found in the NPPG. Applicants are advised to discuss their proposals with a Planning Officer and to consult the Derbyshire Historic Environment Record before any application is made. For sites with archaeological potential, applicants are advised to consult the Derby & Derbyshire Development Control Archaeologist. The following is a guide to the sort of information that may be required for different types of application: 
For applications for listed building consent, a written statement that includes a schedule of works to the listed building(s), and analysis of the architectural and historic interest of the building/structure, the principles of and justification for the proposed works and their impact on the special interest of the listed building or structure, its setting and the setting of adjacent listed buildings will be required. A structural survey may be required in support of an application for listed building consent. 

For planning applications for development within a conservation area, an assessment of the impact of the development on the character and appearance of the area will be required. 
For applications for demolition within a conservation area, a written statement that includes an analysis of the character and appearance of the building/structure, the principles of and justification for the proposed demolition and its impact on the character and appearance of the area will be required. 
For sites within an area of archaeological potential, a desk based evaluation of the below ground archaeological impact of the proposals will be required and in some cases, a field investigation.

Further Information

• Derby & Derbyshire Development Control Archaeologist
• Historic England
• Derbyshire Historic Environment Record 

Applications proposing built development on sites known or suspected to be contaminated (for example, which have been previously in use for industrial processes) will need to be accompanied by a “Phase 1” Desk Top Study.

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)

Requirement

The applicant is required to provide sufficient information to determine the existence or otherwise of contamination, its nature and the risks that it may pose, and whether these can be satisfactorily reduced to an acceptable level to determine whether the proposed development can proceed. 
Applications should include a desk top study of potential risks in accordance with the guidance of the NPPG which should:

• Include discussion of former uses and site setting
• Draw conclusions on the risks posed For example The possible sources of contamination, possible contaminant pathways and potential receptors
• Include consideration of options to deal with risks posed
• Demonstrate that the developer understands the possible scale of remediation

Further Information

• NPPG
• Land Contamination Risk Management 

Required for;

• Potentially noise generating developments (such as Pubs, clubs, industrial units) in the vicinity of existing noise sensitive developments (such as Housing)
• Noise sensitive uses in the vicinity of existing noise generating uses (such as major roads and railways)
• Mixed use applications proposing both noise generating and noise sensitive developments
• Commercial applications including extractor or cooling units in the vicinity of noise sensitive developments

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)

Requirement

A noise impact assessment carried out by suitably qualified acousticians. This should outline the existing noise environment, the potential noise sources from the development or the noise sources likely to affect the development, together with any mitigation measures.

Further Information

• NPPG
• ProPG: Planning & Noise (2017)
• BS4142: Method for rating industrial noise affecting mixed residential and industrial areas
• BS7445: Description and measurement of environmental noise
• BS8233: Sound insulation and noise reduction for buildings
• World Health Organisation Guidance
• Noise Policy Statement for England 

Policy Driver

• National Planning Policy Framework
• Manual For Streets

Requirement

Details of existing and proposed parking provision arrangements (for motor vehicles and cycles) are to be shown on site layout or block plans.

Further Information

• Derbyshire County Council Highway Authority
• NPPF 

All applications for new residential development through conversions or new build.

Policy Driver

• National Planning Policy Framework (NPPF)
• Erewash Local Plan Saved Policy H12

Requirement

All applications for new residential development will need to show the internal floorspace of each proposed residential unit in m2 on either the proposed floorplans or in supporting documentation.

Further Information

• NPPF
• Technical Housing Standards – Nationally Described Space Standard 

All applications for residential development of 11 units and more; and on sites of 10 units and less which have a combined floor space above 1000 sq. metres.

Policy Driver

• National Planning Policy Framework
• Erewash Borough Council Core Strategy: Policy 19
• Erewash Borough Council Supplementary Planning Document: Developer Contributions (2015)
• Erewash Local Plan Saved Policy H9

Requirement

The matters for which planning obligations will be offered, and the scale of provision proposed. Reference should be made to the Council’s SPD “Developer Contributions”. 
Where obligations are offered which do not meet the requirements of the Council’s SPD, applicants will be required to submit a detailed viability assessment to justify why their proposals cannot meet the requirements of the SPD.

Further Information

• Erewash Borough Council Core Strategy: Policy 19
• EBC SPD: Developer Contributions
• Saved Policy H9 of Erewash Local Plan
• EBC Planning Officers (pre-application discussions strongly recommended) 

Required for applications which involve;

• Demolition, conversion or alteration of a listed building or structure.
• The felling of a protected tree due to its impact on adjoining building(s) or wall(s)  

Policy Driver

• National Planning Policy Framework
• TPO Regulations

Requirement

In respect to Listed Buildings, the structural survey should either identify whether the building is capable of repair (for demolition proposals), or whether proposed works will harm its original structure (for conversion and alteration proposals), including details of the works necessary to address the structural issues identified. 
In relation to protected trees, the structural survey will need to identify the severity and cause of any structural damage, and detail the works necessary to address the structural issues identified.

Further Information

• EBC Planning Building Control Officers
• EBC Tree Officer 

Required for major planning applications involving operational development

Policy Driver

• National Planning Policy Framework
• Erewash Core Strategy Policy 1: Climate Change

Requirement

Details of the proposed surface water drainage system for the development, in accordance with the DEFRA Non Statutory Technical Standards for Sustainable Drainage Systems, including long-term maintenance methodology.

Further Information

• Derbyshire County Council Flood Risk Management Team
• DEFRA Non Statutory Technical Standards for Sustainable Drainage Systems 

All applications that exceed the following adopted 6 C’s Design Guidance Thresholds:

• Retail 800m2
• Offices and R&D > 1500m2
• Hotels > 75 Bedrooms
• Non-residential institutions > 500m2
• Financial & Professional Services > 1000m2
• General Industry > 2500m2
• Residential institutions > 30 Bedrooms
• Leisure > 500m2
• Cafes/Restaurants > 300m2
• Warehousing > 3000m2
• Dwellings > 50 dwellings
• Drinking establishments > 300m2
• Hot food takeaways > 250m2

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)
• Manual for Streets

Requirement

The Transport Assessment should include:

• Appropriate modelling of the impact of existing and proposed traffic levels on the highway network
• Measures to assist access to the site on foot and by cycle and public transport
• Preparation and implementation measures for a travel plan
• Details of any necessary on and/or off-site improvements to the highway network and traffic management measures as a direct result of the development

Further Information

• Derbyshire County Council Highway Authority
• NPPG

Planning applications for telecommunications development.

(prior notification requirements are prescribed in the GPDO and are not subject to these validation requirements)

Policy Driver

• National Planning Policy Framework
• Erewash Local Plan Saved Policy DC6

Requirement

The area of search, rationale for the chosen site, existing and proposed coverage diagrams, details of any consultation undertaken, details of the proposed structure, and technical justification and information about the proposed development. 
Planning applications should also be accompanied by a signed declaration that the equipment and installation has been designed to be in full compliance with the requirements of the radio frequency (RF) public exposure guidelines of the International Commission on Non-Ionizing Radiation Protection (ICNIRP). 

All wind turbine applications except for proposals for use by a single dwelling only and located within the curtilage of that dwelling.

Policy Driver

• National Planning Policy Framework (NPPF)
• National Planning Practice Guidance (NPPG)

Requirement

A Landscape Visual Impact Assessment (LVIA) including an analysis of the zone of theoretical visibility, supported by photomontages. Special consideration should be given to the impact on identified landscape character, the openness of the Green Belt, and the character and setting of any heritage assets. 
The results of a Phase 1 desk-top and walk over survey that assesses the habitat and the likelihood of the presence of protected species within the site is required. Where the Phase 1 survey indicates that the site includes suitable habitat for protected species, the results of further detailed surveys for those protected species is required. The survey should consider the usage of the site by both ground nesting and feeding birds and bats. All survey work is to be carried out by a suitably qualified Ecologist at the appropriate time of the calendar year, and should assess the impacts of the development proposal on biodiversity and, where appropriate, propose mitigation measures. 
A Planning Statement to provide information regarding the possible impact upon the general amenity of the area, including an ETSU-R-97 noise report, consideration of shadow flicker and information on Electro Magnetic Interference e.g. to radar and broadcast frequencies.

Further Information

• Planning practice guidance for renewable and low carbon energy 2013.
• Natural England: Bats and onshore wind turbines (Interim Guidance) (TIN051)
• Natural England: Bats and single large wind turbines: joint Agencies interim guidance (TIN059)
• Natural England: Assessing the effects of onshore wind farms on birds (TIN069)Planning practice guidance for renewable and low carbon energy 2013.
• Natural England: Bats and onshore wind turbines (Interim Guidance) (TIN051)
• Natural England: Bats and single large wind turbines: joint Agencies interim guidance (TIN059)
• Natural England: Assessing the effects of onshore wind farms on birds (TIN069)